Planning Application Details

The development hereby permitted shall not be begun until full details illustrating the following matters ('the reserved matters') have been submitted to and approved in writing by the Local Planning Authority for each phase of the development and the relevant phase of development shall be carried out in accordance with such details: The layout of the development; The scale of the development; The appearance of the development; The means of access, not approved by this permission on plan 213042-PL-02 Rev E; and The landscaping of the development. Reason: As the application is in outline only and is not accompanied by detailed plans and by virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

Application for approval of the reserved matters shall be submitted to the local Planning Authority before the expiration of three years of the date of this permission or, in the case of phased development, application for approval of the reserved matters within the first phase shall be submitted to the Local Planning Authority before the expiration of three years of the date of this permission. In the case of phased development, all subsequent reserved matters applications shall be submitted to the Local Planning Authority before the expiration of 10 years of the date of this permission. Reason: As the application is in outline only and is not accompanied by detailed plans and by virtue of Sections 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

The development hereby permitted shall be begun before the expiration of the two years from the date of approval of the last of the reserved matters to be approved or, in the case of phased development, before the expiration of two years from the date of approval of the last of the reserved matters to be approved in respect of the first phase. Reason: By virtue of Section 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

The development hereby permitted shall be carried out in accordance with the approved plans listed below: Site Location Plan 213042_PL01 Rev A Parameters Plan 213042_PL02 Rev E Western Access: BMT/2113-100-05 P1 Milton Road Access: BMT/2113-100-05 P2 Power Station Roundabout Access: BMT/2113/100-10 P5 Except as controlled or modified by conditions of this permission and in accordance with the following documents: · The Environmental Statement and Environmental Statement Addendum · Planning Statement · Design and Access Statement · Retail Assessment · Sustainability Assessment · Lighting Assessment · Tree Survey Report · Archaeological Desk Assessment Reason: To define the relevant approved plans and documentation.

The development, hereby approved, shall be carried out in accordance with the mitigation measures as set out in the Environmental Statement, dated May 2015 and its addendum and supplementary documents and strategies. Wherever in these conditions the local planning authority is given power to approve a variation to those mitigation measures imposed by that condition it shall only do so if it is satisfied that the relevant variation would not have significant environmental effects other than those assessed in the Environmental Statement and its addendum. Reason: To ensure that the development takes place in accordance with the principles and parameters contained within the Environmental Statement.

No development shall commence on any phase or sub phase until a Construction Environmental Management Plan (CEMP) for that phase has been submitted to and approved in writing by the local planning authority in consultation with Highways England and the Highway Authority. Where relevant to that phase, a CEMP shall include: a) Proposed earthworks including method statement for the stripping of topsoil for reuse, the raising of land levels (if required) and arrangements for the temporary topsoil storage to BS3882:2007; b) Archaeological protection and mitigation measures to be implemented during the construction process (where appropriate); c) Contractor's access arrangements for vehicles, plant and personnel including the location of construction traffic routes to and from the site, details of their signing, monitoring and enforcement measures; d) Details of haul routes to the site from the national highway network, including details of number of vehicles; e) A plan specifying the area and siting of land to be provided for parking, turning, loading and unloading of all vehicles visiting the relevant parts of the site and siting of the contractors compound during the construction period to be agreed on a phased basis; f) Collection and delivery times for construction purposes; g) Dust management and wheel washing or other suitable mitigation measures such as lorry sheeting, including the consideration of construction / engineering related emissions to air, to include dust and particulate monitoring and review and the use of low emissions vehicles and plant / equipment; h) Noise and vibration (including piling) impact / prediction assessment, monitoring and recording protocols / statements and consideration of mitigation measures in accordance with the provisions of BS5228 (2009): Code of practice for noise and vibration control on construction and open site - Part 1 and 2 (or as superseded); i) Where relevant results of a noise assessment of the potential impact of construction noise on the proposed residential properties on the adjacent site and details of suitable mitigation measures as appropriate (in accordance with relevant standards and best practice); j) Full details of mitigation measures to be employed to protect species from adverse impacts for each phase of the development; k) Details of best practice measures to be applied to prevent contamination of the water environment during construction; l) Measures for soil handling, including appropriate storage and re-use of higher value soil resources displaced during construction within gardens, parks and recreational grounds and disposal of any surplus soils in a sustainable manner in accordance with the Construction Code of Practice for the Sustainable Use of Soils on Constructions Sites (DEFRA 2009) or as superseded. m) Site lighting for the relevant part of the site; n) Screening and hoarding details; o) Access and protection arrangements around the site for pedestrians, cyclists and other road users; p) Procedures for interference with public highways; q) External safety and information signing notices; r) Liaison, consultation and publicity arrangements, including dedicated points of contact; s) Complaints procedures, including complaints response procedures; t) Membership of the considerate contractors' scheme; u) The provision of safe walking and cycling routes through the construction site including routes serving completed phases of the development; v) A Travel Plan setting out measures to encourage site operatives and visitors to travel to and from the site using sustainable means of transport; and w) On-site waste management and off-site disposal All construction activities shall be carried out in accordance with the approved CEMP to which they relate. Reason: To ensure the environmental impact of the construction of the development is adequately mitigated in the interests of the amenity of nearby residents / occupiers and to ensure that construction does not result in avoidable congestion on the A34 Trunk Road in accordance with policies T1 and T2 of the South Oxfordshire Local Plan 2011 and section 10 of the Highways Act 1980.

