Planning Application Details

Development shall not commence until details of the reserved matters: Appearance, Landscaping, Layout and Scale 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. Related application(s): P21/S2735/DIS, P22/S4493/DIS, P23/S0100/DIS, P23/S0340/DIS, P23/S2054/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans and documents: Site Location Plan- 3298-100A Road Widths Plan- OGL_17049_RWS_09/04/2020 Drainage Layout Plan- 5693-01 Rev D Proposed Access Plan -3298 -132 Rev C Tree Protection Plan -PRI20899-03M Proposed Site Plan- 3298-125V Contour Plan- 163315/D/003 Rev G Flood Zone Plan-3298- 150 Proposed Sections- 3298- 151 Landscape Strategy Plan -LE9007-PE/MF-MAN-L-008 Landscape Masterplan -LE9007-PE/MF-MAN-L-011 Foul Water and Surface Water Drainage Statement -Ref: CP/18/0024/5693 Rev A December 2019 Surface Water Drainage Statement dated 4 March 2020 Flood Risk Assessment dated March 2020 Groundwater Monitoring Report Rev A dated February 2020 Arboricultural Impact Assessment and Method Statement -PRI20899aia-amsJ - revision J dated 26 June 2020 GRP Road thickness survey report 67481/R/1 Rev B Transport Statement dated April 2020 Biodiversity Report Ref: 193256/JDT Landscape and Visual Appraisal dated July 2019 Additional Landscape Information Report dated June 2020 (Issue 4). 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): P22/S4493/DIS, P23/S0100/DIS, P23/S0340/DIS

The approved access onto Manor Road serving the development hereby permitted shall be carried out in accordance with Proposed Access point plan no: 3298/132 Rev C. The agreed means of access and all ancillary works shall be provided prior to the first occupation of the development and constructed in accordance with the local authority's specifications and undertaken in accordance with the details hereby approved. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS, P23/S0100/DIS

Prior to the raising of any grounds within Floodzone 2 or 3, a floodplain compensation scheme, based upon the principles contained within the approved Flood Risk Assessment reference 163315 05/03/2020 by AA Environmental Ltd, shall be submitted to and approved in writing by the local planning authority. In accordance with the approved Flood Risk Assessment, the development shall be carried out in accordance with the mitigation measures it details: -Finished floor levels shall be set no lower than 44.67 metres above Ordnance Datum (AOD) -Compensatory storage to be provided as indicated within Table 2 and the contour plan. These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme's timing/ phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. Reason: To reduce the risk of flooding to the proposed development and future occupants, to prevent flooding elsewhere by ensuring that compensatory storage of flood water is provided and to prevent flooding by ensuring the satisfactory storage of/ disposal of surface water from the site in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework. Related application(s): P22/S4493/DIS, P23/S0100/DIS

The reserved matters for the scheme shall be accompanied by a dwelling statement based upon the most up-to-date evidence, outlining a mix of dwelling types and sizes to meet the needs of current and future households. Thereafter, the development shall be implemented in accordance with the agreed mix. Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035 and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014. Related application(s): P22/S4493/DIS, P23/S0100/DIS

The dwellings hereby approved shall meet the following requirements: i) all affordable housing and at least two market houses shall be designed to meet the standards of Part (4) Category 2: accessible and adaptable dwellings (or any replacement standards); ii) at least one affordable dwelling shall be designed to meet the standards of Part M (4) Category 3: wheelchair accessible dwellings; and iii) all affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards. Upon completion of the development evidence of construction to these standards shall be provided to the Local Planning Authority if requested. Reason: To ensure that there is an adequate stock of properties to meet the needs of people with disabilities, to provide adequate living conditions for future residents and in accordance with policy H11 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS, P23/S0100/DIS

The dwelling(s) hereby permitted shall have a maximum of two storeys only and a varied building ridge height incorporating 1.5 storey dwellings shall be included across the development. The maximum ridge heights of any dwelling hereby permitted shall be 8.5m from finished floor level. Reason: To protect the setting and appearance of the AONB in accordance with Policies ENV1 and DES1 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS, P23/S0100/DIS

No development shall begin until a detailed surface water drainage scheme has been submitted to and approved in writing by the local planning authority. This should be submitted at the same time as the associated reserved matter application and shall be based on the approved Flood Risk Assessment reference 163315 05/03/2020 by AA Environmental Ltd, Surface Water Drainage Statement 04/03/2020 by MJA Consulting Civil and Environmental Engineers, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or building shall be occupied or development used by the public until the foul and surface drainage works to serve that development have been carried out and completed in accordance with the approved details. The scheme shall also include: -Discharge Rates -Discharge Volumes -Catchment Plans -Maintenance and management of SUDS features -Sizing of features - attenuation volume -Infiltration tests to be undertaken in accordance with BRE365 -Groundwater monitoring results and interpretative report -Ground Investigation Report -Detailed drainage layout with pipe/chamber/soakaway numbers & sizes. -Proposed site levels, floor levels and an exceedance plan Detailed network calculations to include the worst case 1:100 + 40% event SUDS features and sections -Details of proposed Primary, Secondary and Tertiary treatment stages to ensure sufficient treatment of surface water prior to discharge. -Drainage Construction Details -A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; -A range of SuDS techniques throughout the site to manage water quantity and maintain water quality. This shall include a swale or other sustainable drainage feature to be introduced into the 'Meadow'. Reason: To prevent pollution and flooding and to maintain the viability of the access road and reduce to an absolute minimum use of Elmcroft as an egress in accordance with Policies EP4 and ENV12 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS

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 ENV12 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS

