Planning Application Details

Development shall not commence until details of the reserved matters: appearance, landscaping, layout, 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/S4713/DIS, P21/S4876/DIS, P22/S3311/DIS, P22/S3384/DIS, P22/S3597/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: - Site Location Plan DE195_005 Rev D; - Development Framework DE-195-002 Rev T; - Proposed Vehicular Access - Revised Strategy 15300_013 Rev P7; - Proposed Vehicular Access - Revised Strategy Visibility Splays 15300_014 Rev P5; and - Sonning Common Open Space Provision DE_195-003 Rev R. except as controlled or modified by condition of this permission. Reason: To secure the proper planning of the area in accordance with Development Plan policies. Related application(s): P21/S4713/DIS, P21/S4876/DIS, P22/S3311/DIS

The total number of dwellings shall not exceed 26. Reason: To protect local amenities in accordance with Policies STRAT1, H1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035 G2 and H1, D1 and HS4 of the Sonning Common Neighbourhood Plan 2027. Related application(s): P21/S4713/DIS, P21/S4876/DIS

The reserved matters for the approved development scheme shall provide for a market housing mix of 12% 1-bed, 38% 2-bed, 35% 3-bed and 15% 4-bed units, unless otherwise agreed in writing by the Local Planning Authority. Reason: To provide for an appropriate mix of housing in accordance with Policy H11 of the South Oxfordshire Local Plan 2035 and H2 of the Sonning Common Neighbourhood Plan 2027. Related application(s): P21/S4713/DIS, P21/S4876/DIS

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: To ensure a satisfactory form of development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035 and D1 of the Sonning Common Neighbourhood Plan 2027. Related application(s): P21/S4876/DIS

Prior to the commencement of the development a scheme for the landscaping of the site, including : ·the planting of trees and shrubs, including: - 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 provision of boundary treatments, ·measures for the protection of any retained trees or hedgerows during the course of development, and ·details of the Local Area of Play shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be completed prior to the occupation of the fifteenth dwelling 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 and ENV1, ENV2, ENV2a, ENV2b and HS4 of the Sonning Common Neighbourhood Plan 2027. Related application(s): P21/S4876/DIS

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme. 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 and ENV1, ENV2, ENV2a, ENV2b and HS4 of the Sonning Common Neighbourhood Plan 2027. Related application(s): P21/S4876/DIS

Prior to the occupation of the development, a schedule for maintaining the private open space coloured orange on approved plan DE-195_003 shall be submitted to, and approved in writing by, the Local Planning Authority. Such a schedule shall detail how, when and by whom the area will be maintained. The land shall thereafter be maintained in accordance with the approved scheme, unless otherwise agreed 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 and ENV1, ENV2, ENV2a, ENV2b and HS4 of the Sonning Common Neighbourhood Plan 2027.

Any of the existing hedgerow along the northern eastern (front) boundary that is removed to accommodate the approved visibility splays as set out in Condition 13 of this permission, over and above that agreed at Reserved Matters stage, shall be reinstated within the site, to be situated behind the visibility splay, in accordance with details to be agreed prior to the removal of the hedgerow. The reinstated hedgerow will be maintained in accordance with details agreed under Condition 7 of this permission. 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 and ENV1, ENV2, ENV2a, ENV2b and HS4 of the Sonning Common Neighbourhood Plan 2027.

Prior to the occupation of the development, a Residential Travel Information Pack for the encouragement of the use of sustainable modes of transport for the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, upon occupation, the first residents of each dwelling shall be provided with a copy of the approved Residential Travel Information Pack. 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 commencement of development, details of pedestrian crossing facilities along Kennylands Road (to the northwest and southeast of the site) and a pedestrian footway through the site, connecting to the existing footway to the northwest, broadly in accordance with drawing No. 013 P7 shall be submitted to, and agreed in writing by, the Local Planning Authority. Thereafter, the crossing facilities and footway shall be fully constructed and in operation before first occupation of the development. Reason: In order to provide appropriate pedestrian facilities to serve the development and in the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, details of the means of access, estate road and footpaths within the site shall be submitted to, and approved in writing by, the Local Planning Authority. Thereafter, before first occupation of any dwelling, the access, estate roads and footpaths within the site (except for the final surfacing thereof) shall be laid out, constructed, lit and drained and if required temporary or permanent traffic calming shall be put in place in accordance with the previously approved details. 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.