No development within any phase or sub-phase, save for the provision of access and road building identified in the approved phasing plan, site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until, samples and details of the materials to be used in the construction of the development for that phase or sub-phase have been submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of visual appearance and to ensure a high quality development is achieved in accordance with policy CSQ3 of the South Oxfordshire Core Strategy and polices D1, G2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted, including any works of site clearance, a method statement for biodiversity enhancements shall be submitted to and approved in writing by the Local Planning Authority. The strategy should seek to demonstrate that that phase of the development delivers a net gain for biodiversity when compared to baseline ecological status as outlined in chapter 6 of the Environmental Statement. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details. Reason: To promote the preservation and enhancement of biodiversity in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, policy C8 of the South Oxfordshire Local Plan 2011 and the NPPF.

Any reserved matter application submitted after the expiration of 2 years from the date of this permission, shall include a revised baseline ecological survey and protected species surveys as appropriate shall be completed to update the findings of the Ecological Appraisal (RPS, January 2015). The results of the surveys together with an impact appraisal and specific mitigation strategy for the reserved matters application shall be submitted to and approved in writing the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved details. Reason: To protect important species on the site, as due to the nature of the early successional habitats on the site the ecological conditions may change rapidly with mobile species colonising suitable habitats, in accordance with the requirements of the NPPF.

No development, save for site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until a Phasing Plan identifying each phase and sub phase has been submitted to and been approved in writing by the local planning authority. The Phasing Plan shall identify the location and timing of infrastructure and facilities to serve the development and shall include a scheme for the build out rate of completed and fitted out dwellings and details and coordination of housing and infrastructure delivery and arrangements to prevent interruption of delivery across sub-phase and phase boundaries. The development shall proceed in accordance with the agreed Phasing Plan. Reason: To ensure the development is phased and infrastructure is delivered to meet the needs of the community in accordance with Policy CSI1 of the South Oxfordshire Core Strategy.

Prior to the commencement of any site works or operations relating to any phase of development (including demolition and site clearance), an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any site works including demolition. The matters to be encompassed within the arboricultural method statement shall include the following: (i) A specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities; (ii) The specification of the location, materials and means of construction of temporary protective fencing and/or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of the current edition of BS 5837 ''Trees in relation to construction'', and details of the timing and duration of its erection; (iii) The definition of areas for the storage or stockpiling of materials, temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage; (iv) The means of demolishing any existing site structures, and of the re-instatement of the area currently occupied thereby; (v) The specification of the routing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the siting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (vi) The details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels; (vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development'', and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage. (viii) Provision for the supervision of ANY works within the root protection areas of trees to be retained, and for the monitoring of continuing compliance with the protective measures specified, by an appropriately qualified arboricultural consultant, to be appointed at the developer's expense and notified to the Local Planning Authority, prior to the commencement of development; and provision for the regular reporting of continued compliance or any departure there from to the Local Planning Authority. Reason: To safeguard trees which are visually important in accordance with policy C9 of the South Oxfordshire Local Plan 2011.

The details of scale to be submitted for approval of the local planning authority in accordance with condition 1 shall include details of the proposed slab, finished floor and roof levels of the buildings in relation to existing and proposed levels of the site and the surrounding land and buildings. The development shall be constructed in accordance with the approved levels. Reason: To help integrate the development into its surroundings and enable high quality design in accordance with policy D1 of the South Oxfordshire Local Plan 2011.

