Development shall not commence until details of the reserved matters appearance, landscaping, layout, scale have been submitted to and approved in writing by the Local Planning Authority.
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):
P21/S0640/DIS,
P21/S0642/DIS,
P21/S3023/DIS,
P22/S0725/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 350001 Revision G, 3500-02 Revision E, 3500-03 Revision K and 161037-13 Revision B, except as controlled or modified by conditions of this permission
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
Related application(s):
P21/S0642/DIS,
P21/S3023/DISThe total number of dwellings shall not exceed 240.
Reason: To protect local amenities in accordance with Policies STRAT1, H1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.
Related application(s):
P21/S0642/DIS,
P21/S3023/DISPrior to the commencement of development detailed plans showing the 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 DES1 and STRAT1 of the South Oxfordshire Local Plan 2035 and Policy NP7 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DIS,
P21/S3023/DISBefore any phase of the development hereby permitted is commenced samples and details of the materials to be used in construction of the external surfaces of the building(s) within that phase shall first be submitted to and approved in writing by the Local Planning Authority. Development of that phase shall be carried out in accordance with the approved details.
Reason: In the interests of the visual appearance of the development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035 and Policy NP4 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DIS,
P21/S3023/DISThe reserved matters for the scheme shall be designed to secure the following mix of market dwellings:
2 bed - 10.4%
3 bed - 57%
4+ bed - 32.6%
Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035 and Policy NP4 of the Benson Neighbourhood Development Plan, and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014 and the specific circumstances of the planning application.
Related application(s):
P21/S0642/DISPrior 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 Policies INF1 and EP3 of the South Oxfordshire Local Plan 2035.
Related application(s):
P21/S0642/DISPrior to the commencement of the development a drainage strategy detailing any on and/or off-site drainage works shall be submitted to and approved in writing by the Local Planning Authority. 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: To ensure that sufficient capacity is made available to accommodate the new development; and in order to avoid adverse environmental impact upon the community in accordance with Policies EP4 and INF4 of the South Oxfordshire Local Plan 2035 and Policy NP30 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DISPrior to the commencement of the development hereby approved sustainable drainage details shall be submitted to and approved in writing by the Local Planning Authority. Details shall include:
a) site investigation information - permeability tests and groundwater assessment;
b) appropriate drainage calculations;
c) detailed Suds proposals;
d) use of appropriate climate change allowance;
e) flood exceedance routing;
f) phasing/timetable for proposals;
g) details of future Maintenance and management of SUDS features; and
h) a compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire."
The development shall proceed in accordance with the approved details and no discharge of foul or surface water from the site shall occur before the drainage strategy has been completed and brought into use.
Reason: To prevent pollution and flooding in accordance with Policies EP4 and INF4 of the South Oxfordshire Local Plan 2035 and Policy NP30 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DISPrior to the commencement of [each phase of] the development (including 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:
a) updated ecological surveys for relevant habitats and species, updated surveys 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;
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) use of protective fences, exclusion barriers and warning signs; and
i) measures, including boundary fencing, to protect the Roman Snail habitat area shown on drawing 3500-03 Revision K.
The approved CEMP - Biodiversity shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.
Reason: To ensure the protection of habitats and species on the site, in accordance with Policies ENV2 and ENV 3 of the South Oxfordshire Local Plan 2035 and Policy NP23 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DISConcurrent with the submission of [each] reserved matters application a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority.
The BEP should include:
a) details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required;
b) details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate;
c) selection of appropriate strategies for creating / restoring target habitats or introducing target species;
e) selection of specific techniques and practices for establishing vegetation;
f) sources of habitat materials (e.g. plant stock) or species individuals;
g) method statement for site preparation and establishment of target features; and
h) extent and location of proposed works.
Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation (of the relevant phase).
Reason: To ensure the enhancements for habitats and species on the site are delivered in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policies NP23 and NP24 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DISThe Roman Snail habitat area identified on drawing 3500-03 Revision K shall be retained and the fencing and other works which form the approved scheme under Condition 10 shall not be removed.
