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, PTD-CAP-ST-G00-DR-AR-0005, PTD-CAP-ST-G00-DR-AR-0002, PTD-CAP-TR-G00-DR-AR-0013, PTD-CAP-ST-G00-DR-AR-0001, PTD-CAP-ST-G00-DR-AR-010, PTD-CAP-ST-G00-DR-AR-0011, PTD-CAP-BB-ML-DR-AR-0020, PTD-CAP-ST-ML-DR-AR-0020, PTD-CAP-BB-G00-DR-AR-0001, PTD-CAP-BB-G00-DR-AR-0030, PTD-CAP-TR-G00-DR-AR- 0012, PTD-CAP-TR-ML-DR-AR-0013, PTD-CAP-AB-G00-DR-AR-0001, PTD-CAP-BB-G00-DR-AR-0031, 084486-CAP-00-XX-DR-D-000004, 084486-CAP-00-XX-DR-D-000001 P01, 084486-CAP-00-XX-DR-D-000002 P01, CS084486_L_001B, CS084486_L_003 A, CS084486_L_004, CS084486_L_005 A, CS084486_L_006, CS084486_L_011 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 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.

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), ii) or iii), 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 v). 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 South Oxfordshire District Council contaminated land statement questionnaire. ii) A preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors. iii) 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. iv) 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. v) 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 Policy EP8 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development (including demolition, ground works, vegetation clearance) a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following: a) Risk assessment of potentially damaging construction activities. b) Identification of "biodiversity protection zones". c) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction (may be provided as a set of method statements). d) The location and timing of sensitive works to avoid harm to biodiversity features. e) The times during construction when specialist ecologists need to be present on site to oversee works. f) Responsible persons and lines of communication. g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Reason: To ensure there is no harm to biodiversity features during the construction phase of the development, in accordance with provisions of the NPPF and Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 of the South Oxfordshire Local Plan 2011.

Prior to commencement of development, a lighting strategy for bats around the northern and western site boundaries shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall: a) identify those areas/features on site that are particularly sensitive for bats or birds and that are likely to cause disturbance in or around their breeding sites or resting places or along important routes used to access key areas of their territory, for example for foraging; and b) show how and where external lighting will be installed (through provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites or resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy. Under no circumstances should any other external lighting be installed without the prior consent from the local planning authority. Reason: To protect the important species on site in accordance with Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 and C8 of the South Oxfordshire Local Plan 2011.

Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: - Ground permeability test results - Groundwater appraisal - Design calculations based on these with appropriate climate change allowance - SUDs site proposals - Hood exceedance routing - Phasing of the development - Future maintenance plan Reason: To ensure the effective drainage of the site and to avoid flooding (Policy EP6 of the adopted Local Plan).

Development shall not commence until full details of the specification of the proposed flood mitigation measures, as referenced in the Addendum Flood Risk Assessment (2016) have been submitted to and approved by, the local planning authority, in consultation with the Local Flood Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. Reason: to prevent an increased risk of flooding in accordance with National Planning Policy Framework

Development shall not commence until a drainage strategy 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 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 in accordance with Policy EP1 South Oxfordshire Local Plan 2011.