No development in relation to any phase or sub-phase incorporating uses other than residential dwellings, save for site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until a noise impact assessment for that phase including, where appropriate, a scheme for the insulation of any building(s) or use(s) and associated plant / equipment, and / or noise mitigation measures to minimise the level of noise emanating from the said building(s) or use(s) has been submitted to and approved in writing by the local planning authority. The approved scheme of insulation / mitigation shall be fully implemented before the relevant use(s), building(s) or plant / equipment are commenced (in relation to uses), occupied (in relation to buildings) or used (in relation to plant / equipment) and shall thereafter be maintained in strict accordance with the approved details. Reason: To protect the amenity of nearby properties in accordance with policy in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Each and any reserved matters application relating to residential dwelling hereby permitted shall include where necessary and appropriate (having regard to the building fabric, glazing and mechanical ventilation requirements) noise insulation measures to achieve external and internal noise levels recommended in British Standard 8233:2014 "Sound Insulation and noise reduction for buildings-Code of Practice" (or as superseded). The noise insulation measures as approved shall be fully implemented before the residential use hereby permitted is occupied and shall be retained thereafter and not altered without prior approval of the local planning authority. Reason: To ensure that sufficient noise attenuation is provided to all residential properties to protect residents from the impact of internal site traffic noise and safeguard the amenity and health of future residents in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of any non-residential development the details of the hours of operation of those premises shall be submitted to and approved in writing by the local planning authority. The development shall be operated in accordance with the approved details. Reason: To protect the amenity of nearby properties in accordance with policy in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of each phase of the development hereby approved, no development, unless otherwise agreed by the local planning authority, shall commence until phases i) to iii) below have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during phase i), and this has been agreed in writing by the local planning authority. Document(s) detailing the works undertaken in each phase must be submitted to and approved by the LPA in writing before any other phase commences, and before occupation of any building in relation to phase iii). All phases of investigation must be designed and conducted in accordance with DEFRA and the Environment Agency Model Procedures for the Management of Land Contamination, CLR 11. i) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination, whether or not it originates on site. It is recommended that the LPA are consulted on proposals. ii) A detailed remediation scheme, to bring the site to a condition suitable for the intended use. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme shall also ensure that after remediation the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990. iii) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in ii). If contamination is found during the course of development that was not previously identified, the development must be halted on that part of the site to the extent specified by the LPA and until the LPA are satisfied that all necessary phases above have been undertaken. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

No occupation of each phase of development shall take place until a verification report demonstrating completion of works set out in the approved remediation scheme and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved. Reason: To ensure that risks from land contamination to future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

No development within any phase of the development, save for site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until such time as a scheme to de-culvert the watercourse, based on appropriate dimensions to ensure flood risk is not increased on the site or elsewhere, as identified in the approved Flood Risk Assessment (BWB ref. BTM/2113/FRA/5, dated March 2015) and modelling study (BWB ref, BMT/2113/TN1/1, dated February 2015) has been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully implemented and subsequently maintained, in accordance with the timing/ phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. Reason: To ensure the effective drainage of the site and to avoid flooding (NPPF).

Prior to the commencement of each phase of the development, a fully detailed scheme for the sustainable surface water drainage for that phase shall be submitted to and approved in writing by the Local Planning Authority. The surface water drainage scheme for each phase shall be developed and implemented in accordance with the Flood Risk Assessment BMT/2113/FRA rev5 dated March 2015 issue prepared by BWB Consultancy and shall include the following:- a) the undertaking of permeability tests to determine the soakage potential of the site, to inform the design; b) design calculations relating to the SuDS drainage system proposed; c) design to be based on a 1:100 +climate change event with discharge restricted to Brownfield runoff with 20% reduction d) information on overland flood flow paths and their maintenance; e) details of the future maintenance and management of the SuDS and the diverted watercourse. f) infiltration drainage not located in contaminated areas g) measures to mitigate the risk of surface water runoff polluting waters. The approved scheme(s) shall be implemented prior to any occupation of the development to which the scheme relates. Reason: To ensure the effective drainage of the site and to avoid flooding in accordance with Policy EP6 of the South Oxfordshire Local Plan 2011.

No development within any phase of the development, save for the provision of access and road building identified in the approved phasing plan, site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until a foul water drainage strategy for that phase, detailing any on and/or off site drainage works, has been submitted to and approved by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the approved strategy have been completed. Reason: To ensure the effective drainage of the site in the interest of public health and the avoidance of sewer flooding in accordance with Policy EP7 of the South Oxfordshire Local Plan 2011 and the NPPF.