Reason: To ensure the biodiversity enhancements for habitats and species are managed appropriately in the long term in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035 and Policy NP23 of the Benson Neighbourhood Development Plan.
Related application(s):
P21/S0642/DISPrior to the first occupation of [each phase of] the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following:
a) description and evaluation of features to be managed;
b) ecological trends and constraints on site that might influence management;
c) proposals for ecological enhancements for habitats and species as agreed in the Biodiversity Enhancement Plan see condition 11 above);
d) aims and objectives of management;
e) appropriate management options for achieving aims and objectives;
f) prescriptions for management actions;
g) preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period);
h) details of the body or organization responsible for implementation of the plan; and
i) ongoing monitoring and remedial measures.
The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The approved plan will be implemented in accordance with the approved details.
Reason: To ensure the biodiversity enhancements for habitats and species are managed appropriately in the long term in accordance with Policies ENV1, ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policies NP23 and NP24 of the Benson Neighbourhood Development Plan.
The hard landscaping details submitted pursuant to condition no. 1 shall comprise full details of hard landscape proposals, including: proposed finished floor levels, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials, boundary treatments and minor artefacts and structures (e.g. furniture, refuse or other storage units, signs, lighting, external services).
All hard landscape works shall be carried out in accordance with the approved details and timetable and thereafter retained.
Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.
The soft landscaping details submitted pursuant to condition no. 1 shall comprise full details of soft landscaping including a planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers/densities. The details shall include an implementation timetable and the details of the ongoing management and maintenance of the landscaping.
The soft landscaping details shall include a scheme for the replacement and re-reinstatement of hedgerow planting and new hedgerow planting in accordance with drawing 3500-03 Revision K.
The approved details of landscaping shall be carried out in the first planting and seeding season, following occupation of the buildings or the completion of the development, whichever is sooner. All soft landscape works shall be carried out in accordance with the approved details and timetable and thereafter retained. Any trees or plants which, within a period of 5 years after planting, are re-moved, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, unless otherwise agreed by the local planning authority in writing, and thereafter shall be retained.
Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035 and Policies NP4, NP27, NP28 and NP29 of the Benson Neighbourhood Development Plan.
No development shall commence until a scheme phasing the construction of the public open space on site, including the Community Garden, Locally Equipped Area of Play and associated works, has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed scheme of phasing.
Reason: To meet the need for public open spaces in accordance with Policies CF5 and INF1 of the South Oxfordshire Local Plan 2035 and Policies NP4, NP20 and NP22 of the Benson Neighbourhood Development Plan.
The reserved matters submitted pursuant to Condition 1 shall include details of the Community Garden including the identification of planting areas, seating, paths, storage areas and other associated structures.
Reason: To meet the need for public open spaces in accordance with Policies CF5 and INF1 of the South Oxfordshire Local Plan 2035 and Policies NP4 and NP19 of the Benson Neighbourhood Development Plan.
Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees and hedgerows which are shown to be retained, and the trees and hedgerows 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 and environmentally important in accordance with Policy ENV1 of the South Oxfordshire Local Plan 2035 and Policy NP4 of the Benson Neighbourhood Development Plan.
No development shall take place prior to the implementation of a staged programme of archaeological work in accordance with a written scheme of investigation which has been first submitted to and approved in writing by 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 Policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035 and Policy NP6 of the Benson Neighbourhood Development Plan.
Prior to the first occupation of the dwellings hereby permitted, the proposed means of access (including all off-site highways work) onto the B4009, is to be formed and laid out in accordance with drawing 161037-13 Rev B (or a scheme subsequently approved by the Local Planning Authority in writing) to the approval of the Local Planning Authority, constructed in accordance with the Local Planning Authority's specifications and all ancillary works specified shall be undertaken.
Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP4 of the Benson Neighbourhood Development Plan.
