Planning Application Details

That the development to which this permission relates shall be begun not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. 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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Site Plan SK21F and Location Plan SK22, 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.

In the case of any reserved matter, application for approval must be made not later than the expiration of three years beginning with the date of the grant of outline planning 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.

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.

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: 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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without obtaining planning permission for the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

That the garages hereby approved shall be retained as such and shall not be adapted for living purposes without the prior written permission of the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Details of all boundary walls, fences and any other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development. All such approved means of enclosure shall be erected prior to the first occupation of the development. 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.

Prior to occupation of the development hereby permitted the proposed means of access into the site shall 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.

Prior to the use of the new vehicular access, visibility splays shall be provided in both directions measuring 2.4 metres by 43 metres. Such splays shall be designed to ensure there is no obstruction to vision above 0.9 metre in height relative to the centre line of the adjacent carriageway over the whole of each visibility splay area. Thereafter, the visibility splays shall be permanently maintained free from obstruction to vision. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Before any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, lit and drained and if required temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development, in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Before any of the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details 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 to ensure a satisfactory standard of construction and layout for the development in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved a turning area and car parking spaces shall be provided within the curtilage of the site so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development a detailed plan showing provision of car parking spaces to be provided within the site in accordance with the District Council's adopted car parking standards shall be submitted to and approved in writing by the Local Planning Authority and the parking spaces shall be laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with the approved details prior to the first occupation of the development hereby permitted. Thereafter the car parking spaces 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 to ensure the provision of off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. 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 the 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.

Prior to the commencement of development hereby approved a tracked plan to show waste collection vehicle access and turning (in accordance with Local Planning Authority's waste policy guide) shall be submitted to and approved in writing by the LPA. The development 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.

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 Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the use of the development hereby permitted a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Prior to the commencement of any development (including demolition works), a Construction Method Statement shall be submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be complied with throughout the construction period, and shall provide details of the following: 1. Vehicle parking facilities for construction workers, other site operatives and visitors; 2. Site offices and other temporary buildings; 3. Loading and unloading of plant and materials; 4. Storage of plant and materials used during construction; 5. Vehicle wheel washing facilities; 6. A scheme for recycling and/or disposing of waste materials arising from the demolition and construction works; 7. Installation and maintenance of security hoarding/fencing. Reason: In the interests of visual and residential amenity and highway safety, in accordance with Policies T1 and G2 of the South Oxfordshire Local Plan 2011.

The reserved matters application shall include details pedestrian access from the site to the A4074 in order to encourage sustainable travel and provide direct links to current infrastructure. Reason: In the interests of promoting sustainable transport options, in accordance with Policy 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 access road and hard standings, 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 or use as approved within 12 months 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 CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to commencement of development details of the design of the play area and a maintenance and management plan shall be submitted for approval in writing by the Local Planning Authority. The play area shall be provided and ready for use by the public by 80% of occupations of the development and managed in accordance with the approved details thereafter. Reason: To meet the need for children's play space in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.

That a scheme defining the area of public open space shall be submitted and approved in writing by the Local Planning Authority. The open space shall be implemented prior to the first occupation of any dwellings and shall thereafter be maintained in accordance with the approved landscaping and landscape management schemes scheme. Reason: To meet the need for public open spaces in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.

Prior to each phase of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), no development shall take place until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1) A preliminary risk assessment which has identified: - all previous uses - potential contaminants associated with those uses - a conceptual model of the site indicating sources, pathways and receptors - potentially unacceptable risks arising from contamination at the site 2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved. Reasons: Previous activities at this site may have resulted in contamination, which has been noted in the submitted contamination reports. This is site is located above a secondary aquifer and with groundwater present at shallow depth; there are also surface water features in the nearby vicinity of the site. These are controlled water receptors which could be impacted by any contamination present on this site. Further investigation is required to determine the extent of any contamination present and to what extent it poses a risk to controlled waters. Any risk identified would need to be adequately resolved to ensure that side does not impacted on controlled water receptors. This may include remedial works to resolve contamination issues.

No occupation of each phase of development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy 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. Reasons: Previous activities at this site may have resulted in contamination, which has been noted in the submitted contamination reports. This is site is located above a secondary aquifer and with groundwater present at shallow depth; there are also surface water features in the nearby vicinity of the site. These are controlled water receptors which could be impacted by any contamination present on this site. Further investigation is required to determine the extent of any contamination present and to what extent it poses a risk to controlled waters. Any risk identified would need to be adequately resolved to ensure that side does not impacted on controlled water receptors. This may include remedial works to resolve contamination issues.

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. Reason: Previous activities at this site may have resulted in contamination, which has been noted in the submitted contamination reports. This is site is located above a secondary aquifer and with groundwater present at shallow depth; there are also surface water features in the nearby vicinity of the site. These are controlled water receptors which could be impacted by any contamination present on this site. Further investigation is required to determine the extent of any contamination present and to what extent it poses a risk to controlled waters. Any risk identified would need to be adequately resolved to ensure that side does not impacted on controlled water receptors. This may include remedial works to resolve contamination issues.

Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: Previous activities at this site may have resulted in contamination, which has been noted in the submitted contamination reports. This is site is located above a secondary aquifer and with groundwater present at shallow depth; there are also surface water features in the nearby vicinity of the site. These are controlled water receptors which could be impacted by any contamination present on this site. Pilling or other penetrative foundation techniques can pose a risk of mobilising contamination from shallow depth deeper into underlying aquifers.

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.

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.

No development including site clearance stripping or demolition shall commence until either: a) a bat licence issued by Natural England pursuant to the Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead; or b) proof of registration of the site under a low impact class licence, has been submitted to and agreed in writing by the Local Planning Authority. Thereafter, approved measures shall be carried out and retained in accordance with the approved details. Reason: To protect the important species of the site, in accordance with policies CSB1 of the South Oxfordshire Core Strategy 2027 and C8 of the South Oxfordshire Local Plan 2011.

No development shall take place until details of the provisions to be made for at least 4 artificial swift nesting sites/boxes have been submitted, and approved by the Council. The approved works shall be implemented in full before the development is first brought into use, unless otherwise agreed in writing by the Council. Reason: To ensure that birds are protected and their habitat and in accordance with Policy C6 of the South Oxfordshire Local Plan and that the site overall achieves a no net loss for biodiversity in accordance with policy CSB1 of the Core Strategy and paragraph 109 of the NPPF.

Unless otherwise agreed in writing by the Local Planning Authority fire hydrants shall be provided in accordance with details to be submitted and approved in writing by the Local Planning Authority prior to the commencement of any part of the development. Thereafter the fire hydrants shall be provided in accordance with the approved details prior to the first occupation of any part of the development and thereafter retained. Reason: In the interests of fire safety in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.