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): P20/S0790/DIS, P20/S0830/DIS, P20/S0871/DIS, P20/S2217/DIS, P20/S3700/DIS, P20/S4600/DIS, P21/S0128/DIS

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: Location Plan Dwg_M1371-PL001A Site Plan Existing Dwg_M1371-PL002 Site Plan Proposed Dwg_M1371-PL003F Floor Plan Proposed Dwg_M1371-PL005A Elevations Proposed Sheet 1 of 2 Dwg_M1371-PL008B Elevations Proposed Sheet 2 of 2 Dwg_M1371-PL009B Roof Plan Proposed Dwg_M1371-PL007B Site Sections Proposed Dwg_M1371-PL010B Typical Section AA Dwg_M1371-PL006B External Works Details Dwg_M1371-PL004 Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P20/S0790/DIS, P20/S0830/DIS, P20/S2217/DIS, P20/S3700/DIS, P20/S4600/DIS, P21/S0128/DIS

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 Saved Policy T1 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S0790/DIS, P20/S0830/DIS, P20/S2217/DIS, P20/S3700/DIS, P21/S0128/DIS

Prior to the commencement of the development hereby approved, 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: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Saved PolicyD1 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S0830/DIS

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. 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 the NPPF (2019), Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Saved Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S0830/DIS

Following the approval of the Written Scheme of Investigation referred to in condition 5, 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 safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the NPPF (2019), Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Saved Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.

A written remediation method statement (RMS), designed to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health and buildings, must be prepared and be subject to the approval of the Local Planning Authority (LPA). The statement must include proposed objectives, remediation plans to be undertaken as outlined in the site investigation report (ref. 1051-R-01, dated March 2019), a timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990. Planned works outlined in the approved RMS must be undertaken in accordance with its terms prior to the commencement of development, unless otherwise agreed in writing by the LPA. 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.

Prior to any part of the permitted development being brought into use, a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. Reason- To demonstrate and ensure that (i) the requirements of the approved verification plan have been met and that remediation of the site is complete including the suitable removal of all former fuel storage tanks and associated pipework together with impacted soils and (ii) 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 line with paragraph 170 of the National Planning Policy Framework and saved policies EP7 and EP8 of the South Oxfordshire Local Plan 2011.

Prior to the first operational use of the development hereby approved Electric Vehicle Charging Points shall be installed and available for use, at a minimum of 1 per every 10 parking spaces. Reason: To provide measures which contribute to the use of sustainable transport modes and reduce impact on air quality in accordance with paragraph 35 of the NPPF and Policy CSWAL1 of the South Oxfordshire Core Strategy 2027. .

All gas-fired boilers provided within the development shall meet a minimum standards of <40mgNOx/kWh. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027. .

Evidence that the development is registered with a BREEAM certification body and a final certificate indicating that the development has achieved the stipulated BREEAM level 'GOOD' shall be submitted to the local planning authority within 6 months of the occupation of the development. Reason: To ensure high standards of sustainable design and construction.

Prior to the construction of the ground floor slab levels of the development details of the specification, appearance and of the location of the photovoltaic panels to be fixed to the roof and indicated on the approved plans M1371 PL008 rev B and M1371 PL009 rev B shall be submitted to and approved in writing by the Local Planning Authority. Prior to the first occupation of the development the photovoltaic panels will be in use and installed in accordance with the approved details and shall thereafter be retained. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.

Prior to the first occupation of the development hereby permitted the proposed means of access onto Lupton Road, together with the proposed pedestrian crossing point, as shown approved plan (M1371-PL003F) 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.

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, the parking and turning areas shall be provided in accordance with the approved plan (M1371-PL003F) and shall be constructed, laid out, surfaced, drained and completed, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved in accordance with the details shown on the approved plan (M1371-PL003F). Thereafter, the cycle parking shall be retained as approved. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the ground floor slab level. The scheme shall be implemented prior to the first occupation or use of the development hereby approved 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.

The existing hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the commencement of the development and kept in place during the entire course of development. Reason: To safeguard hedges 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.

That all trees to be planted within hard surface areas shall 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 shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. 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 development, a new tree of a species first approved by the Local Planning Authority, 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.

The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The developer shall ensure that appropriate provision is made for the control of noise emanating from the site, during the period of construction and demolition, so as not to cause undue disturbance to the occupants of nearby residential properties. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The premises shall not open to customers outside of the following times: Monday to Saturday and Bank Holidays between the hours of 07:00 - 19:00 Sunday between the hours of 10:00 - 16:00. Reason: To safeguard the amenity of neighbouring residents in accordance with Policies G2 and EP2 of the South Oxfordshire Local Plan 2011.

