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 (except as controlled or modified by conditions of this permission): - K1818 - 300B Site & Location Plans; - K1818 - 301C Proposed Site Layout Plan; - K1818 - 302B Proposed Plans & Elevations; - K1818 - 303B Proposed Site Layout Plan; - K1818 - 304B Proposed Plans & Elevations; and - K1818 - 305A Street Elevations. Reason: To secure the proper planning of the area in accordance with Development Plan policies.

Prior to the commencement of development hereby permitted detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the dwelling and garage buildings, shall be submitted to and approved in writing by the Local Planning Authority. The details shall be shown on plan, relative to the adjacent properties. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory form of development that preserves the setting of the adjacent grade II listed building and the character of the conservation area in accordance with Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policies CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON5, CON7, G2 and D1 of the South Oxfordshire Local Plan 2011.

Prior to any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Following the approval of the Written Scheme of Investigation and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority. Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON11, CON13, CON14 and E5 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 G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Construction of the dwelling and garage buildings hereby approved shall not proceed above slab level until a schedule of all external materials and finishes to be used in the construction of the development hereby permitted has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include photographic examples of the proposed materials along with manufacturer details and written specifications. Where facing brick is proposed to be used details of the brick bonding shall also be submitted. Reason: In the interests of the visual appearance of the development in accordance with Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON7, G2 and D1 of the South Oxfordshire Local Plan 2011.

The dwelling hereby permitted shall not be occupied or brought into use until hard-surfaced areas for the parking and turning of vehicles have been constructed in full in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority. The details shall include plans illustrating the locations of the hard-surfaces along with full specifications of the proposed surface materials to include photographic examples and details of the porosity/permeability. Reason: In the interests of the visual appearance of the development in accordance with Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON7, G2 and D1 of the South Oxfordshire Local Plan 2011.

The dwelling hereby permitted shall not be occupied or brought into use until a site planting scheme has been carried out in full in accordance with a written specification that shall first be submitted to and approved in writing by the Local Planning Authority. The submitted planting scheme shall include plans illustrating the numbers and locations of all proposed trees and shrubs and a written specification of the species, type, planting methods and details of future maintenance. In the event that any of the trees or shrubs, forming part of the approved site planting scheme, die or become 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, shall be planted and properly maintained in a position (or positions) and species that shall first be approved in writing by the Local Planning Authority. Reason: To help to preserve the character and appearance of the conservation area in accordance with Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON7, G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

The dwelling hereby approved shall not be occupied or brought into use until it has been connected to systems for the disposal of both foul and surface water in accordance with a scheme that shall first be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details. Reason: To ensure that future occupiers of the dwelling have access to the required services, in the interests of pollution prevention and to ensure an environmentally friendly method for the disposal of surface water in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2 and D1 of the South Oxfordshire Local Plan 2011 and paragraph 186 of the National Planning Policy Framework.

Prior to the first occupation of the dwelling hereby permitted, the existing means of access onto Preston Crowmarsh, shall be improved and laid out and constructed strictly in accordance with the Local Highway Authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety and in accordance with Policies 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 (or the equivalent provisions of any order revoking and re-enacting that Order), no development defined by Part 1, Classes A, B, C, E and F of Schedule 2 shall take place without planning permission first being sought and granted by the Local Planning Authority. Reason: To prevent harm being caused to the setting of the nearby grade II listed building (at Lower Farmhouse) and to ensure the character of the conservation area is preserved into the future in accordance with the provisions of Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON5, CON7, G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of Part 2, Class A of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or the equivalent provisions of any order revoking and re-enacting that Order), no fences, walls, gates or other means of enclosure shall be erected without planning permission first being sought and granted by the Local Planning Authority. Reason: To prevent harm being caused to the setting of the nearby grade II listed building (at Lower Farmhouse) and to ensure the character of the conservation area is preserved into the future in accordance with the provisions of Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON5, CON7, G2, C9 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the provisions of Class E of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or the equivalent provisions of any order revoking and re-enacting that Order), the garage accommodation hereby approved shall be retained as such and shall not be adapted for living purposes without the prior written permission of the Local Planning Authority. Reason: To prevent harm being caused to the setting of the nearby grade II listed building (at Lower Farmhouse) and to ensure the character of the conservation area is preserved into the future in accordance with the provisions of Policies NP6 and NP7 of the Benson Parish Neighbourhood Plan (referendum version May 2018), Policies CSEN1, CSEN3 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies CON5, CON7, G2, C9 and D1 of the South Oxfordshire Local Plan 2011.