No more than 50% of the dwellings hereby permitted shall be occupied until:
a) the Edge Road within the site is constructed to the satisfaction of the Local Planning Authority and open to traffic; and
b) the proposed means of access onto Hale Road has been formed and laid out in accordance with drawing 161037-17 Rev D permitted under application P17/S3955/FUL (or a scheme subsequently approved by the Local Planning Authority in writing) to the approval of the Local Planning Authority, constructed in accordance with the Local Planning Authority's specifications and all ancillary works specified shall be undertaken.
Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP1 and NP4 of the Benson Neighbourhood Development Plan.
Prior to the first occupation of the development turning areas and car parking spaces shall be provided within the estate so that motor vehicles may enter, turn around and leave in a forward direction and vehicles may park off of the highway. Details of the turning areas and parking areas identifying how they are to be constructed, laid out, surfaced and drained shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning areas and parking areas to serve each dwelling shall be completed in strict accordance with the approved details and prior to the occupation of that dwelling. The turning areas 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 and to ensure provision of off-street parking in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to the occupation of any dwellings hereby approved, a Travel Plan and Travel Information Pack shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall be implemented and monitored in accordance with the requirements approved as part of the Travel Plan and Travel Information Pack.
Reason: To promote the use of non-car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035 and Policy NP9 of the Benson Neighbourhood Development Plan.
A Public Right of Way shall be maintained through the site such that it is all weather provision and connects through the site on natural desire lines, and be readable for pedestrians and cyclists orientating themselves through the site and be incorporated into a masterplan movement framework. The reserved matters to comply with Condition 1 shall make provision for retention of the Public Right of Way during construction and once the development is complete and include details of its surfacing and path furniture.
Reason: To promote the use of non-car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035 and Policies NP4 and NP10 of the Benson Neighbourhood Development Plan.
A Construction Method Statement (CMS) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The approved CMS shall be implemented prior to any works being carried out on site and shall be maintained throughout the course of the development. The CMS must make provision for:
i) phasing of construction;
ii) the site access junction works, including a programme for their provision;
iii) the parking of vehicles of site operatives and visitors;
iv) loading and unloading of plant and materials;
v) storage of plant and materials used in constructing the development;
vi) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
vii) wheel washing facilities;
viii) measures to control the emission of noise, dust, dirt and any other emissions during construction;
ix) any temporary lighting;
x) measures to mitigate the impact of construction operations on nearby residential properties;
xi) a scheme for recycling/disposing of waste resulting from demolition and construction works;
xii) delivery, demolition and construction working hours;
xiii) measures to be taken to ensure compliance with the Considerate Constructors Scheme; and
xiv) a Construction Traffic Route.
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 TRANS5 of the South Oxfordshire Local Plan 2035.
The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority.
Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of the development an acoustic report detailing the predicted noise exposure of the proposed properties shall be submitted to and approved in writing by the Local Planning Authority. Where the report identifies the noise levels within the properties (with windows open) and in the external amenity areas are predicted to be unacceptable, taking account of WHO Guidelines for Community Noise, and BS 8233: 2014 'Guidance on sound insulation and noise reduction for buildings', a scheme will be required to be submitted and approved by the Local Planning Authority that provides details of mitigation measures which can be undertaken to ensure that levels of noise fall within acceptable limits. Any mitigation measures identified and approved shall then be implemented prior to occupation or in accordance with a programme agreed in writing by the Local Planning Authority.
Reason: To protect the amenities of future residents in accordance with Policy ENV11 of the South Oxfordshire Local Plan 2035.
Prior to any above ground construction works, a scheme outlining mitigation measures relating to the air quality in and around the application site shall be submitted to and approved in writing by the Local Planning Authority. The mitigation measures shall be implemented in accordance with the approved details prior to occupation, or in accordance with a programme agreed in writing by the Local Planning Authority, and thereafter retained.
Reason: To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035 and Policy NP11 of the Benson Neighbourhood Development Plan.
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