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, RGL-17-2719-04, 07, 06, 04a, 03b, RGL-17-2719-03, RGL-17-2719-02, 02a, 01a, RGL-17-2719-05, 05a and RGL-17-2719-01, 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 development hereby approved, including any site clearance or demolition, evidence of the successful receipt of European protected species licence, specific to this development, from Natural England, shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be implemented in accordance with the measures used to secure that licence. Reason: To protect the important species on site, in accordance with Policy CSB1 of the SOCS, Policies C6 and C8 of the SOLP, and paragraph 170 of the NPPF.

Prior to the commencement of the development hereby approved, including any site clearance or demolition, the tree protection measures detailed within Section 6 of the John Cromer Arboricultural Report (dated 21st Dec 2017) shall be laid out in full. Thereafter, the development shall be completed strictly in accordance with the recommendations of that report. Reason: To safeguard trees which have been identified as visually important in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall not commence until a sample of the proposed roof covering material and a full written schedule of all other external materials to be used in the construction of the development has been submitted to and approved in writing by the Local Planning Authority. The written details shall include (but not be strictly limited to) a photographic example of each material, the material name and manufacturer/supplier name. Reason: To ensure the development is compatible with its surroundings, to protect the significance of the grade II listed building and character and appearance of the conservation area in the locality in accordance with Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON3, CON7, G2 and D1 of the South Oxfordshire Local Plan 2011.

No development shall take place (unless approved as part of a remediation strategy) until a phased contamination risk assessment (to be carried out by a competent person in accordance with current government and Environment Agency guidance and approved Codes of Practice) has been submitted to and approved in writing by the Local Planning Authority. The phased contamination risk assessment shall be completed in accordance with the below requirements: - Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken. - Phase 2 shall include a comprehensive intrusive investigation in order to identify and characterise the type, nature and extent of contamination present, the risks to receptors and if significant contamination is identified to inform a Phase 3 remediation strategy. - Phase 3 shall require the preparation and submission of a remediation strategy to ensure the site will be rendered suitable for its proposed use. Thereafter the development shall be completed strictly in accordance with the remediation strategy approved under Phase 3 of this condition and the dwelling shall not be occupied or brought into use until 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 dwelling hereby approved shall not be occupied until a scheme for the planting of trees and shrubs within the site has been submitted to and approved in writing by the Local Planning Authority. The written details shall include: - Details of the species, locations and numbers of all trees, shrubs and hedges to be planted; - Planting and future maintenance specifications. In the event of any of the trees, shrubs or hedges planted as part of the approved scheme dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree, shrub or hedge of equivalent number and species, or of a species and number as 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, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON7, C9 and D1 of the South Oxfordshire Local Plan 2011.

The dwelling hereby approved shall not be occupied until the hard-surfaced areas for the parking and turning of vehicles have been constructed and laid out in full in accordance with the approved plans and the recommendations of Section 6 of the John Cromer Arboricultural Report (dated 21st Dec 2017) and a written schedule of surface materials that shall first be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be retained in accordance with the approved details. Reason: To ensure the development is served by sufficient off-road parking and turning areas in the interests of highway safety and the amenities of future occupiers of the dwelling and to preserve the character and appearance of the conservation area and setting of the adjacent grade II listed building in accordance with Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON5, CON7, D1, D2, T1 and T2 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall be implemented strictly in accordance with the recommendations of Section 6 of the supporting Bat Survey Report (Ecology By Design Ltd, September 2018, Project Code: EBD00553) and the dwelling shall not be occupied or brought into use until the Local Planning Authority has received and approved in writing a letter from the project ecologist providing evidence that the development has been implemented in accordance with the approved details. Any variation from the approved details shall first be agreed in writing with the local planning authority prior to any such change being carried out on site. Reason: In the interests of protected species using the site and to ensure the biodiversity value of the area is maintained, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy 2027, Policies C6 and C8 of the South Oxfordshire Local Plan 2011, and paragraph 170 of the National Planning Policy Framework.