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.

Phase 1 of the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 0521 1.3, PL001 A, PL012 A, PL015 A, PL016 A, PL017 A, PL005 A, PL008 A, 0521 1.1, 0521 1.2, PL013 A, PL014 A, PL007 B, PL004 A, PL018 A, PL019 A, PL020 A, PL002 A, PL009 A, PL010 A, PL011 B, PL006 B, PL003 A and OP2001, 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): P19/S4285/DIS

Phase 1 of the development hereby permitted shall be implemented in accordance with the recommendations of the Construction Traffic Management Plan (CTMP) Ref. X-214046 submitted with the application, and in accordance with the additional CTMP information submitted 13 December 2016 and the Addendum to Design and Access Statement dated 13 December 2016, in all respects. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. 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 and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That all trees to be planted within hard surface areas associated with the phase 1 development shall be planted in the first planting season after the first use of the learning facility 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 phase 1 of the 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 ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S4285/DIS

Prior to the commencement of phase 1 of the development a scheme for the landscaping of phase 1, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented prior to the first occupation or use of phase 1 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. Related application(s): P19/S4285/DIS

Prior to the commencement of any site works or operations relating to phase 1, a Landscape and Ecological Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Management Plan shall cover the period of 10 years from the commencement of phase 1 and shall include landscape and ecological mitigation, management and measures associated with the areas defined within phase 1. Thereafter the development shall then only be carried out in accordance with the approved Landscape and Ecological Management Plan Scheme or any amendment to the Plan Scheme as approved in writing by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings and to ensure that there is no net loss of biodiversity in accordance with Policies CSEN1, CSB1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C6, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S4285/DIS

Prior to the commencement of any site works or operations relating to phase 1, 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S4285/DIS

Prior to the commencement of phase 1 of the development (including demolition, ground works, vegetation clearance) an updated 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) Update ecological surveys for bats, great crested newts, reptiles, badger, nesting birds and habitats shall be undertaken (as appropriate for that phase). Update surveys shall be of an appropriate type for the above species and survey methods shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones. d) 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). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. i) 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 avoid, reduce and mitigate the impacts on important habitats and protected species during construction, 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. Related application(s): P19/S4285/DIS

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. Reason: To secure the protection of and proper provision for any archaeological remains in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

Following the approval of the Written Scheme of Investigation referred to in condition 9, 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 CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

Prior to first use of any building or developed area within phase 1, a Travel Plan Statement to cover phase 1 shall be submitted to and approved by the Local Planning Authority. The measures and monitoring shall be carried out in conjunction with the Travel Plan Team at Oxfordshire County Council. Reason: In the interest of effectively managing visitors to the site and to promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Phase 1 of the development shall not be commenced 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. Thereafter, the development shall proceed in accordance with the approved details. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Phase 1 of the development hereby permitted shall not be commenced 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. Thereafter, the development shall proceed in accordance with the approved details. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to above-ground work commencing on the phase 1 buildings, a schedule of all materials to be used in the construction and external finish of the phase 1 buildings and the iron-age roundhouse education area shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

Phase 2 of the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 0521 1.3, PL001 A, PL012 A, PL015 A, PL016 A, PL017 A, PL005 A, PL008 A, 0521 1.1, 0521 1.2, PL013 A, PL014 A, PL007 B, PL004 A, PL018 A, PL019 A, PL020 A, PL002 A, PL009 A, PL010 A, PL011 B, PL006 B, PL003 A and OP2001, 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 any site works or operations relating to phase 2, an addendum to the Construction Traffic Management Plan (CTMP) covering the construction of phase 2 shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details and any variation shall be agreed in writing by the Local Planning Authority before such change is made. 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 and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

That all trees to be planted within hard surface areas associated with the phase 2 development shall be planted in the first planting season after the first use of the learning facility 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 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 ensure the establishment of trees that will become visually important and contribute to the amenity value of the area, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of phase 2, a scheme for the landscaping of phases 2 and 3 of the development, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented prior to the first occupation or use of phase 2 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.

Prior to the commencement of any site works or operations relating to phase 2, an addendum to the Landscape and Ecological Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The detailed Landscape and Ecological Management Plan shall cover the period of 10 years from the commencement of phase 1 and shall include landscape and ecological mitigation, management and measures associated with the areas defined within phase 2. Thereafter the development shall then only be carried out in accordance with the approved Landscape and Ecological Management Plan Scheme or any amendment to the Plan Scheme as approved in writing by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings and to ensure that there is no net loss of biodiversity in accordance with Policies CSEN1, CSB1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C6, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works or operations relating to phase 2 of the development hereby permitted, an updated 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 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 phase 2 of the development (including demolition, ground works, vegetation clearance) an updated 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) Update ecological surveys for bats, great crested newts, reptiles, badger, nesting birds and habitats shall be undertaken (as appropriate for that phase). Update surveys shall be of an appropriate type for the above species and survey methods shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones. d) 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). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. i) 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 avoid, reduce and mitigate the impacts on important habitats and protected species during construction, 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 the first public use of the access track hereby approved, the new access onto Sires Hill 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.

