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): P23/S0056/DIS, P23/S0632/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 00-A-05-103 P13, 00-A-05-200 P14, 00-A-05-201 P14, 00-A-05-203 P14, 00-A-03-111 P2, 00-A-03-211 P2, 00-A-03-202 P13, 00-A-03-110 P2, 00-A-03-100 P13, 00-A-03-210 P2, 00-A-03-200 P13, 00-A-03-212 P1, 00-A-03-112 P13, PRI22262-10A, 00-A-01-100 P13, 00-A-03-113 P1, 00-A-03-101 P13, 00-A-03-213 P1, 00-A-03-204 P13, 00-A-01-101 P14, 00-A-03-203 P13, 00-A-02-101 P13, 00-A-05-211 P2, 00-A-05-210 P2, 00-A-05-102 P13, 00-A-05-111 P2, 00-A-05-110 P2, 00-A-05-100 P13, 00-A-05-101 P14, 00-A-05-202 P14, 00-A-04-110 P1, 00-A-04-200 P13, 00-A-04-201 P13, 00-A-04-100 P13, 00-A-04-210 P1, 00-A-04-101 P13, 00-A-02-100 P13, 00-A-02-200 P13 and 00-A-01-000 P13, 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/S0056/DIS, P23/S0632/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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, D1 and E5 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby approved, details of the specification of the glass coating of the external glazing to prevent illumination and light spill shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented and retained in accordance with the approved details. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies E5 and EP3 of the South Oxfordshire Local Plan 2011.

Details of sustainable measures for Building H making reference to BREEAM 'Excellent' standard shall be submitted to and approved in writing by the Local Planning Authority prior to commencement on Building H. A validation report for the approved measures for Building H and the additional measures outlined in your supporting documents for Building D shall be submitted to and approved in writing prior to first occupation/use of the respective buildings. Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.

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 Policies G2, E5 and T1 of the South Oxfordshire Local Plan 2011.

Before occupation of the development, the Travel Plan (JNY9450-04 Version 1 dated 11 May 2020) shall be implemented in full, in accordance with the approved document. Thereafter the Travel Plan shall be monitored and submitted for review in accordance with the Councils adopted Travel Plan guidance. Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

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 commencement of the development hereby permitted. The scheme shall be commenced prior to the first occupation or use of the development hereby approved and completed within 24 months of the first occupation. Thereafter, it shall 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, D1 and E5 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 the current edition of BS 5837 ''Trees in relation to 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 any existing site structures, and of the re-instatement of the area currently occupied thereby; (v) The specification of the routing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the sighting 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'. (vi) The details and method of construction of any other structures such as boundary walls or decking 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, driveway, 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 measures shall be implemented and retained in accordance with the approved details for the duration of the 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, D1 and E5 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall only be implemented strictly in accordance with the following details: Sections 6.8 to 6.24 (inclusive) of the supporting Ecological Impact Assessment (ACD Environmental Ltd, October 2018, Ref: PRI22115, Revision: B 31.10.19); and The proposed mitigation strategy contained the supporting Ecology Technical Note (ACD Environmental Ltd, 20/04/2020).21/04/2020 Reason: To minimise the impacts of development on biodiversity, in accordance with Policies C6 and C8 of the South Oxfordshire Local Plan 2011, Policy CSB1 of the South Oxfordshire Core Strategy 2027 and Paragraph 170 of the NPPF.

The amount of office and laboratory floor areas within the refurbished and replacement buildings (D and H) at the site shall not be altered from those agreed and identified within table 3.1 of the Transport Statement (JNY9450-06a version 2, dated 12 May 2020) without first obtaining planning permission from the Local Planning Authority. Reason: To retain control of the use of the buildings and associated traffic generation and to ensure adequate car parking provision, in the interests of highway safety and control of pollution in accordance with Policies G2, E5, EP2 and T1 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 protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, E5 and EP3 of the South Oxfordshire Local Plan 2011.

No development shall begin until a detailed surface and foul water drainage scheme based on the Flood Risk Assessment and Drainage Strategy by PFA Consulting dated 18 October 2019 has been submitted to and approved in writing by the local planning authority. No building shall be occupied until the foul and surface drainage works to serve the development have been carried out and completed in accordance with the approved details. The scheme shall also include: · 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 · Drainage Construction Details · Management and Maintenance Plan Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.