Planning Application Details

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. Thereafter the development shall commence 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 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/S0443/DIS, P17/S0444/DIS, P17/S0445/DIS, P17/S0607/DIS, P17/S0610/DIS, P17/S0670/DIS, P17/S1084/DIS, P17/S1187/DIS, P17/S1345/DIS, P17/S1822/DIS, P17/S2408/DIS, P17/S3059/DIS, P17/S3452/DIS, P18/S0234/DIS, P18/S3013/DIS, P18/S3337/DIS, P19/S4255/DIS, P21/S0391/DIS

Details of the appearance, landscaping, layout, and scale (hereinafter called the reserved matters) shall be submitted to and approved in writing by the Local Planning Authority before any development begins with the exception of demolition works and the development shall be carried out as approved. Reason: As the application is in outline only and is not accompanied by detailed plans and 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/S0607/DIS, P17/S0610/DIS, P17/S2408/DIS, P18/S0234/DIS

The development hereby permitted shall be carried out in accordance with the following approved plans in respect of those matters not reserved for later approval: A1000 C (Location Plan) and 7568 SK/305 B (Site Access). Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P17/S0607/DIS, P18/S0234/DIS

Prior to any demolition, unless otherwise agreed in writing by the Local Planning Authority, 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 (unless otherwise agreed in writing by the Local Planning Authority) 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 demolition and that required to be carried out as part of an approved remediation scheme must not commence until phases i) to iii) have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during phase i), 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 iii). 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) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination, whether or not it originates on site. It is recommended that the LPA are consulted on proposals. ii) 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. iii) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in ii). 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 commencement of the development, with the exception of demolition works, detailed air quality modelling to fully assess the air quality impacts of the development and appropriate mitigation shall be submitted to and approved in writing by the Local Planning Authority. This should accord with the council's air quality developer guidance document and the national EPUK guidance. Thereafter, any mitigation measures identified shall be carried out in accordance with the approved details, unless otherwise approved in writing by the Local Planning Authority. The works shall be carried out in accordance with a programme to be agreed in writing with the local planning authority. Reason: To minimise the impact of development on air quality in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Prior to the use of the vehicular access, visibility splays shall be provided in both directions in accordance with a scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. No development shall take place, with the exception of demolition works, until details of safety sightlines at road junctions within the scheme have been submitted to and approved in writing by the local planning authority. The approved safety sightlines shall be constructed and thereafter retained unobstructed by any object, structure, planting or other material exceeding a height of 0.9m measured from carriageway level. Reason: In the interest of highway safety. (Policy DC5 of the adopted Local Plan).

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

Prior to occupation of the development hereby approved, a Green Travel Plan, to include proposals to encourage travel by modes other than the private car for journeys to and from the completed development, shall be submitted to and approved in writing by the local planning authority. The Green Travel Plan shall thereafter be implemented as approved Reason: In the interests of highway safety and to encourage the use of sustainable modes as a means of transport in accordance with Policy CSM2 of South Oxfordshire Core Strategy and Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

No development shall commence, with the exception of demolition works, until a scheme for off-site highway works, including the following has been submitted to and approved in writing by the Local Planning Authority. -Extension of footway along Greys Road and provision of an uncontrolled crossing point where the proposed footway meets the existing footway; -Improvements along the existing Peppard Lane bridleway in the form of resurfacing and the installation of way-finding and directional signage; -Improvements along the route to Valley Road Primary School in the form of resurfacing and the installation of dropped kerbs; -Proposed traffic calming measures on Highland Lane in the vicinity of existing houses; -Proposed traffic calming measures along Gillotts Lane in the form of three priority buildouts. The approved works shall be implemented in full before the first occupation of any part of the development or in accordance with a programme of implementation agreed in writing with the local planning authority. Reason: In the interest of highway safety in accordance with Policy T1 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 7.30am to 6pm Mondays to Fridays and 8am to 1pm on Saturdays. Works shall not take place at all on Sundays or Bank Holidays. Reason: To protect the occupants of nearby residential properties from disturbance during the development of the site in accordance with Policies EP1 and EP2 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, including demolition works. 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. The CTMP must make provision for: i) the parking of vehicles of site operatives and visitors ii) loading and unloading of plant and materials iii) storage of plant and materials used in constructing the development iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate v) wheel washing facilities vi) measures to control the emission of dust and dirt during construction vii) a scheme for recycling/disposing of waste resulting from demolition and construction works viii)movement times, routing, road closure and traffic management measures for construction traffic ix) before commencement highway condition survey x) temporary access arrangements 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 commencement of development, including demolition works, details of appropriate provision to control noise and dust during the construction phase shall be submitted to and approved in writing by the Local Planning Authority. The approved provisions shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. Reason: To protect the occupants of nearby residential properties from noise and dust during the development of the site in accordance with Policies EP1 and EP2 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. The details to be submitted shall include: a) Additional ground investigation work will be required to inform the drainage design, particularly related to proposed deep bore soakaways; b) Details of a drainage system for the site, based on Suds principles, with appropriate design calculations; c) Details of any phasing of the development and the drainage system thereof; d) Details of the management and maintenance of the site drainage and Suds features. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted, with the exception of demolition works, 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 treatments shall be submitted to and approved in writing by the Local Planning Authority. Unless phased implementation is agreed, the scheme shall be implemented prior to the first occupation or use of the 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.

