Planning Application Details

Development shall not commence until details of the reserved matters [appearance, landscaping, layout and 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/S1525/DIS, P22/S1894/DIS, P23/S0370/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans (Except as controlled or modified by conditions of this permission or a detail of, or a condition of, any Reserved Matter approval): -Location Plan 867 B 000 -Impact Plan 867/B/002A -New proposed access 5583-102 -Forward Visibility Splays 5583-31 -Swept path analysis 5583-103 -Cycle Path existing 5583-35 Rev D -Junction Access Layout and Dimensions 5583.30 Rev C -Site Survey Plan D 09 15 -Tree Protection Plan DS23051701.04 -Arboricultural Impact Plan DS23051701 03 Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P21/S1525/DIS

That in the event the application site is developed in phases, a phasing plan shall be submitted with the first Reserved Matters application. Such Phasing Plan shall identify the broad quantum (floorspace) of development to be provided in each phase of the development and each Reserved Matters application thereafter shall be in accordance with the approved Phasing Plan or variation thereof, subject to the overall quantum of development not exceeding 16,722sqm. Reason: To provide flexibility and ensure the proper planning of the area in accordance with Development Plan policies. Related application(s): P21/S1525/DIS

That in the event the application site is developed in phases, the first Reserved Matters application shall include a masterplan to contain site-wide details of: -Structural landscaping including treatment of ecological buffer and landscaped frontage and replacement hedge; -Surface Water Drainage and Foul Water Drainage; -Drainage Maintenance Plan; -Access, cycle way and footway works sufficient to connect to the highway network; -Illustrative heights in further phases; -Quantum of floorspace in remaining phases; -Location of public art (if provided on site); and such works (with the exception of any energy efficient measures that shall be carried out with each phase of the development) shall be carried out with the first phase of development, unless otherwise expressly stated in the particulars of the approved first Reserved Matters Application. In the event of a single Reserved Matters application the matters set out above shall be incorporated in the details submitted pursuant to condition 1. Reason: To provide flexibility and ensure the proper planning of the area in accordance with Development Plan policies. Related application(s): P21/S1525/DIS

That in the event the application site is developed in phases, each Reserved Matters application shall include the details required pursuant to condition 1 for that phase of development, together with details of the following: -Hard and soft landscaping, including: measures for the protection of existing trees and hedgerows during the course of development; schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities);the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread); any earth moving operations and finished levels/contours; and a landscaping implementation programme; -External lighting; -Surface Water and Foul Water Drainage; -Refuse and Recycling Storage; -Updates to the Phasing Plan; -All car parking and servicing. Reason: To provide flexibility and ensure the proper planning of the area in accordance with Development Plan policies Related application(s): P21/S1525/DIS

Prior to the commencement of any phase of the development, detailed plans showing the proposed ground levels for that phase of the development, together with the slab and ridge levels of the proposed development within that phase, 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. The ground levels on the remainder of the site shall not be increased unless otherwise agreed beforehand by the LPA. Reason: To ensure a satisfactory form of development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Prior to the commencement of any phase of the development hereby approved samples of all materials to be used in the external construction and finishes of that phase of the approved development shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) the conversion of any B1(a) unit to C3 as described in Schedule 2, Part 3, Class O of the Order shall not be undertaken without obtaining planning permission for the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) the conversion of any B2 or B8 unit to B1 as described in Schedule 2, Part 3, Class I of the Order shall not be undertaken without obtaining planning permission for the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011 and also in the interests of sufficient car parking within the site in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Prior to first occupation of any building on the development site hereby permitted the proposed means of access onto Rycote Lane (A329) is to be formed and laid out and constructed in accordance with a scheme which accords with highways specifications which has been submitted to and approved in writing by the Local Planning Authority. The scheme and all ancillary works specified shall be undertaken in accordance with the approved details. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011 Related application(s): P21/S1525/DIS

Prior to the commencement of any phase of the development hereby approved details of refuse and recycling storage for that phase of the development 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 Related application(s): P21/S1525/DIS

Prior to first occupation of the development site hereby permitted the proposed new section of shared Cycleway / Footway along Rycote Lane (A329) is to be formed and laid out and constructed in accordance with a scheme which accords with highways specifications which has been submitted to and approved in writing by the Local Planning Authority. The scheme and all works specified shall be undertaken in accordance with the approved details. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Prior to the first occupation of any phase of the development hereby approved a turning area and car parking spaces shall be provided within the curtilage of the site for that phase of the development so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that phase of the development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Cycle parking facilities for any phase of the development shall be provided prior to the occupation of that phase of development, in accordance with details to first be 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 Related application(s): P21/S1525/DIS

Prior to the occupation of any one phase of the development, details of shower, washing and changing facilities for cyclists to serve that phase of the development shall be submitted to and approved in writing by the Local Planning Authority. Any unit approved with such facilities shall not be occupied until those facilities have been provided in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Prior to the commencement of any phase of the development a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that phase of the development. The approved CTMP for that phase of the development shall be implemented prior to any works being carried out on site and shall be maintained throughout the course of that phase of the development. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

Prior to the first occupation of any part of the development hereby permitted a Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non-car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027. Related application(s): P21/S1525/DIS

The soft landscaping scheme(s) approved pursuant to conditions 1, 4 and 5 shall be implemented either prior to the first occupation of that phase of the development or in the first planting season following occupation of that phase of the development and thereafter be maintained in accordance with the approved landscaping management plan as required under condition 20. 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 that phase of the development or, in the case of the structural landscaping, the planting of that landscaping, 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 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): P21/S1525/DIS

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme. Reason: To help to assimilate the development into its surroundings in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P21/S1525/DIS

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.

