Planning Application Details

Details of "the reserved matters" of appearance, landscaping, layout, and scale (including details of levels), shall be submitted to and approved in writing by the Local Planning Authority before any development takes place 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): P21/S4506/DIS

Application for approval of the reserved matters shall be made to the Local Planning Authority not later than 3 years from 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.

The development hereby permitted shall begin no later than two years from the date of approval of the last of the reserved matters 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, - 971.01 - Location plan - 8160861/4101 - site survey - 8160861/4102 - site survey - 8160861/4103 - site survey - 161037-17 Rev D - Hale Road roundabout, 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.

The reserved matters for the scheme shall be designed to secure a mix of market dwellings as set out in the application documents as follows: 2 bed - 41% 3 bed - 37% 4 bed - 22% or in accordance with a mix that shall be set out for approval as part of the reserved matters submission to meet the needs of current and future households. Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035 and Policy NP3 of the Benson Neighbourhood Development Plan, having regard to the Oxfordshire Strategic Housing Market Assessment April 2014 and the specific circumstances of the planning application.

Comprehensive details of the proposed landscape works pursuant to condition 1 above including a fully detailed scheme for the timing of planting, its maintenance and a long-term management shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The schedule and plan shall be implemented and maintained in accordance with the agreed programme. 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 NP3, NP22, NP25 and NP29 of the Benson Parish Neighbourhood Plan.

A Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters application. The plan should aim to achieve a no net loss of biodiversity overall compared to the biodiversity value of the site prior to development. The plan should include both habitat and species enhancements. 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; 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 final occupation. 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.

A scheme for the off-site highway works shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The submitted scheme shall include, but not be limited to - (a) Realignment of Hale Road and provision of footway on western side to link the site with Sunnyside (b) Pedestrian footway (unless being provided internally), to link northern accesses with the footway and crossing at the western roundabout arm (c) New roundabout, which will form the intersection between BEN 2 and BEN 3/4 as indicated on the approved plans or as otherwise agreed. The approved works shall be implemented in full before the first occupation/use of the development or in accordance with a programme of implementation agreed in writing with the Local Planning Authority. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS1 of the South Oxfordshire Local Plan 2035 and Policies NP1, NP3, NP9 and NP8 of the Benson Parish Neighbourhood Plan.

A Construction Method Statement shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. 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. Measures to control the emission of dust and dirt; 7. A scheme for recycling and/or disposing of waste materials arising from the demolition and construction works; 8. Installation and maintenance of security hoarding/fencing. Reason: In the interests of visual and residential amenity and highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP8 of the Benson Parish Neighbourhood Plan.

A Construction Traffic Management Plan shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The approved Plan shall be complied with throughout the construction period. 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 in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP8 of the Benson Parish Neighbourhood Plan.

A surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied. This scheme should include but not necessarily be limited to: · Discharge Rates · Discharge Volumes · Maintenance and management of SUDS features · Sizing of features - attenuation volume · Infiltration in accordance with BRE365 · Detailed drainage layout with pipe numbers · SUDS (FRA features to be carried forward into the detailed drainage strategy) · Network drainage calculations 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 Parish Neighbourhood Plan.

A scheme of noise mitigation measures shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The development shall be built in accordance with the approved scheme prior to first occupation of any of the dwellings to which the noise mitigation relates and retained thereafter. Reason: To protect the occupants of the development from noise disturbance in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

A drainage strategy detailing any on-site and off-site drainage works shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. 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 prevent pollution in accordance with Policy EP4 and INF4 of the South Oxfordshire Local Plan 2035.

Impact studies of the existing water supply infrastructure shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. The studies should determine the magnitude of any new additional capacity required in the system and a suitable connection point. Development shall be carried out in accordance with the approved details. Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with additional demand in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

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 concurrent to or as part of the Reserved Matters Application. Reason: To secure the protection of and proper provision for any archaeological remains in accordance with Policies EN6 and EN9 of the South Oxfordshire Local Plan 2035 and Policy NP6 of the Benson Parish Neighbourhood Plan.

Following the approval of the Written Scheme of Investigation referred to in condition 15, 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 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 Policies EN6 and EN9 of the South Oxfordshire Local Plan 2035 and Policy NP6 of the Benson Parish Neighbourhood Plan.

Details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning concurrent to or as part of the Reserved Matters Application. The refuse and recycling storage for each dwelling shall be implemented in accordance with the approved details prior to the occupation of that dwelling and shall be retained as such thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy EP3 of the South Oxfordshire Local Plan 2035.

Details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. Prior to the first occupation of each dwelling that dwelling shall be provided with the cycle parking, in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

All dwellings shall be provided with access to electric vehicle charging points in accordance with details which have been submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. No dwelling shall be occupied until the approved details are operational for that property. Reason: To encourage the use of electric cars as a means of transport and to mitigate any impacts on air pollution in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035 and Policy NP11 of the Benson Parish Neighbourhood Plan.

No more than 50% of the proposed dwellings shall be occupied until the Edge Road within the site including the roundabout permitted under application P21/S1101/FUL is constructed to the satisfaction of the Local Planning Authority and open to traffic or a scheme at the A4074/Church Road junction is implemented to the satisfaction of the highway authority. Reason: To secure a comprehensive scheme and in the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policies NP1, NP3 and NP8 of the Benson Parish Neighbourhood Plan.

Prior to occupation of the dwellings hereby permitted the proposed means of access onto Hale Road is to be formed and laid out to the approval of the Local Planning Authority, constructed in accordance with the local authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP8 of the Benson Parish Neighbourhood Plan.

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 that shall have been first submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP10 of the Benson Parish Neighbourhood Plan.

Prior to first occupation a Travel Information Pack shall be submitted to and approved by the Local Planning Authority. The first residents of each dwelling shall be provided with a copy of the approved 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 Parish Neighbourhood Plan.

Prior to first occupation, details of the means by which the dwellings hereby approved may be connected to the utilities to be provided on the site to facilitate superfast broadband connectivity shall have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. Reason: In the interests of providing sustainable living environments, to promote home working, reduce the need to travel and to mitigate any impacts on air pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035 and Policy NP17 of the Benson Parish Neighbourhood Plan.

The total number of dwellings shall not exceed 84. Reason: For the avoidance of doubt and to protect local amenities in accordance with Policies STRAT1, H1, ENV1, CF5, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the construction of the access, vision splays measuring 2.4 metres by 43 metres shall be provided to each of the sides of the accesses north of the roundabout on Hale Road. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and Policy NP8 of the Benson Parish Neighbourhood Plan.

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 ENV12 of the South Oxfordshire Local Plan 2035.

Any gas fired boilers to be installed in any of the dwellings hereby permitted shall meet a minimum standard of <40mgNOx/kWh. Reason: To mitigate any impacts on air pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035