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 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works or operations relating to the development hereby permitted, including demolition works, an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any site works including demolition. The matters to be encompassed within the arboricultural method statement shall include the following:- (i) A specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities; (ii) The specification of the location, materials and means of construction of temporary protective fencing and/or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of BS 5837 'Trees in relation to design, demolition and construction' and details of the timing and duration of its erection; (iii) The definition of areas for the storage or stockpiling of materials, temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage; (iv) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (v) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees; (vi) The details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels; (vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development", and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage. (viii) Provision for the supervision of ANY works within the root protection areas of trees to be retained, and for the monitoring of continuing compliance with the protective measures specified, by an appropriately qualified arboricultural consultant, to be appointed at the developer's expense and notified to the Local Planning Authority, prior to the commencement of development; and provision for the regular reporting of continued compliance or any departure there from to the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details with the agreed measures being 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 the commencement of the development hereby approved, including any demolition and any works of site clearance, a mitigation strategy for badgers, which shall include details of a recent survey (no older than six months), whether a development licence is required and the location and timing of the provision of any protective fencing around setts/commuting routes, 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 protect the important species on the site, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policy C8 of the adopted South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, a mitigation strategy for bats, which shall include timing of works, and the location, design and timing of any alternative roosts to be provided, shall be submitted to and approved in writing by the Local Planning Authority. These details can be in the form of a mitigation method statement submitted as part of an EPS licence application. Thereafter, the mitigation works shall be carried out in accordance with the approved details. Reason: To protect the important species on the site, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Policy C8 of the adopted South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted, with the exception of demolition works, and concurrent with the reserved matters application(s), a method statement for biodiversity enhancements based on the recommendations contained in chapter 6 of the Ecological Appraisal (Aspect Ecology, Dec 2015 Ref: ECO2958.Eco App.vf) shall be submitted to and approved in writing by the Local Planning Authority. The method statement should demonstrate how the detailed scheme achieves a net gain for biodiversity when compared to the pre development site conditions as described in the Ecological Appraisal. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details. Reason: To promote the preservation and Enhancement of biodiversity in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027 and government policy as stated in paragraphs 109 and 117 of the National Planning Policy Framework.

The heritage trail and associated works through and adjacent to the the Scheduled Ancient Monument and SSSI shall be provided prior to the first occupation of the development hereby approved in accordance with full details to be first submitted to and approved in writing by the Local Planning Authority, including a management plan. Thereafter the heritage trail shall be maintained in accordance with the agreed details. Reason: In the interests of the preservation and public benefit of the Scheduled Ancient Monument in accordance with government policy within the NPPF.

At least 10 per cent of market housing and in the case of affordable housing all ground-floor properties should be designed to meet M4 (2) category 2: Accessible and adaptable dwellings. Reason: To provide homes that meet specialist needs and are adaptable for an ageing population in accordance with policy CSH3 of the South Oxfordshire Core Strategy 2027.

No development shall take place, with the exception of demolition works, until details of the layout and equipment to be included in the proposed LEAP, and equipped trim trail are submitted to and approved in writing by the Local Planning Authority. These shall then be completed as approved prior to the occupation of any part of the development or in accordance with a programme first agreed in writing with the local planning authority. Reason: To meet the need for children's play space in accordance with Policy CSI1 of the South Oxfordshire Core Strategy 2027.

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, with the exception of demolition works. 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.

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.

External lighting will only be permitted in accordance with a lighting scheme to be approved in writing 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.

Prior to the commencement of the development hereby approved, with the exception of demolition works, 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.

Cycle parking facilities shall be provided in association with the use of each dwelling and commercial or community building prior to the occupation of the dwelling or building, in accordance with details to be first submitted to and approved in writing by the Local Planning Authority. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.