Any gates provided to the access serving Sires Hill shall be set back a minimum of 15 metres from the back of carriageway, and shall not open outwards from the site. Reason: To ensure that vehicles may wait clear of the carriageway or footway while the gates are opened or closed and in the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to first use of any building or developed area within phase 2, an addendum to the Travel Plan Statement to cover phases 2 and 3 shall be submitted to and approved by the Local Planning Authority. The measures and monitoring shall be carried out in conjunction with the Travel Plan Team at Oxfordshire County Council. Reason: In the interest of effectively managing visitors to the site and to promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Prior to first use of any building or developed area within phase 2, an Event Management Strategy shall be submitted to and approved by the Local Planning Authority. The strategy shall set out traffic management procedures, operating procedures, mitigation and monitoring for managing events and festivals on the site. Reason: In the interest of effective management of large-scale events, high levels of traffic and large groups of visitors to the site in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Prior to the first occupation of the development, the turning areas, car parking spaces and coach drop-off area indicated on dwg 0521 1.3 shall be provided within the curtilage of the site so that motor vehicles may enter, turn around and leave in a forward direction and vehicles may park off of the highway. The turning area and parking areas shall be constructed, laid out, surfaced, drained and completed 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 areas shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Within 6 months of the first public use of the access track hereby approved, the existing access onto Hollow Way shall be permanently closed to vehicular traffic, save for emergency vehicles and those vehicles agreed in writing in the Construction Traffic Management Plan. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the first use of phase 2 of the 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 phase 2, a Sustainable Drainage Strategy and associated detailed design, management and maintenance plan of surface water drainage for the site using SuDS methods shall be submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved Sustainable Drainage Strategy prior to the use of the building commencing and maintained thereafter. Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal is incorporated into the development in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of phase 2, a schedule of all materials to be used in the construction of the hardstanding, tracks, pathways, parking areas and amphitheatre, 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 and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

No amplified performances shall be in operation in the outdoor areas, including the amphitheatre, between the hours of 22:00 and 08:00. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with policy EP2 of the South Oxfordshire Local Plan 2011.

The vehicle workshop identified on dwg PL013 Rev A shall only be used for vehicle repairs and maintenance in connection with the agricultural use of the farm complex or the educational use of the wider site. No part of the premises shall be used for vehicle servicing, testing, repair or maintenance for commercial or sales use. Reason: To safeguard the sensitive landscape character and tranquillity of the Area of Outstanding Natural Beauty, and in the interest of traffic management of the site, in accordance with policy CSEN1 of the South Oxfordshire Oxfordshire Core Strategy 2027 and Policy T1 of the South Oxfordshire Local Plan 2011.

Phase 3 of the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 0521 1.3, PL001 A, PL012 A, PL015 A, PL016 A, PL017 A, PL005 A, PL008 A, 0521 1.1, 0521 1.2, PL013 A, PL014 A, PL007 B, PL004 A, PL018 A, PL019 A, PL020 A, PL002 A, PL009 A, PL010 A, PL011 B, PL006 B, PL003 A and OP2001, 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 any site works or operations relating to phase 3, an addendum to the Construction Traffic Management Plan (CTMP) covering the construction of phase 3 shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details and any variation shall be agreed in writing by the Local Planning Authority before such change is made. 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 and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works or operations relating to phase 3 of the development hereby permitted, an updated 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 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 phase 3 of the development (including demolition, ground works, vegetation clearance) an updated 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) Update ecological surveys for bats, great crested newts, reptiles, badger, nesting birds and habitats shall be undertaken (as appropriate for that phase). Update surveys shall be of an appropriate type for the above species and survey methods shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones. d) 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). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. i) 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 avoid, reduce and mitigate the impacts on important habitats and protected species during construction, 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.

Phase 3 of the development shall not be commenced 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. Thereafter, the development shall proceed in accordance with the approved details. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Phase 3 of the development shall not be commenced 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. Thereafter, the development shall proceed in accordance with the approved details. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to above-ground work commencing on the phase 3 buildings, a schedule of all materials to be used in the construction and external finish of the cafe and farmshop building, 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 and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

The opening hours of the cafe to the public shall not be outside the hours the centre is open to the public, other than for private events. Reason: To prevent the subdivision of the site and the operation of a retail unit in isolation in accordance with policy A4 of the South Oxfordshire Local Plan 2011.