No development shall commence until a strategy and programme for groundwater monitoring has been submitted to and approved by the Local Planning Authority. The results of the strategy are to be submitted, and any amendments required to the drainage strategy to be implemented prior to occupation of the site. Reason: To prevent pollution in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S4493/DIS

Prior to the occupation of any dwelling, a safe egress and access plan is to be submitted and approved in writing by the local planning authority. The safe egress and access plan is to be made available to future residents. Reason: To ensure that residents are aware of safe access arrangements in accordance with paragraph 163 (e) of the NPPF. Related application(s): P22/S4493/DIS

The proposed vision splay shall be formed, laid out and constructed in accordance with detailed plans, which shall be submitted to the LPA and approved in writing by the Local Planning Authority prior to the first occupation of the dwellings and the land within the splay shall not be raised or allowed to grow above a maximum height of 900mm above the carriageway for both Elmcroft and Manor Road. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2011. Related application(s): P22/S4493/DIS

Before any of the dwellings herby permitted are first occupied, the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

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 TRANS5 of the South Oxfordshire Local Plan 2035.

No surface water from the development shall be discharged onto the adjoining highway and a scheme to prevent this occurrence shall be submitted to and approved in writing by the Local Planning Authority and constructed prior to the commencement of building operations. Reason: In the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The tree protection measures set out in the submitted Arboricultural Impact Assessment and Method Statement PRI20899aia-amsJ dated 26.06.2020 and shown on the Tree Protection Plan PRI20899-03M, shall be put in place prior to any on site works including demolition and thereafter retained in situ for the duration of development. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works or operations relating to the development (including demolition and site clearance) hereby permitted, a plan showing the locations of all proposed drainage and utilities, 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. Consideration will be made to avoid the siting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works or operations relating to the development (including demolition and site clearance) hereby permitted, a detailed schedule of timings for arboricultural supervision for 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, 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. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

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, the treatment of the access road and hard standings, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. 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, hedgerows and shrubs on the site proposed to be removed or retained (noting species, location and spread together with measures for their protection in the course of the development), 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 ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Details of all boundary walls, fences and any other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any development. All such approved means of enclosure shall be erected prior to the first occupation of the development, and shall thereafter be retained. Reason: In the interests of the visual appearance of the development in accordance with Policy DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of any reserved matters application associated to this outline permission, a detailed Biodiversity Mitigation and Enhancement Strategy (BMES) shall be submitted to and approved in writing by the local planning authority. The BMES shall include: a. Updated ecological surveys as necessary (particularly badger surveys); b. A biodiversity impact calculator assessment which demonstrates that the development will achieve a no net-loss of biodiversity on site as a minimum; c. Details of working methods to minimise impacts on biodiversity during the construction phase; d. Details of habitat creation on site including methods to successfully establish the target habitats and a scheme of ongoing maintenance (cross referencing landscaping plans); e. Details of species enhancements on site including the provision of bird boxes, bat boxes, reptile refugia and 1 barn owl box. Thereafter, the development shall be implemented on site strictly in accordance with the approved BMES. All enhancements shall be delivered prior to the first occupation. Reason: To ensure that there is no net loss of biodiversity, in accordance with provisions of the NPPF and Policies ENV1,ENV2, and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of any dwelling hereby approved, a scheme to provide each dwelling with Electric Vehicle Charging Points hall be submitted to and approved in writing by the Local Planning Authority. Thereafter each Electric Vehicle Charging Point shall be implemented prior to the occupation of the dwelling it would serve. Reason: To ensure sustainable forms of transport are provided in accordance with Policy DES8 and TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby approved, an Energy Statement, including SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement hereby approved and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented. These measures shall be retained and maintained as such thereafter in accordance with the Energy Statement and Verification Report. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

All gas-fired boilers shall meet a minimum standard of <40 mgNOx/kWh. Reason: To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with policies ENV12 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 to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

A construction management plan detailing measures to be taken to protect nearby residents from noise and dust shall be submitted to and approved by the Local Planning Authority prior to the commencement of any construction or demolition works. The hours of operation for such works shall be restricted to 8:00 am - 6.00 pm Monday to Friday and 8.00 am - 1.00 pm on a Saturday. No work shall take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To avoid pollution and ensure that the development is not unneighbourly in accordance with Policies DES6 and ENV12 of the South Oxfordshire Local Plan 2035.

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 light spillage. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the use of the development hereby permitted a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby approved, details of refuse and recycling storage arrangements along with waste vehicle tracking details shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage, and tracking arrangements 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 EP3 of the South Oxfordshire Local Plan 2035

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 safeguard the recording of archaeological matters within the site in accordance with Policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035.

Following the approval of the Written Scheme of Investigation referred to in condition 31, 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) and in in accordance with Policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035.

Within two years of the completion of the archaeological fieldwork, confirmed by the formal sign off the area, all post excavation work, including all processing, research and analysis necessary to produce an accessible and useable archive and its deposition, shall be completed and a full report for publication shall be submitted to the Local Planning Authority in accordance with the Written Scheme of Investigation approved under condition 31. 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 National Planning Policy Framework (NPPF 2019).

No development shall commence until details of the measures to be incorporated into the development demonstrating how 'Secured by Design (SBD)' Part 2 principles & standards on physical security of dwellings will be integrated have been submitted to and approved in writing by the authority. The development shall be carried out in accordance with the approved details and shall not be occupied or used until written confirmation of compliance with SBD is received by the authority. Reason: To reduce the opportunity for crime in accordance with Policy DES8 of the South Oxfordshire Local Plan 2035.