The developers shall ensure that there are appropriate provisions made for the control of dust emanating from the site so as not to cause undue disturbance to the occupants of nearby residential properties. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with South Oxfordshire Local Plan 2011 and Policy EP1 - Prevention of Polluting Emissions.

All plant, machinery and equipment to be used by reason of the granting of this permission shall be so installed, maintained and operated so as to ensure that the rating noise level from the equipment shall be at least 5 dB below the pre-existing background noise level (L90) when measured from the nearest publicly accessible point adjacent to the nearest noise sensitive premises. Measurements and rating of noise for the purpose of this conditions shall be in accordance with BS4142:2014 -"Method of rating industrial and commercial sound'. In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the applicant or persons responsible shall investigate and undertake appropriate attenuation works to resolve the problem to the satisfaction of the local planning authority. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

External lighting shall be undertaken in accordance with either (a) the details approved pursuant to condition 5 or (b) in the event of a single Reserved Matters application, in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority. Reason: To protect the appearance of the area, the environment and wildlife in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011

Surface water drainage works (including sustainable surface water drainage works) based on the BCAL Flood Risk Assessment (Nov 2017) shall be undertaken in accordance with either (a) the details approved pursuant to condition 4 or (b) in the event of a single Reserved Matters application, in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority. Any details of surface water drainage works submitted in either (a) or (b) of this condition shall provide details of: site investigation information, including permeability tests and groundwater assessment; CCTV drainage survey, appropriate drainage calculations; detailed Suds proposals based on the use of appropriate climate change allowance flood exceedance routing; phasing/timetable for proposals; details of future maintenance and management of SUDS features. Thereafter, the development shall be carried out and maintained 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.

The development hereby permitted 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.

No development shall commence unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme totalling a minimum of 3.49 biodiversity units has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the certificate has been issued by the Offset Provider. The details of biodiversity enhancements shall be documented by the Offset Provider and issued to the Council for their records. Reason: To compensate and mitigate for the net loss of biodiversity resulting from the development by providing biodiversity enhancements off site in accordance with CSB1 of the South Oxfordshire Core Strategy and paragraphs 170(d) and 175 of the National Planning Policy Framework.

No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's organisational licence (WML-OR27-2020-1) and with the proposals detailed on plan 'Impact Plan' (Drawing Number 867/ B/002A dated 21.08.18). Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence WML-OR27-2020-1, Policies C6 and C8 of the SOLP, Policy CSB1 of the SOCS and paragraph 170 of the NPPF.

No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR27-2020-1), confirming that all necessary measures in regard to great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the local planning authority and the local authority has provided authorisation for the development to proceed under the district newt licence. The Delivery Partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved. Reason: In order to adequately compensate for negative impacts to great crested newts, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the SOCS and paragraph 170 of the NPPF.

No development hereby permitted shall take place except in accordance with Part 1 of the GCN Mitigation Principles, as set out in the District Licence WML-OR27-2020-1 and In addition in compliance with the following: -Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians. -Capture methods must be used at suitable habitat features prior to ground clearance or removal of such features (i.e. hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto the development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development). Reason: In order to adequately mitigate impacts on great crested newts, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the SOCS and paragraph 170 of the NPPF.

Prior to first occupation of any phase of the development electric vehicle charging points shall be installed and be operational on that phase of the development in accordance with details that shall previously have been submitted to and approved in writing by the Local Planning Authority. Reason: In order to promote more sustainable forms of transport and in accordance with policy EP1 of the South Oxfordshire Local Plan 2011.

The overall business floorspace (including mezzanine levels) on the site shall not exceed 16,722m2. At least 40% of the overall floorspace shall be contained within units no larger than 1,500m2 and no one unit shall be larger than 5,000m2 (measured on a gross external basis). Reason: For the avoidance of doubt and to ensure that the site is developed appropriately to meet local employment needs and to ensure that the development is acceptable in landscape terms in accordance with Policies CSQ3 and CSEM2 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

Prior to commencement of development details of energy efficient measures to be incorporated into the site such as rainwater harvesting, solar panels and electric charging points shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of energy efficiency in accordance with policies CSQ1 and CSQ2 of the South Oxfordshire Core Strategy 2027.

Prior to the occupation of the development (or, in the case of a phased development, the first phase of the development), a programme of public art shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter the approved works shall be carried out in accordance with the approved details and in conjunction with the Public Arts Team and implemented within 12 months of the first occupation of the development. Reason: To enhance the visual appearance of the site and contribute to a sense of place and identity, in accordance with policy D12 of the South Oxfordshire Local Plan 2011 and the Revised Draft Section 106 Planning Obligations SPD (August 2017)