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. Related application(s): P17/S1029/DIS, P18/S3569/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, K4811T, PAR 2.20, PAR 2.40 and PAR 2.50, 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. Related application(s): P17/S1029/DIS

Prior to the commencement of the development hereby approved samples of all materials to be used in the external construction and finishes of the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON5, CON7, D1 and E5 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

Prior to the commencement of the development hereby approved a detailed specification of any external ducts, flue pipes or means of external venting shall be submitted to and approved in writing by the Local Planning Authority and any such works shall be implemented in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON5, CON7, D1 and E5 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

That the development hereby approved shall not commence until a detailed specification of the type, design and external finish of all windows and external doors has been 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 Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON5, CON7, D1 and E5 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

The first floor side balcony screens shall be glazed in obscure glass or shall be constructed of other non-see-through material, prior to the first occupation of the accommodation and they shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policies G2, D4 and E5 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

No building shall be occupied until a rumble strip at the access point adjoining the highway has been constructed and completed in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and convenience in accordance with Policies G2, E5 and T1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan PAR/2.20, except that the parking spaces adjacent to the east-facing elevation of the proposal shall be increased to 2.7 metres wide by 5.5 metres deep, and shall be constructed, laid out, surfaced, drained and completed to be SUDS compliant, 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 G2, D2, E5, T1 and T2 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S1029/DIS

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. 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 Policies G2, E5 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs and the treatment of the hardstandings and provision of any boundary treatment, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The hard landscaping shall be implemented as approved prior to the first occupation of the development. The soft landscaping shall be implemented as approved within the first planting season of the commencement of the approved development and thereafter be maintained in accordance with the approved scheme. In the event of any of the trees or shrubs so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, of a species first approved by the Local Planning Authority, shall be planted and properly maintained in a position or positions first approved in writing by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, CON5, CON7, D1 and E5 of the South Oxfordshire Local Plan 2011.

The use of the premises hereby permitted shall be restricted to the hours of 8am to 6pm Monday to Friday. Reason: In the interests of the amenities of the occupants of nearby properties and in accordance with Policies G2, EP2 and E5 of the South Oxfordshire Local Plan 2011.

Prior to any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Following the approval of the Written Scheme of Investigation and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority. Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON11, CON13, CON14 and E5 of the South Oxfordshire Local Plan 2011.

Unless otherwise agreed by the Local Planning Authority 'LPA', development other than that required to be carried out as part of an approved remediation scheme must not commence until phases i) to iv) have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during phases i) or ii), and this has been agreed upon in writing by the LPA. 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 iv). All phases of investigation must be designed and conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11. i) A preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors. ii) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination identified in ii), whether or not it originates on site. It is recommended that the LPA are consulted on proposals. iii) 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. iv) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in iv). 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 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 Policies G2, EP8 and E5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, the following details shall be submitted to and approved in writing by the Local Planning Authority: a. A Flood Risk statement relating to proposed floor levels, modelled flood levels, the void design beneath the building and the levels / drainage of the parking, access and roof areas, shall be submitted and approved in writing by the Local Planning Authority. b. A revised Flood Warning and Evacuation Plan to refer to the office use and the change in flood risk which results. c. Surface water drainage works, taking account of the location of the culverted Town Ditch. Thereafter, the development shall proceed in accordance with the approved details, unless otherwise agreed in writing. Reason: To prevent an increased risk of flooding in accordance with the National Planning Policy Framework.