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.
Related application(s):
P22/S2872/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 15049(P)1003G, 15049(P)1004H, 15049(P)1001G, 17219-01-009 Rev A, 17219-01-008 Rev A, 15049(P)207A, 15049(P)308C, 15049(P)202A, 15049(P)203A, 15049(P)303D, 15049(P)0001, 15049(P)304C, 15049(P)205A, 15049(P)305C, 15049(P)309, 15049(P)310, 15049(P)201, 15049(P)206A, 15049(P)306C, 15049(P)208A and 15049(P)307C, 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.
Related application(s):
P22/S2872/DISThe development hereby approved shall be completed in accordance with a phasing plan that shall first be submitted to and approved in writing by the local planning authority. Thereafter the development shall be completed in accordance with the agreed phasing unless an alternative phasing plan has been submitted to and agreed in writing by the local planning authority.
Reason: To ensure the development is undertaken in an appropriate manner, in the interests of highway safety and residential amenities in accordance with policies EP1, EP2, T1 and T2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P22/S2872/DISPrior to the first use or occupation of each phase of the development hereby approved a Biodiversity Mitigation and Enhancement Strategy (BMES) shall be completed in accordance with written details that shall first be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be completed strictly in accordance with the approved details.
As a minimum, the written BMES details should include:
i. Details of appropriate working methods and timings so to avoid and minimise impacts on biodiversity (relevant to each phase of the development);
ii. Details of faunal enhancements on site (bat and bird boxes) to compensate for the loss of roosting and nesting areas in the farm buildings;
iii. Details of the landscaping arrangements, including but not limited to species, methods for establishment and maintenance.
Reason: To minimise the impact of development on biodiversity and secure net gains, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy and paragraph 170 of the National Planning Policy Framework.
Related application(s):
P22/S2872/DISNotwithstanding the submitted details and prior to the first use or occupation of each phase of the development hereby approved a tree and shrub planting scheme shall be completed in accordance with written details that shall first be submitted to and approved in writing by the Local Planning Authority. As a minimum, the written details shall include:
i. Details of the species, locations and numbers of all trees, shrubs and hedgerows to be planted (particularly within and adjacent to the sport pitches car park and farm shop car park);
ii. Written planting and maintenance specifications;
iii. Plan showing all trees/hedges to be retained;
iv. Plan showing all trees/hedges to be removed (including realigned hedgerow to secure visibility splays if relevant).
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 and to preserve the visual appearance of the Green Belt and wider landscape in accordance with Policies CSEN1, CSEN2 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies C4, C9, D1 and G2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P22/S2872/DISConstruction of each phase of the development hereby approved shall not commence (including demolition) until a Construction Traffic and Environmental Management Plan (CTEMP) relating to that development phase has been submitted to and approved in writing by the local planning authority. As a minimum, the CTEMP shall set out the following:
i. Site compound, contractor parking and material storage area locations;
ii. Construction site access and delivery arrangements;
iii. Hours of construction (for both school term time and holiday periods);
iv. Methods for the control of noise (in accordance with BS4142 (2014) 'Method for rating industrial and commercial sound') and dust during the construction period;
v. Method for the prevention of mud egress onto the public highway;
vi. Construction phase external lighting details (if required);
vii. Site management responsibility (contractor/site manager/supervisor details).
Thereafter the construction of each phase of the development shall only be carried out in accordance with the approved details.
Reason: In the interests of highway safety and to protect the occupants of nearby residential properties from noise and disturbance in accordance with Policies T1 and EP2 of the South Oxfordshire Local Plan 2011.
No part of the development hereby approved shall be occupied or brought into use until the existing vehicular accesses onto the two car parks (from the public highway) have been improved and laid out and constructed strictly in accordance with the local highway authority's approved specifications and all ancillary works specified have been undertaken.
Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
The sports pitches hereby approved shall not be occupied or brought into use until the turning areas, car parking spaces and internal access road linking to the farm shop site have been constructed in full in accordance with approved plan no. 15049(P)1003G and Site Masterplan 15049(P)1001G and in accordance with a detailed construction specification that shall first be submitted to and approved in writing by the local planning authority. As a minimum, the written specification shall include hard-surfacing materials details (photographic example, material and manufacturer information) and surface water drainage details (serving the car parking areas and site access road) demonstrating compliance with SUDS principles.
Reason: To ensure the development preserves highway safety in the locality and is operated in a safe and acceptable manor with sufficient off-road parking and turning areas and in the interests of conserving the landscape character of the AONB and to protect the visual amenities of the area in accordance with policies CSR3 and CSM1 of the South Oxfordshire Core Strategy 2026 and policies D2, G2, G4, R4, T1 and T2 of the South Oxfordshire Local Plan 2011.
The farm shop and cafe/community space hereby approved shall not be occupied or brought into use until the turning areas and car parking spaces have been constructed in full in accordance with approved layout plan no. 15049(P)1004H and Site Masterplan 15049(P)1001G and in accordance with a detailed construction specification that shall first be submitted to and approved in writing by the local planning authority. As a minimum, the written specification shall include hard-surfacing materials details (photographic example, material and manufacturer information) and surface water drainage details (serving the car parking areas and site access road) demonstrating compliance with SUDS principles.