Prior to the use of the new vehicular access, visibility splays of 2.4m by 105m to the northwest and 2.4m x 109m to the southeast shall be provided from the means of access along the adjacent highway. Within the visibility splays, no obstructions of any kind, inclusive of vegetation, planting, fencing or boundary walls shall exceed 600mm in height the adjacent carriageway channel edge. Thereafter, the visibility envelopes shall be kept permanently free from all obstructions at all times. Reason: In the interest of highway safety in accordance with Policy TRANS of the South Oxfordshire Local Plan 2035.

Before commencement of any works, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. 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.

The hours of operation for construction and demolition works shall be restricted to 07:30-18:00 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 ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, an Archaeological Written Scheme of Investigation relating to the application site area, prepared by a professional archaeological organisation acceptable to the Local Planning Authority, has been submitted to and approved in writing by the Local Planning Authority. Following the approval of the Written Scheme of Investigation and prior to 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 Policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of each associated reserved matters application, a detailed Biodiversity Mitigation and Enhancement Strategy (BMES) shall be submitted to and approved in writing by the Local Planning Authority. The BMES should be broadly in accordance with the outline details provided in section 6 of the supporting Ecological Appraisal (Aspect Ecology Ltd, 25/11/2019, File Reference: 4589-01 EcoAp Vf3 HG/PM). The BMES should include: · Results of an updated walkover survey; · An assessment of the reserved matters development using Defra s Biodiversity Metric 2.0; · Details of habitat creation or enhancements (this should cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required; · Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate; · Selection of specific techniques and practices for establishing target habitats; · Sources of habitat materials (e.g. plant stock) or species individuals; · Method statement for site preparation and establishment of target features; · Extent and location of proposed works, identifying where and when ecological supervision will be required. Thereafter, the biodiversity mitigation and enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation of the development. Reason: To ensure that there is no net loss of biodiversity, in accordance with provisions of the NPPF and Policies EVN3 of the South Oxfordshire Local Plan 2035 and ENV3 of the Sonning Common Neighbourhood Plan.

Prior to the commencement of the development, a detailed ground investigation is to be carried out, to assess the site for presence of dissolution features and inform drainage design. Reason: To prevent pollution and flooding in accordance with Policies ENV12, INF4 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, A detailed surface water drainage scheme shall be submitted to and approved in writing by the local planning authority prior to commencement of development. This shall be based on the 'Flood Risk Assessment and Drainage Strategy Report by Jubb Consulting Engineers Ltd dated November 2019', sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or 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 scheme shall also include: · Maintenance and management Plan for SUDS features; · Sizing of features - attenuation volume; · Ground Investigation Report to include infiltration tests to BRE 365; · 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 and drainage construction details; Reason: To prevent pollution and flooding in accordance with Policies ENV12, INF4 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, a scheme for foul drainage, detailing any on and off site drainage works shall be submitted to and be approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the first occupation of any dwelling. No discharge of foul water from the site shall be accepted into the public system until the drainage works referred to in the approved scheme have been completed. Reason: To prevent pollution in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

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 such as CLR11 'Model Procedures for the Management of Land Contamination' and BS10175 'Investigation of potentially contaminated sites'. Each phase shall be submitted to and approved in writing by the Local Planning Authority. 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 LPA 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 Policies ENV11 and DES7 of the South Oxfordshire Local Plan 2035.

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 Policies ENV11 and DES7 of the South Oxfordshire Local Plan 2035

Where on-site parking is provided for residential dwellings, electric vehicle charging points should be installed, a minimum of: 1 per household for each of the houses and 1 per every 10 flats. Reason: To improve emissions and air quality in the District in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035.

The submission of Reserved Matters must include an Energy Statement setting out how the development accords with the requirements of Policy DES10 of the South Oxfordshire Local Plan 2035. Reason: To ensure the reduction in carbon emissions in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

The Reserved Matters shall meet the requirements of Policy H11 in relation to Part M (4) Category 2 and Category 3, and Nationally Described Space Standards. Reason: To ensure the development provides a mix of dwellings in accordance with Policy H11 of the South Oxfordshire Local Plan 2035.