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. Related application(s): P19/S3258/DIS, P21/S0892/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, WG544-003 Rev B, WG544-501, WG544-603 Rev A, WG544-102, WG544-202 Rev A, WG544-2301 Rev A, WG544-100, WG544-200 Rev A, WG544-500, WG544-602 Rev A, WG544-001 and WG544-101, 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): P19/S3258/DIS, P21/S0892/DIS

Prior to the commencement of development a photographic schedule 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: To safeguard the character of the area in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S3258/DIS, P21/S0892/DIS

Prior to the commencement of development a detailed specification of any external ducts, flue pipes or means of external venting and their locations shall be submitted to and approved in writing by the local planning authority and any such works shall be implemented in strict accordance with the details as approved. Reason: To safeguard the character of the area in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S3258/DIS

The type, design and external finish of all windows and external doors and rainwater goods shall be implemented as approved under application P13/S3906/DIS. Reason: To safeguard the character of the area in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S3258/DIS

That the proposed rooflights shall be of conservation style, and be installed flush with the roof. The cill level of the rooflights in the west-facing elevations of Units 1, 2 and 3 and the north-facing elevations of Units 3 and 4 shall be at least 1.7 metres above the floor level of the associated rooms and shall be retained as such. Reason: To safeguard the character of the area and to ensure that the development is not unneighbourly in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, D4, H4 and CON7 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S3258/DIS

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions; Class C - Rooflights; Class D - Porches and Class E - Outbuildings shall be undertaken without obtaining planning permission from the Local Planning Authority. Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition in the interests of visual and residential amenity and in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, D4, H4 and CON7 of the South Oxfordshire Local Plan 2011. Related application(s): P19/S3258/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 erection or construction of gates, fences, walls or other means of enclosure as described in Schedule 2, Part 2, Class A of the Order shall not be undertaken without the prior written permission of 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 and in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011.

External lighting shall be implemented as approved under application P13/S3906/DIS. Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development, a schedule of repairs to buildings of Local Note shall be submitted to and approved in writing by the Local Planning Authority. The repairs shall be undertaken in accordance with the approved details and so retained. Reason: To safeguard the character of the area in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re enacting that Order), vehicular access to and from the site shall be taken only to and from the existing access to Ingham Lane. Reason: In the interests of highway safety and convenience in accordance with Policy CSM1 of the South Oxfordshire Core Strategy and Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development, the parking and turning areas shall be provided in accordance with the approved plan WG544-003 B, and shall be constructed, laid out, surfaced, drained and completed, and shall be retained unobstructed except for the parking of vehicles at all times. Reason: In the interests of highway safety and in accordance with Policy CSM1 of the South Oxfordshire Core Strategy and Policies T1 and T2 and Appendix 5 (Car Parking Standards) of the South Oxfordshire Local Plan 2011.

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

No building shall be occupied until the whole of the roads and footpaths shown on the layout plan accompanying the application, and all surface water drainage works have been laid out, constructed and completed in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The landscaping scheme as detailed on the planting schedule shown on the approved plan WG544-003 B, shall be implemented prior to the first occupation or use 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 G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby approved, including any stripping, vegetation clearance or demolition, evidence of the successful receipt of a European protected species licence, or evidence of the successful registration of the site under the bat mitigation class licence, specific to this development, from Natural England, shall be submitted to and approved in writing by the local planning authority. Reason: To protect the important species on site, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, Policies C6 and C8 of the South Oxfordshire Local Plan 2011, and Paragraph 170 of the NPPF.

The development hereby approved shall be implemented strictly in accordance with the measures stated in section 5 of the supporting Bat Survey Report (Windrush Ecology Ltd, 20/06/2019, Ref: W2900_rep_Watcombe Manor, Watlington_20-06-19) and bat access features shown on drawings: WG544 - 603A and WG544-202A. This condition will be discharged through the receipt of a letter from the project ecologist providing evidence the that the approved measures have been implemented in accordance with this condition. Reason: To minimise the impact of development on, and achieve net gains for, biodiversity, in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, Policies C6 and C8 of the South Oxfordshire Local Plan 2011, and Paragraph 170 of the NPPF.

Sample panels of walling showing the proposed colour, texture, facebond and pointing shall be provided on site and approved in writing by the Local Planning Authority before the relevant parts of the work are commenced. The sample panels shall be retained on site until the work is completed and the new work shall be carried out in accordance with approved panel. Reason: To safeguard the character of the area in accordance with Policies CSQ3, CSR1 and CSEN3 of the South Oxfordshire Core Strategy and Policies D1, H4 and CON7 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development 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 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 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 3 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.

Prior to the commencement of development, a full surface 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 and results of soakage tests carried out at the site to demonstrate the infiltration rate. Three tests should be carried out for each soakage pit as per BRE 365 with the lowest infiltration rate (expressed in m/s) used for design. An exceedance plan shall be submitted. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. REASON: To ensure the proper provision for surface water drainage and/ or to ensure flooding is not exacerbated in the locality (National Planning Policy Framework and Planning Practice Guidance).

Prior to the first occupation of any unit, a new fire hydrant shall be provided within the site as approved under application P13/S3906/DIS. Reason: To ensure that an adequate supply of water is available for fire fighting purposes in accordance with Policy CSI1 of the South Oxfordshire Core Strategy.

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. A copy of the S106 agreement and capacity confirmation from Thames Water shall be submitted and the scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this.The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. REASON: To ensure flooding is not exacerbated in the locality (National Planning Policy Framework and Planning Practice Guidance).