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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, S02, S08, S09, S07, SK07, SK09 E, SK14 C, SK06 A, S06, SK05, S03, S04, S05, SK18, SK03, SK04, SK06, L01 A, SK08 B, 638 SK16 Rev D, 638 SK15 Rev B, 638 SK20, 638 SK02 Rev A, 638 05 Rev B, 638 SK11 Rev D, 638 SK01 Rev H and P911-03, 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 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 and to protect the designated the heritage assets in accordance with Policy CSQ3 and CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies G2, D1, CON2, CON3, CON5 and CON7 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, C9 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the demolition and development of the site including any stripping, vegetation clearance or demolition, evidence of the successful receipt of a European Protect Species licence specific to this development from Natural England shall be submitted to and approved in writing by the Local Planning Authority. Reason: To protect the protected bat species on site in accordance with in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, policies C6 and C8 and South Oxfordshire Local Plan 2011, and paragraph 170 of the NPPF.

Prior to the commencement of development, a full surface water drainage scheme, including details of the size, position and construction of drainage works, shall be submitted to, and approved in writing by, the Local Planning Authority. The drainage scheme shall be designed to accommodate a 1 in 100 year storm + 40% CC and will be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policies EP1 and EP6 of the South Oxfordshire Local Plan 2011.

That, 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 scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this, and shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To prevent pollution in accordance with Policy EP1 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 SK11D 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.

The development shall be implemented in strict accordance with the mitigation measures stated in section 5 of the Ecological Assessment for The Star Inn (REF ECO2410b GS Ecology 15 October 2019). Figure 5 (labelled as figure 2) of this report should be used to note the specification for roof line access tiles. In addition to this section 4.9 and 4.11 of the same report will be adhered to with regard to reptiles and ecological enhancements. Reason: To minimise the impact of development and achieve net gains for biodiversity in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, policies C6 and C8 and South Oxfordshire Local Plan 2011, and paragraph 170 of the NPPF

The landscaping scheme as shown on the approved plan 638 05 Rev B shall be implemented prior to the first occupation or use of the approved 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 G2, C9 and D1 of the South Oxfordshire Local Plan 2011.