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 the original permission - 19 April 2018. 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.

Each phase of the development hereby approved shall be carried out in accordance with the phasing plan and the details shown on the following approved plans: Proposed plans: 0521 1.2-Landscape Masterplan (General Layout) 0521 1.3 Rev A-Existing approved plan Earth Lab and Inner Hub 521 1.1-Application area and site ownership PL013 Rev A-Proposed Plan Farm Yard Area PL014 Rev A-Existing and proposed plans and elevations: Farm Yard Area PL007 Rev B-Proposed elevations and sections: Amphitheatre PL004. 1- Proposed elevations and axonometric earth lab/skills and learning PL018 Rev A-Proposed plans and elevations: Vehicle Workshop PL019 Rev A-Proposed plans and elevations: Farm Shop barn and composting toilets PL020 Rev A-Proposed plans and elevations: Timber storage and processing barn 6324 PL002.1-Proposed floor plan Earth Lab PL009 Rev D- Proposed plans Earth Innovation Hub PL011 Rev B-Proposed elevations and plans. 3 x Iron age round houses PL006 Rev B-Proposed plan Amphitheatre 2018 12 06- Phasing Plan 6324 4 0102- Earth Trust Phase 1a Roof Plan 6324A 4 0101-Proposed Floor Plan with set out. Barn Innovation Hub Conversion 6324A 4 0104-Proposed roof plan. Barn Innovation Hub Conversion 6324A 4 0301-Proposed Elevations. Barn Innovation Hub Conversion 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 Phase 1A, the site-wide Construction Traffic Management Plan shall be implemented in accordance with the recommendations of the Construction Traffic Management Plan (CTMP) Ref. X-214046, and in accordance with the additional CTMP information submitted 13 December 2016 and the Addendum to Design and Access Statement dated 13 December 2016 submitted with application P16/S3133/FUL, in all respects. Any variation shall be agreed through an addendum to the CTMP which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant phase. 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 and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any below ground works or construction in each phase, an arboricultural method statement covering the trees within that phase, and including any trees beyond the phase boundary that will either be affected by the development or will require special protection during the demolition / construction process, shall be submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any below ground works or construction. 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 and to ensure the satisfactory protection of retained trees during the demolition and construction period 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.

That any trees to be planted within hard surface areas of a particular phase, as secured through the landscape detail in condition 6, shall be planted in the first planting season after the first use of that phase. The trees must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable trees to successfully grow in the hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits within hard surface areas in that phase shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant phase. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the relevant phase, a new tree of a species first approved by the Local Planning Authority, shall be planted and properly maintained. Reason: To ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of above ground works (other than demolition) on each phase of the development, a scheme for the landscaping of that phase, including the planting of live trees and shrubs, the treatment of any access road and hard standings, and the provision of boundary treatment associated with that phase shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented prior to the first occupation or use of that phase 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 any site works or operations relating to phase 1B, a Landscape and Ecological Management Plan for the whole development shall be submitted to and approved in writing by the Local Planning Authority. The Management Plan shall cover the period of 10 years from the commencement of phase 1B and shall include landscape and ecological mitigation, management and measures associated with the development area. Thereafter the development shall be implemented in accordance with the approved details. Any variation shall be agreed through an addendum to the Landscape and Ecological Management Plan Scheme which shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the relevant phase. Reason: To help to assimilate the development into its surroundings and to ensure that there is no net loss of biodiversity in accordance with Policies CSEN1, CSB1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C6, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of each phase (including demolition, ground works, vegetation clearance), a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority, relating to either that phase or the development site as a whole. The CEMP (Biodiversity) shall include the following: a) Update ecological surveys for bats, great crested newts, reptiles, badger, nesting birds and habitats shall be undertaken (as appropriate for that phase). Update surveys shall be of an appropriate type for the above species and survey methods shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones. d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction (may be provided as a set of method statements). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. i) Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Reason: To avoid, reduce and mitigate the impacts on important habitats and protected species during construction, in accordance with provisions of the NPPF and Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 of the South Oxfordshire Local Plan 2011.

Prior to any demolition and the commencement of each phase, a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to either that phase or the development site as a whole, which shall be submitted to and approved in writing by the Local Planning Authority. Reason: To secure the protection of and proper provision for any archaeological remains in accordance with Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

Following the approval of the Written Scheme of Investigation referred to in condition 9, 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 and timetable 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 cover either that phase or the development site as a whole, and shall include all processing, research and analysis necessary to produce an accessible and a useable archive and a full report for publication which shall be submitted to the Local Planning Authority, in accordance with the approved timetable. 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 CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

