Planning Application Details

Details of the appearance, landscaping, layout, and scale, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development takes place and the development shall be carried out as 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/S4269/DIS, P22/S3251/DIS, P22/S3938/DIS, P23/S0966/DIS, P23/S0969/DIS, P23/S0992/DIS, P23/S1020/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. Related application(s): P21/S4269/DIS, P22/S3251/DIS

The development hereby permitted shall take place not later than 2 years from the date of approval of the last of the reserved matters 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/S4269/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, NA/6000/01 A, NA/6000/02 A, and 16055-01-112 in relation to access arrangements (as the other matters are for illustrative purposes only), 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 accompanied by a Dwelling Statement, based on the most up-to-date evidence, detailing a mix of dwelling types and sizes to be provided on the development to meet the needs of current and future households. Reason: To secure a suitable mix of dwelling types and sizes and in accordance with Policy CSH4 of the South Oxfordshire Core Strategy and Policy H3 of the Joint Henley Harpsden Neighbourhood Development Plan.

Prior to first occupation of development the access shall be constructed in accordance with the approved plan 16055-01-112. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The vision splays shown on the approved plan 16055-01-112 shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development (including demolition), a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the construction 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.

Prior to first occupation of the development a Travel Information Pack shall be submitted to and approved in writing by the Local Planning Authority. Thereafter a copy of the approved Travel Information Pack shall be provided to each dwelling on its first occupation. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027 and Policy T1 of the Joint Henley Harpsden Neighbourhood Development Plan.

Prior to the commencement of any site works or operations (including demolition) relating to the development hereby permitted, 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.

Concurrent with the submission of a reserved matters application, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The plan should demonstrate how the development can 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 that there is no net loss of biodiversity, in accordance with Policies CSB1 of the South Oxfordshire Core Strategy 2027, Policy C6 of the South Oxfordshire Local Plan 2011 and Policy EN1 of the Joint Henley Harpsden Neighbourhood Development Plan.

Prior to the commencement of development details of foul drainage provision shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details and shall be complete before the first occupation of the development. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, details of sustainable drainage measures shall be submitted to and approved in writing by the Local Planning Authority. These should include: a) An Environment Agency approved Hydrogeological Risk Assessment b) Full details of a sustainable surface water drainage system based on ground permeability tests to BRE 365 and full consideration of groundwater pollution prevention measures following consultation with the Environment Agency; c) Design calculations with appropriate climate change allowance and storage areas sizing; d) Full Suds construction details and proposals based on the above; e) Detailed proposed site and floor levels; f) Exceedance flood flow routing; g) Timescale for the works including phasing; h) A full future management and maintenance plan for the Suds features to ensure the efficient functioning of the on-site Suds. The development shall be constructed in accordance with the approved details and shall be complete before the first occupation of the development. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, details of air quality mitigation measures shall be submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented as approved, prior to the first occupation of the development. Reason: Due to the location and the size of the approved development and the sensitivities within the area to ensure satisfactory standards of air quality for future residents of the approved development and surrounding residential properties in accordance with Policies G2 and EP1 of the a South Oxfordshire Local Plan 2011.

Prior to the commencement of the development (excluding demolition) a phased risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice. Each phase shall be submitted to and approved in writing by the Local Planning Authority. Phase 1 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and if significant contamination is identified to inform the remediation strategy. Phase 2 requires that a remediation strategy be submitted to and approved by the LPA to ensure the site will be rendered suitable for its proposed use. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

The development shall not be occupied until any previously approved remediation strategy has been carried out in full and a validation report confirming completion of these works has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

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 development (including demolition), measures for the control of dust during construction shall be submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented as approved and kept in place throughout construction. Reason: To protect the occupants of nearby residential properties from dust disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

No development shall take place in relation to the commercial element of the approved development until a detailed prediction of the noise produced has been submitted to and approved, in writing, by the Local Planning Authority. The report must be prepared in accordance with BS4142 (2014) Method for rating industrial and commercial sound'. The report should include: - A large scale plan of the proposed development - Noise sources and measurement/ prediction points marked on plan - Noise levels produced by noise sources (e.g. air conditioning units, refrigeration plant etc. at the nearest noise sensitive location - The rating level of the noise for tonal and intermittant noise? - The times of operation of the equipment - The background noise level at the nearest noise sensitive location - Details of noise mitigation measures proposed - Description of noise calculation procedure - Comparison of noise levels with appropriate criteria Where necessary, following approval of the noise assessment the applicant must submit a detailed scheme to control the noise which must be approved in writing by the Local Planning Authority. The approved scheme must then be implemented and maintained for the duration of the development. Reason: To ensure that the development is not unneighbourly in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

The hours of operation for the commercial element of the development shall be restricted to 08:00-18:00 Monday to Friday and 09:00-13:00 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.

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.