Planning Application Details

The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. Reason: 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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 939 PL01, 939 PL02 rev A, 939 PL05, 939 PL06, 939 PL07 rev A, 939 PL08 rev A, 939 PL09, 939 PL10 rev A, 939 PL11 rev A and 939 PL03 rev C, except as controlled or modified by conditions of this permission. Reason: To secure the proper planning of the area in accordance with Development Plan policies.

Prior to the commencement of the development hereby approved, the following details shall be submitted to and approved in writing by the Local Planning Authority: i) Samples of all materials to be used in the external construction and finishes of the development ii) Details of surfacing materials iii) Details of boundary treatments The development shall be carried out in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The scheme shall be implemented prior to the first occupation as approved within 12 months of the commencement of the approved development and thereafter be maintained in accordance with the approved scheme. Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme. Reason: To help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C9, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy E1 of the Woodcote Neighbourhood Plan.

The existing trees and hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the commencement of the development and kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C9, H4 and D1 of the South Oxfordshire Local Plan 2011 and Policy E1 of the Woodcote Neighbourhood Plan.

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the Local Planning Authority. Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027, Policies EP3 and H4 of the South Oxfordshire Local Plan 2011 and Policy D2 of the Woodcote Neighbourhood Plan.

The development hereby permitted shall be implemented in accordance with the Biodiversity Enhancement Proposals contained in Chapter 4 of the Biodiversity Enhancement Strategy (John Wenman Ecological Consultancy ref R1357/a) submitted with the application in all respects. For the avoidance of doubt the enhancements should include but no be limited to: 1) installation of 4 integral Habibat 001 bat boxes in locations proposed in Appendix 1 and 2, 2) planting of a mixed native hedgerow along the western boundary as illustrated in appendix 1. All enhancements should be completed before first occupation of the new dwellings. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. Reason: To ensure that there is no net loss of biodiversity, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policy C6 of the South Oxfordshire Local Plan 2011.

No development shall commence until a phased contaminated land risk assessment has been carried out by a competent person in accordance with Defra and the Environment Agencies 'Model Procedures for the Management of Contaminated Land, CLR 11'. All phases need to be approved in writing by the Local Planning Authority (LPA). It is recommended that the LPA are consulted at each phase of the investigation for their approval. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site and to inform the preliminary conceptual site model. If potential contamination is identified then Phase 2 shall be undertaken. Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and to inform the remediation strategy proposals. If significant contamination is found then Phase 3 shall be undertaken. Phase 3 requires production of a remediation and/or monitoring scheme to ensure the site is rendered suitable for its proposed use. The remediation shall be carried out in accordance with a scheme and timetable first agreed in writing by the LPA and no development or phase of development shall be occupied until all remedial works have been approved by the LPA. Following implementation of the remedial measures a full validation report detailing the measures carried out to ensure compliance shall be submitted to and approved in writing by the LPA. All implemented works shall be maintained in place thereafter. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 939 PL03 Rev C and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. This plan shall include the provision for parking of all vehicles associated with the construction of the development within the confines of the site. The approved CTMP shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the construction works commencing on the homes hereby permitted, the proposed means of vehicular access joining the application site to the neighbouring site known as WNP01 in the Woodcote Neighbourhood Plan, shall be formed, laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. Reason: To secure an comprehensive and appropriate form of development and in the interests of highway safety and convenience in accordance with Policies G2 and T1 of the South Oxfordshire Local Plan 2011 and Policy HS4 of the Woodcote Neighbourhood Plan.

Prior to the commencement of development, plans for the provision of a safe pedestrian route through the application site, from the neighbouring site known as WNP01 in the Woodcote Neighbourhood Plan, to the western boundary of the application site, shall be submitted to and approved in writing by the Local Planning Authority. The pedestrian route shall be provided throughout the construction process to allow residents of the neighbouring site safe access to Reading Road, in accordance with the approved details. Reason: To secure an comprehensive and appropriate form of development and in the interests of highway safety and convenience in accordance with Policies G2 and T1 of the South Oxfordshire Local Plan 2011 and Policy HS4 of the Woodcote Neighbourhood Plan.

Prior to the commencement of the development, details of a temporary solution to restrict construction vehicles from using the existing access from the west of the application site to Reading Road shall be submitted to and approved in writing by the Local Planning Authority. The temporary solution shall be provided before construction activities begin and shall be retained in place throughout the construction process. Reason: To secure an comprehensive and appropriate form of development and in the interests of highway safety and convenience in accordance with Policies G2 and T1 of the South Oxfordshire Local Plan 2011 and Policy HS4 of the Woodcote Neighbourhood Plan.

Prior to the first occupation of the development, the bollards shown on approved plan 939 PL03 Rev C shall be provided to restrict vehicular access from the west of the application site to Reading Road. The bollards shall be retained thereafter to prevent vehicular access into the site from Reading Road. Reason: To secure an comprehensive and appropriate form of development and in the interests of highway safety and convenience in accordance with Policies G2 and T1 of the South Oxfordshire Local Plan 2011 and Policy HS4 of the Woodcote Neighbourhood Plan.

The development hereby permitted shall not be occupied until foul drainage works have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be occupied until surface water drainage works have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

In connection with the implementation of this permission no construction works shall take place outside the hours of 07:30 to 18:00 Mondays to Fridays and 08:00 to 13:00 on Saturdays. Works shall not take place at all on Sundays or Bank Holidays. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of any dwelling, provision shall be made for storing domestic refuse and recycling materials for that dwelling in accordance with a scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved refuse and recycling materials storage facilities scheme shall be permanently retained. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.