Prior to first use of any building or developed area within phase 1A, a Travel Plan Statement to cover that phase or the development site as a whole shall be submitted to and approved by the Local Planning Authority. The measures and monitoring shall be carried out in conjunction with the Travel Plan Team at Oxfordshire County Council. Thereafter the development shall be implemented in accordance with the approved details. Prior to the commencement of each subsequent phase an addendum to the Travel Plan shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of that phase. Reason: In the interest of effectively managing visitors to the site and to promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Prior to the occupation of any building in any phase that requires the installation of foul water drainage measures, the details of the works shall first be submitted to and approved in writing by the Local Planning Authority, relating to either that phase or the development site as a whole. Thereafter, the development shall proceed in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Phases can progress if adequate foul measures are in place for that particular phase. Adequate foul measures for each individual phase should be able standalone (until the entire site is completed), without themselves being at risk and without increasing risk for other parties. Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any phase, the details of the surface water drainage works shall first be submitted to and approved in writing by the Local Planning Authority, relating to either that phase or the development site as a whole. Thereafter, the approved surface water drainage scheme shall proceed in accordance with the approved details, and shall be implemented prior to the first use of that phase, unless otherwise agreed in writing by the local planning authority. Phases can progress if adequate flood risk and drainage measures are in place for that particular phase. Adequate flood risk and drainage measures for each individual phase should be able standalone (until the entire site is completed), without themselves being at flood risk and without increasing flood risk for other parties. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Notwithstanding the materials shown on approved plans, prior to above ground works commencing on phase 1A, a schedule of all materials to be used in the construction and external finish of the phase 1A buildings shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

Notwithstanding the materials shown on approved plans, prior to above ground works commencing on phase 1B, a schedule of all materials to be used in the construction and external finish of the phase 1B buildings shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

The vehicle workshop identified on dwg PL013 Rev A shall only be used for vehicle repairs and maintenance in connection with the agricultural use of the farm complex or the educational use of the wider site. No part of the premises shall be used for vehicle servicing, testing, repair or maintenance for commercial or sales use. Reason: To safeguard the sensitive landscape character and tranquillity of the Area of Outstanding Natural Beauty, and in the interest of traffic management of the site, in accordance with policy CSEN1 of the South Oxfordshire Oxfordshire Core Strategy 2027 and Policy T1 of the South Oxfordshire Local Plan 2011.

The cafe and farm shop shall only be open to the public during approved opening hours of the main centre and associated offices, with the exception of private events or learning workshops. Reason: To prevent the subdivision of the site and the operation of a retail unit in isolation in accordance with policy A4 of the South Oxfordshire Local Plan 2011.

Prior to the first public use of the access track hereby approved, the new access onto Sires Hill 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 Policy T1 of the South Oxfordshire Local Plan 2011.

Any gates provided to the access serving Sires Hill shall be set back a minimum of 15 metres from the back of carriageway, and shall not open outwards from the site. Reason: To ensure that vehicles may wait clear of the carriageway or footway while the gates are opened or closed and in the interests of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to first use of any developed area within phase 2, an Event Management Strategy shall be submitted to and approved by the Local Planning Authority. The strategy shall set out traffic management, operating procedures, mitigation and monitoring for managing events and festivals on the site. Reason: In the interest of effective management of large-scale events, high levels of traffic and large groups of visitors to the site in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

Prior to the first use of the track, other than for construction purposes, the turning areas, car parking spaces and coach drop-off area indicated on dwg 0521 1.3 shall be provided within the curtilage of the site so that motor vehicles may enter, turn around and leave in a forward direction and vehicles may park off of the highway. The turning area and parking areas shall be constructed, laid out, surfaced, drained and completed in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any above ground works. The turning area and car parking areas shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Within 6 months of the first public use of the access track hereby approved, the existing access onto Hollow Way shall be permanently closed to vehicular traffic, save for those vehicles specified in the Construction Traffic Management Plan for the duration of site clearance, demolition and construction only, and save for emergency vehicles, agricultural and forestry vehicles, and delivery / event servicing vehicles in perpetuity. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided prior to the first use of phase 2 of the development, in accordance with details that shall first be submitted to and approved in writing by the Local Planning Authority. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of phase 2, a Sustainable Drainage Strategy and associated detailed design, management and maintenance plan of site-wide surface water drainage using SuDS methods shall be submitted to and approved in writing by the Local Planning Authority. The approved drainage system shall be implemented in accordance with the approved Sustainable Drainage Strategy prior to the first public use of the access track and maintained thereafter. Reason: To prevent the increased risk of flooding by ensuring the provision of a satisfactory means of surface water disposal is incorporated into the development in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Notwithstanding the materials shown on approved plans, prior to the commencement of above ground works on phase 2, a schedule of all materials to be used in the construction of the hardstanding, tracks, pathways, parking areas and coach drop-off area, hereby permitted, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the local planning authority Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

No amplified performances shall be in operation in the outdoor areas, including the amphitheatre, between the hours of 22:00 and 08:00. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with policy EP2 of the South Oxfordshire Local Plan 2011.

Notwithstanding the materials shown on approved plans, prior to above ground works commencing on phase 3 of the development hereby approved, a schedule of all materials to be used in the construction and external finish of the amphitheatre and roundhouses, hereby permitted, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the local planning authority Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

All rooflights in the development hereby permitted shall be fitted with integrated blinds so as to minimise the potential for light pollution at night. Reason: In the interests of the visual appearance of the development and the sensitive landscape character of the AONB, in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.