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/S0071/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, AC 001, AC 002, AC 010, AC 011, AC 012, AC 014, AC 015, AC 016, 100, 101, LA 001, LA 002, 01A, C610 rev P3, C612 rev P3, C613 rev P3, C615 rev P3, SE_2186_03_AC_025, SE-2186-02-DE-001 rev C, SE-2186-02-DE-002 rev C, AC 11 rev J and RF-039-201 Rev B, 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/S0071/DIS

The development hereby permitted shall only be used for the purposes specified in the application and for no other purpose (including any other purpose in Class C2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 or any provision equivalent to that Class in any Statutory Instrument revoking and/or re-enacting that Order) Reason: The scheme has been assessed on the basis that it is an assisted living extra care development and on that basis its form, layout and density accord with relevant Development Plan policies. Related application(s): P17/S0071/DIS

Prior to the commencement of any above ground level development hereby approved, 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: To ensure a satisfactory form of development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

Prior to the commencement of any above ground level 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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

No above ground development shall take place until written approval has been given by the Local Planning Authority to sample panels of all external walling materials to be used in the development. The sample panels shall be erected on the site of the development and retained until development is completed, and the panels shall thereafter be removed from the site. Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

Prior to the commencement of the any above ground development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved prior to first occupation or in the first practicable planting season after first occupation 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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

That all trees to be planted within hard surface areas shall be planted in the first planting season after the first use of the buildings. The trees must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable trees to successfully grow in the hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any above ground development on the site. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, be planted and properly maintained. Reason: To help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

Vision splays shall be formed, laid out and constructed in accordance with detailed plans, which shall be submitted to the LPA and approved in writing by the Local Planning Authority prior to the first occupation of the development and the land within the splay shall not be raised or allowed to grow above a maximum height of 0.6 metres above the carriageway. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

Prior to commencement of any above ground development hereby permitted, a revised car parking plan shall be submitted to approval in writing by the Local Planning Authority. Parking spaces shall meet the standard requirements and be implemented in accordance with the approved plans. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P17/S0071/DIS

Prior to the occupation of the development hereby permitted, a Travel Plan shall be submitted to for approval in writing by the Local Planning Authority. The Travel Plan shall be provided for the encouragement of the use of sustainable modes of transport for the development and shall be implemented upon first occupation and thereafter used to promote the use of sustainable transportand avoidance of the single occupancy use of the private car. A commitment to updating the travel plan within three months of full occupation should be included. Reason: To encourage the use of sustainable modes as a means of transport, in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

The development shall be carried out fully in accordance with the Method of Construction Statement and Construction Plan for the demolition and construction works at proposed McCarthy and Stone development dated 9 August 2016 and drawing number SE-2186-05-AC-007 Rev B detailing construction site set up. The approved CTMP and construction site set up 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.

The development shall be carried out fully in accordance with the drainage strategy as set out on drawing numbers: SE-2186-05-DE-001 Rev H, SE-2186-05-DE-002 Rev G and SE-2186-05-DE-006 rev D dated 21 December 2015. 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 strategy have been completed. Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community.

All developments which increase the size of the hard areas must be drained using SUDs methods, including porous pavements to decrease the run off to public surface water sewers and thus reduce flooding. Soakage tests should be carried out to prove the effectiveness of soakaways or filter trenches. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011 and to accord with Sustainable Drainage Systems (SUDS).

Unless otherwise agreed by the Local Planning Authority, the development must not be occupied until all remedial works as specified in the Lee Remediation Groundwater Monitoring Verification Works dated 27th September 2016 are completed and a validation report confirming the completion has been approved in writing by the Local Planning Authority. 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 adopted South Oxfordshire Local Plan.

Prior to occupation of the development an external lighting scheme for the development shall be submitted to for approval by the Local Planning Authority. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage and shall be turned on only during the hours of operation and remain off at all other times. 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 and Policy EP3 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall only be carried out in accordance with the measures and mitigation set out in the Air Quality Assessment dated 19 July 2016 and Travel Plan dated February 2016 Rev A 31 October 2016. Reason : To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with policies G2 and EP1 of the South Oxfordshire Local Plan 2011

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the development hereby permitted the proposed means of access onto Mill Lane is to be formed and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

No surface water from the development shall be discharged onto the adjoining highway Reason: In the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to commencement of any above ground development details of all cycle parking facilities at the development hereby permitted shall be submitted to for approval by the Local Planning Authority. The approved cycle parking facilities shall be provided prior to the occupation of the development hereby approved and implemented in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any above ground development hereby approved, details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

All noise mitigation (including thermal glazing with additional means of ventilation) recommended in the Noise Assessment July 2016 v3 dated 15 July 2016 dated accompanying the application must be incorporated into the construction of the development hereby approved. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Prior to the occupation of the development hereby approved, no discharge into the public sewer shall take place until the drainage strategy for foul water has been completed in line with the approved details accompanying the application. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall be implemented in accordance with the mitigation and enhancement measures detailed in Chapter 6 of the Ecological Assessment report produced by Aspect Ecology ref:ECO3481.EcoAs (October 2014) submitted with the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. This condition will be discharged on receipt of a letter from the applicant providing evidence to demonstrate that the mitigation has been completed according to the approved report. Reason: To protect the important species on the site, in accordance with Policy CSB1 of the Core Strategy and Policy C8 of the adopted Local Plan.

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.