The hours of deliveries to the development shall be restricted to 07:00-19:00 Monday to Friday and 07:00-16:00 on a Saturday. No deliveries or collections are to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To ensure that the development hereby permitted is not detrimental to the amenity of nearby residents by reason of undue noise from delivery vehicles entering or leaving the site in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

Any external lighting will only be permitted in accordance with a lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved. Any such lighting shall be implemented in accordance with the approved details and directed downwards to prevent nuisance to adjoining residential occupiers from light spillage. Reason: To minimise light pollution and safeguard the residential amenity of neighbouring occupants in accordance with paragraph 125 of the NPPF and Policy EP3 of the South Oxfordshire Local Plan 2011.

Detailed sustainable drainage proposals based on CSG report reference 1129 dated June 2019 shall be submitted to and approved in writing by the local planning authority prior to commencement of development. These proposals shall be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the foul and surface drainage works to serve that development have been carried out and completed in accordance with the approved details. The proposals shall also include: - Detailed drainage layout; - Proposed site levels, floor levels and an exceedance plan; - Detailed network calculations to include suitable consideration for the worst case 1:100 + 40% event; - SUDS and drainage construction details; - Management and Maintenance Plan for SUDS features. Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

Notwithstanding the submitted drawings and information no building or underground storage tanks shall be located within the easement associated with the culvert running through the site as shown on drawing 1129-021 rev B. In addition the existing culvert running through the site shall be fully inspected with any remedial works required undertaken along with suitable access to the culvert reinstated prior to occupation in accordance with details to be submitted to and approved by the local planning authority. Details to be submitted shall include; - Condition survey of culvert; - Proposed remedial works to culvert (if required) based on condition survey; - Proposed works to provide suitable inspection access to the culvert; - Management and Maintenance Plan for section of culvert running through the site. Reason: To prevent pollution and flooding in accordance with Saved Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

No buildings or underground services, including underground storage tanks or upstream manhole and the crates, shall be constructed on the land to the east of the orange line as shown approved plan (M1371-PL003F) and annotated 'Dashed line demoted Culvert Easement - NO BUILDING ZONE and Approximate line of POLICY WAL6' unless agreed in writing with the Local Planning Authority with the exception of drainage channels required to drain the land to the east of the orange line or required to connect with the existing culvert within the land. Reason: In order to comply with Saved Policy WAL 6 of the South Oxfordshire Local Plan 2011 which allocates the land for uses associated with the Cholsey and Wallingford Railway line and any future policies seeking to allocate the land for purposes of a sustainable transport corridor.

No external storage racks or systems shall be placed on the site prior to the details of the location and design of the storage racks or systems having been submitted to and approved in writing by the Local Planning Authority. The external storage racks or systems shall be implemented in accordance with the approved details. Any storage placed directly on the land, and not within the storage rack or systems shall not exceed 3.5 metres in height above ground level unless otherwise agreed in writing. Reason: In the interests of the visual appearance of the development in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Saved Policies D1 of the South Oxfordshire Local Plan 2011.

The units labelled as Trade Units 1 to 2 (inclusive) on drawing number M1371-PL(0)03F, shall be used solely for the following permitted uses: 1) Use Class B8 (Storage and Distribution). 2) Sui-Generis - comprising solely: storage, distribution and sales of tiles, floor coverings, bathroom and kitchen furniture and fittings and other building materials; machinery, tool and plant hire and plumbers and building merchants, including electrical products. The buildings shall not be used for any other purpose. Any trade counters or display areas provided to Units 1 to 2 (inclusive) shall be ancillary to the main B8 or Sui-Generis uses permitted and meet the following criteria: - The trade counter areas will relate to a discrete, identified area of the building and will remain ancillary to the permitted use. - Visiting members of the public and trades people will be restricted to the trade counter element of the building only with other areas afforded to storage and distribution. - Within the trade counter area, there will be limited items on display, with purchases being made at a trade counter, whilst goods for purchase will be predominately stored in the main body of the units. Reason: To ensure that the site is used for employment-generating uses appropriate to the sites location within an employment area in accordance with Policies CSEM2, CSEM4 and CSWAL 1 of the South Oxfordshire Core Strategy 2027 and Saved Policies WAL 5 of the South Oxfordshire Local Plan 2011.