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):
P23/S0907/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 2504/PWH/01/SI/DR/A/0000/P1, 2504/PWH/01/LG/DR/A/0010/P1, 2504/PWH/01/LR/DR/A/0012/P1, 2504/PWH/01/ELEV/DR/A/0020/P1, 2504/PWH/01/ELEV/DR/A/0021/P1, 2504/PWH/01/ELEV/DR/A/0022/P1, 2504/PWH/01/ELEV/DR/A/0023/P1, 2504/PWH/01/LR/DR/A/0001/P1, 2504/PWH/01/SI/DR/A/0101/P1, 2504/PWH/01/L1/DR/A/0011/P1, 2504/PWH/01/SI/DR/A/0100/P1, 2504/PWH/01/ELEV/DR/A/0301/P3, 2504/PWH/01/ELEV/DR/A/0300/P3, 2504/PWH/01/ELEV/DR/A/0302/P3, 2504/PWH/01/ELEV/DR/A/0303/P3, 2504/PWH/01/LGDR/A/0110/P3, 2504/PWH/01/SECA/DR/A/0200/P3, 2504/PWH/01/SECA/DR/A/0201/P3 - WIP, 2504/PWH/01/SECA/DR/A/0202/P3, 2504/PWH/01/SECA/DR/A/0203/P3, 2504/PWH/01/L1/DR/A/0111/P3 and 2504/PWH/01/LR/DR/A/0112/P3, 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):
P23/S0234/DISNotwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), the ground floor of units 1, 1a, 2, 3 and 4, shall be used for B1 purposes (office, research and development, or light industry) and for no other purposes without the prior grant of permission of the Local Planning Authority.
Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further change of use in order to retain employment uses in the town centre, in accordance with Policy E6 of the South Oxfordshire Local Plan 2011 and Policy WS7 of the Thame Neighbourhood Plan.
The exterior of the development hereby permitted shall only be constructed in the materials specified on the application form and plans hereby approved or in materials which shall previously have been 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 Policies H4, G2 and D1 of the South Oxfordshire Local Plan 2011.
The proposed windows on the first floor of the south east elevation of the development hereby permitted shall be obscure glazed with a minimum of level three obscurity and fixed shut non-opening windows where they fall below 1.7 metres above the finish floor level of the rooms they serve.
Reason: To ensure that the development is not unneighbourly in accordance with Policies D4 and G2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P23/S0234/DISThe privacy screen on the south east side of the proposed first floor terrace shall be fitted in accordance with approved plan 2504/PWH/01/ELEV/DR/A/0302/P3 - WIP and thereafter retained.
Reason: To ensure that the development is not unneighbourly in accordance with Policies D4 and G2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P23/S0234/DISThe proposed windows on the first floor of the south west elevation of the internal courtyard of the development hereby permitted shall have louvres fitted as shown on the approved plans 2504/PWH/01/SEC C/DR/A/0202/P3 - WIP and 2504/PWH/01/SEC A/DR/A/0200/P3 - WIP to prevent views down into the ground floor courtyard.
Reason: To ensure that the development is not unneighbourly in accordance with Policies G2 and D4 of the South Oxfordshire Local Plan 2011.
Prior to the first occupation of the development, the existing means of access onto Wellington Street 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 in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
The vision splays shown on the approved plan 2504/PWH/01/SI/DR/A/0100/P1 shall be provided prior to the first use of the development hereby permitted and 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 2504/PWH/01/SI/DR/A/0100/P1 and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, 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 details shown on approved plan 2504/PWH/01/LG/DR/A/0110/Rev Planning P3 - WIP and thereafter retained.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 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.
Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. These details shall include schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation or use of 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 H4, G2, C9 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, Policies G2, CON11, CON13, CON14 of the South Oxfordshire Local Plan 2011 and the National Planning Policy Framework 2019.
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 Local Planning Authority 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.
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 Policy EP8 of the South Oxfordshire Local Plan 2011.
The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken 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 Policy EP8 of the South Oxfordshire Local Plan 2011.
Prior to the occupation of the development, the new residential units shall be designed and constructed in accordance with the scheme outlined in paragraph 5 of the Environmental Noise Assessment prepared by Three Spires Acoustics ref CH/ENA/2018/45 dated: 08/10/2018 submitted with the application. Thereafter, the acoustic insulation works shall be maintained in accordance with the approved scheme.
Reason: To protect the amenities of the occupants of the dwellings in accordance with Policy EP2 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 development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
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. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved.
Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
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