Reason: To ensure the development preserves highway safety in the locality and is operated in a safe and acceptable manor with sufficient off-road parking and turning areas and in the interests of conserving the landscape character of the AONB and to protect the visual amenities of the area in accordance with policies CSR3 and CSM1 of the South Oxfordshire Core Strategy 2026 and policies A4, A5, D2, G2, G4, T1 and T2 of the South Oxfordshire Local Plan 2011.
The proposed vision splays shall be formed, laid out and constructed in accordance with approved Masterplan no. 15049(P)1001G prior to the first occupation of the development. Thereafter, the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding (or growing above) 0.6 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 first occupation of the development hereby approved, a Car Parking Management Plan, identifying how the proposed car parks and one-way system within the site will be managed and maintained, including that associated with entry control (traffic flow plates) of the northern car park, shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be operated in accordance with the agree procedures at all times.
Reason: To ensure adequate control of the car parking facilities within the site and the means of access to the northern most car park, in the interests of highway safety in accordance with policies T1 and T2 of the South Oxfordshire Local Plan 2011.
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 development shall be carried out in accordance with the approved details prior to the first use of the building of the development hereby approved.
Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) the sports pitches hereby approved shall only be operated in an ancillary function to the use of Cranford House School (as an educational establishment) and at no time shall any third parties (not affiliated with that school) be permitted use of the pitches for either permanent or temporary use.
Reason: To manage the future use of the land in the interests of preventing an intensified use that could cause harm to the landscape character of the AONB, the visual amenities of the area, highway safety and neighbouring residential amenities in accordance with the aims of policies CSS1, CSEN1, CSM1 and CSQ3 of the South Oxfordshire Core Strategy 2026 and policies A4, C4, G2, G4, R2, T1 and T2 of the South Oxfordshire Local Plan.
The use of the ground floor of the building hereby approved shall be operated as a farm shop limited to no more than 330 sq.m of retail floor space at ground floor level in accordance with approved plan no. 15049(P)303D (Proposed Ground Floor Plan) and shall not be used for any purpose other than for the sale of fruit, vegetables, other agricultural and horticultural produce as specified in the applicant's letter from Vicar's Game Ltd. dated October 2018 and the Location of Suppliers Map and for no other purpose including any other purpose within Class A1 of the Town and Country Planning (Use Classes) Order 1987 (as amended) or any provision equivalent to that class in any statutory instrument revoking and re-enacting that order with or without modification.
Reason: To prevent the establishment of an unrestricted retail unit in an open countryside location, to preserve highway safety and to ensure that benefits to the rural economy and local community are secured into the future in accordance with policies CSS1 and CSM1 of the South Oxfordshire Core Strategy 2026 and policies A4, A5, G2, G4, T1 and T2 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended), the use of the first floor of the building hereby approved shall be operated only insofar as it functions in a mixed-use of A3 cafe and D1 community space and at no time shall the first floor of the building be used for retail purposes ancillary to the ground floor farm shop use.
Reason: To ensure the ground floor farm shop remains of an appropriate scale to the open countryside location, to preserve highway safety and to ensure that benefits to the local community are secured into the future in accordance with policies CSS1, CSM1 and CSR3 of the South Oxfordshire Core Strategy 2026 and policies A4, A5, G2, G4, T1 and T2 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) at no time shall any external lighting, containers, sheds or other temporary structures of any kind be installed or placed on the sports pitches (or its associated car park) hereby approved unless planning permission is first sought and granted by the local planning authority.
Reason: To restrict the spread of temporary and/or ancillary structures across the site in the interests of preventing future harm to the landscape character of the AONB and visual amenities of the area in accordance with policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2026 and policies C4, G2, G4 and R4 of the South Oxfordshire Local Plan.
No external lighting shall be permitted to be installed onto the farm shop building or within the associated external areas, car parking and turning areas unless full details of a lighting scheme have first been submitted to and approved in writing by the Local Planning Authority. Any lighting installed shall be implemented in accordance with the approved details.
Reason: To restrict the spread of temporary and/or ancillary structures across the site in the interests of preventing future harm to the landscape character of the AONB and visual amenities of the area, to protect the environment, local wildlife and local residents from light pollution in accordance with policy CSEN1 of the South Oxfordshire Core Strategy 2026 and policies D1 and EP3 of the South Oxfordshire Local Plan 2011.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking or re-enacting that Order), no means of enclosure as described in Schedule 2, Part 2, Class A of the Order shall be erected without the prior written permission of the Local Planning Authority.
Reason: To protect the character and appearance of the site, the rural setting of Moulsford village and the landscape character of the North Wessex AONB in accordance with policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and policies C4, C9, G2, G4, D1 and R2 of the South Oxfordshire Local Plan 2011.
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