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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 19057.100.01E, 17063_2200_C, 17063_2201_E, 17063_3001_D, 17063_3110_D, 1706.L.1000, 18856.200.01, 17063_1200_H, 17063_1201_D, 17063_2110_E, 17063_2113_D, 17063_1010_N, 17063_1113_G, 17063_1110_P, 17063_1112_N, 17063_2111_E and 17063_2112_C, 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 the relevant part of the development hereby approved samples of all materials to be used in the external construction and finishes of the development 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 in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON7. C3, D1, G2 and H13 of the South Oxfordshire Local Plan 2011.

That a scheme for the landscaping of the site, including the planting of live trees, shrubs and suitable emergent vegetation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The scheme shall be implemented prior to the first occupation or use as approved within 12 months of the commencement of the approved development 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 C9, G2, and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works or operations 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 C9, G2 and D1 of the South Oxfordshire Local Plan 2011.

The development permitted by this planning permission shall be carried out in accordance with the FRA Addendum, prepared by RMA Environmental, reference RMA/LC1756, dated 31 August 2018, and the following mitigation measures: 1. All habitable rooms including kitchens, living rooms, bedrooms and studies will be located at the first floor level as outlined in section 3.18. 2. Flood resilient measures will be adopted for the ground floor as outlined in section 3.17. The mitigation measure(s) shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority. Reason: This condition is sought in accordance with paragraph 163 of the National Planning Policy Framework to reduce the risk of flooding on-site and elsewhere. In particular to prevent: flooding elsewhere by ensuring that the flow of flood water is not impeded and the proposed development does not cause a loss of flood plain storage and to prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity.

No development shall take place until a scheme for the provision and management of a 10 metre wide buffer zone alongside the River Thames shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The buffer zone scheme shall be free from built development including lighting, domestic gardens and formal landscaping; and should form a vital part of green infrastructure provision. The scheme shall include: - plans showing the extent and layout of the buffer zone - details of any proposed planting scheme using locally native species of UK genetic provenance - details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term including production of detailed management plan - details of any proposed footpaths, fencing, lighting etc. To reduce light spill into the river corridor outside the buffer zone, all artificial lighting should be directional and focused with cowlings (for more information see Institute of Lighting Professionals (formerly the Institute of Lighting Engineers) ''Guidance Notes For The Reduction of Obtrusive Light Reason: This condition is sought in accordance with paragraph 170, 174 and 175 of the NPPF and policies C6 and C8 of the South Oxfordshire Local Plan 2011 so that the development contributes and enhances the natural and local environment by minimising impacts on and providing net gains for biodiversity, is adequately mitigated and secures measurable net gains for biodiversity.

No development shall take place until a landscape management plan, including longterm design objectives, management responsibilities and maintenance schedules for the buffer zone and riverside planting area shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority. The scheme shall include the following elements: 1. Details of the extent and type of new planting using locally native species of UK genetic provenance 2. Details of any new habitat created on site including the design of the proposed riverside planting area and the margins of the adjacent water feature 3. Details of treatment of site boundaries and/or buffers around water bodies 4. Details of maintenance regimes Reason: This condition is sought in accordance with paragraph 170, 174 and 175 of the NPPF and policies C6 and C8 of the South Oxfordshire Local Plan 2011 so that the development contributes and enhances the natural and local environment by minimising impacts on and providing net gains for biodiversity, is adequately mitigated and secures measurable net gains for biodiversity.

Prior to the commencement of development, a full surface water drainage scheme, including details of the size, position and construction of drainage works, shall be submitted to, and approved in writing by, the Local Planning Authority. The drainage scheme shall be designed to accommodate a 1 in 100 year storm + 40% CC and will be implemented in accordance with the approved details prior to the commencement of the development hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with the NPPF and polices EP4 and EP6 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of development, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this. 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.

Prior to the commencement of the development, including any site clearance, demolition or landscaping works, a report containing the findings of at least one bat activity survey, as recommended in section 6 of the supporting Preliminary Ecological Appraisal (Seasons Ecology LLP, April 2018, Report Ref: SET1828_01), shall be submitted to and approved in writing by the local planning authority. The surveys and report shall be produced by a suitably qualified ecologist, contain information pertaining to the requirements for protected species licencing and include a specific mitigation and enhancement strategy. Thereafter, the development shall be implemented in accordance with the approved details. Reason: To protect the important species on site and ensure a no net-loss of biodiversity resource on site, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2017 and Policies C6 and C8 of the South Oxfordshire Local Plan 2011, and paragraph 109 of the NPPF.

Before the Northern most access is first used, the South-Eastern access onto Thames Road, shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 1110 Rev P and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.