Planning Application Details

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, RL21 13 A, RL21 30 and RL21 31, 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.

Development shall not commence until details of the reserved matters [scale, appearance and landscaping] have been submitted to and approved in writing by the Local Planning Authority. In the case of any reserved matter, application for approval must be made not later than the expiration of three years beginning with the date of the grant of outline planning permission. Thereafter the development shall commence not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. 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.

No change in the levels of the land shall take place unless in accordance with a detailed scheme which shall have been submitted to and approved in writing by the Local Planning Authority before any development commences on site. The scheme shall include details of existing and proposed ground levels. Reason: To ensure a satisfactory form of development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C4, C9, D1 and H4 of the South Oxfordshire Local Plan 2011.

Prior to any development hereby approved above foundation level, details of refuse and recycling collection points shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling collection points shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy D10 of the South Oxfordshire Local Plan 2011.

The reserved matters for the scheme shall be designed to secure an appropriate market housing mix. Reason: In accordance with Policy CSH4 of the South Oxfordshire Core Strategy and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014.

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 E - Outbuildings; Class F - Hardstandings shall be undertaken without obtaining planning permission for 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 amenity and retention of important trees in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, D1, D4 and H4 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the development hereby permitted the proposed means of access onto Reading Road is to be formed 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 in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to occupation, the existing access onto Reading 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 Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development vision splays measuring 2.4 metres by 90 metres shall be provided to each side of the access and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved a turning area and car parking spaces shall be provided within the curtilage of the site so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policies G2, D2, H4, T1 and T2 of the South Oxfordshire Local Plan 2011.

The garage accommodation hereby approved shall be retained as such and shall not be adapted for living purposes without planning permission from the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies G2, D2, H4, T1 and T2 of the South Oxfordshire Local Plan 2011.

No development shall commence until a scheme for the off-site highway works has been submitted to and agreed in writing by the Local Planning Authority. The submitted scheme shall provide at least one of the pedestrian link options indicated on the illustrative footway plan RL21/31 provided with this outline application and shall include any completed third party legal agreements required to secure delivery. The provision of Option A shall be in accordance with planning permission P16/S0970/O. The provision of Option B shall incorporate the replanting of any removed trees identified as Category B and the planting of mixed native species hedge. The approved works shall be implemented in full before the first occupation of the development or in accordance with a programme of implementation agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety and visual amenity in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C4, H4 and T1 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, C4, C9, D1 and H4 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 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 2 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. The development shall not be occupied until any previously approved remediation strategy has been carried out in full and 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 Policies G2, EP8 and H4 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be commenced until surface water drainage works have been first 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 occupation and thereafter retained as such. Reason: To prevent pollution and flooding in accordance with Policies G2, EP1, EP4, EP6 and H4 of the South Oxfordshire Local Plan 2011.

The development hereby permitted shall not be commenced until foul drainage works have been first 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 occupation and thereafter retained as such. Reason: To prevent pollution in accordance with Policies G2, EP1 and H4 of the South Oxfordshire Local Plan 2011.