No development within any phase, save for the provision of access and road building identified in the approved phasing plan, site clearance, ground remediation and removal of below ground structures and Milton Road bunds, shall commence until impact studies of the existing water supply infrastructure have been submitted to, and approved in writing by the local planning authority (in consultation with Thames Water). The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point to be installed prior to first occupation of any building to which it relates. Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the/this additional demand.

The Class A1 retail development hereby permitted shall have a maximum gross floor area of 13,000m2 (including any mezzanine floor space) comprising of 1,500m2 'convenience food' gross floor space (to be provided in one tradable planning unit with net sales area of 1,275m2), 5,300m2 'DIY store' gross floor space (4,240 net sales area) and 6,200m2 of comparison 'bulky goods' gross floor space (4,960 net sales area). Reason: To ensure that the development does not harm the retail vitality and viability of Didcot town centre (Policy CSDID1 of the South Oxfordshire Core Strategy).

Other than the 1,500m2 of convenience food gross floor space, the goods to be sold within the Class A1 retail units hereby permitted shall be restricted to the following: DIY and / or garden products, furniture, carpets and floor coverings, home furnishings, camping/sporting, motor vehicle and cycle goods, and bulky electrical goods. Reason: To ensure that the development does not harm the retail vitality and viability of Didcot town centre (Policy CSDID1 of the South Oxfordshire Core Strategy).

The Class A1 units hereby permitted shall have a minimum gross floor space of 1000m2 and shall not be subdivided below this level without the prior grant of planning permission. Reason: To ensure that the development does not harm the retail vitality and viability of Didcot town centre (Policy CSDID1 of the South Oxfordshire Core Strategy).

The Class A1 retail units shall only be used for Class A1 uses in accordance with other conditions of this planning permission and the Class A3/A4 unit shall only be used for Class A3/A4 uses and for no other purpose of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification and for no other purposes permitted under Part 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015. Reason: To ensure that the development does not harm the retail vitality and viability of Didcot town centre (Policy CSDID1 of the South Oxfordshire Core Strategy).

No development shall commence on the construction of the A3 unit hereby permitted until there has been submitted to and approved by the local planning authority a scheme for ventilation of the premises, including extraction and filtration of cooking fumes. The approved scheme shall be carried out prior to the commencement of the use hereby permitted and shall be maintained at all times thereafter in accordance with the approved scheme. Reason: To ensure satisfactory standards of air quality for residents on site in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

No dwelling or commercial building shall be occupied until its respective means of enclosure and boundary treatment approved under condition 1 has been implemented in accordance with the agreed details. Reason: In the interests of visual and residential amenity in accordance with Policy D1 of the South Oxfordshire Local Plan 2011.

The final unit of residential accommodation within each sub-phase of development shall not be occupied until all links to existing on and off site infrastructure, roads and footpaths within that sub-phase have been constructed in accordance with details that have been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of highway safety, residential amenity and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

There shall be no open storage of goods or materials in connection with any commercial premises hereby approved without the prior grant of planning permission. Reason: In the interest of visual amenity in accordance with Policy G2 of the South Oxfordshire Local Plan 2011.

Prior to work commencing on the development site, save for site clearance, ground remediation and removal of below ground structures and Milton Road bunds, a detailed Community Employment Plan (CEP) for the site, which must be carried out by a suitably qualified person, shall be submitted to and approved in writing by the Local Planning Authority, in consultation with the Oxfordshire Local Enterprise Partnership (OxLEP) and Oxfordshire County Council. The CEP shall; · i) address the local employment situation, identify the areas of need and opportunity for the site to address them. · ii) provide an assessment of the temporary, contract, part-time and full time employment and training opportunities for the site from the initial constructions phases to the apprenticeships, trainees and employees that would work within the final development. · iii) The CEP will address the District, County and Local Enterprise Partnership economic and employment priorities and the opportunity for the site to contribute to these aims. · iv) The CEP will be commissioned and led by the Oxfordshire Skills Board under the auspices of the Oxfordshire Local Enterprise Partnership · v) provide details of the proposed project management plans and timetables for recruitment of local individuals within the Oxfordshire County area in partnership with local employment organisations and training providers. · vi) provide a community consultation strategy including the development of internet and website opportunities in order to attract a wide range of individuals and details of projected timetables and local venue locations for recruitment and training exhibitions Reason: To secure sustainable economic growth in order to create jobs, reduce unemployment and to increase prosperity within Oxfordshire in accordance with Government advice contained in the NPPF.

Any reserved matters applications which include residential use shall provide a market mix in accordance with the latest Strategic Housing Market Assessment. Reason: To accord with Policy CSH4 of the South Oxfordshire Core Strategy and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014.