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): P20/S3153/DIS, P21/S1005/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, Plans: 554/P200 - Site Location Plan 554/122 - 1st Hole Lodges 2 2 bedroom 554/P133 - Comparisons of Flor Areas, Footprints and Volume 554/P129 - Greenkeepers and Maintenance Building, plan and elevations as proposed 554/P128 - Golf Clubhouse and Golf Simulator Extension, plans and elevations as proposed 554/P126 - Existing Building (part) Retained, proposed elevations 554/P227 - Greenkeepers and Maintenance Building, plans and elevations as existing 554/P226 - Staff Accommodation Block and adj. Committee Room, plans and elevations as existing 554/P225 - Golf Clubhouse, plans and elevations as existing 554/P223 - Hotel, elevations as existing (sheet 1of 2) 554/P224 - Hotel, elevations as existing (sheet 2of 2) 554/P222 - Hotel, existing floor plans 554/P125 - Existing Building (part) Retained, proposed floorplans 554/P123 - Hotel Suite Lodge Units, plans and elevations 554/P132 - Overview of Extg Features Retained and the Refurbishment Works Required to Former Hotel Building (Original Country House Element) 554/P121 - Site Layout as proposed 554/P221 - Site Plan (part) Greenkeepers, Car parking, Staff Accommodation, Clubhouse and Hotel as existing 554/P130 - Indicative site sections as proposed 553/134 - Sections 554/P127 - Existing Building (part) Retained, sketch visuals SLR/406.07501.00001 - Site Areas for purposes of approving materials 554/P232 - Topographical Survey (Sheets 1 to 6) 101 Rev E - Detailed landscape Masterplan 104 Rev A - Landscape Masterplan (Coloured Coded) 450, 451. 452. 453 Rev A, Soft Landscape Sections DWG/3100/001A Rev A - Visibility Splays at maintenance site access 2.4x160m DWG/3100/001B Rev A - Visibility Splays at main site access 2.4x160m DWG/3100/006 Rev A - Visibility Splays at proposed pedestrian crossing 0.8 x 80m DWG/3100/002 Rev A - Swept path analysis of 32 tonne tipper vehicle assessing maintenance site DWG/3100/003 Rev A - Swept path analysis of refuse vehicle accessing site DWG/3100/004 Rev A - Swept path analysis of large van accessing site DWG/3100/005 Rev A - Swept path analysis of large rigid vehicle accessing site Supporting Documentation: Biodiversity Enhancement Plan (RPS, 22/06/2020, Ref: ECO00800_875 Rev A), RPS Ecology Survey Report (Ref: ECO00800_872e vD March 2020) ROS Flood Risk Assessment & Conceptual Surface Water Drainage Strategy (Ref: RCEF75842 003 02/04/20), RPS (as amended by drawing RCEF75842-D001 Rev C) Heritage Statement and Impact Assessment (Ref: 200504_Springs HIA Final, May 2020) SLR Tree Survey & Arboricultural Impact Assessment (ref: JSL2853_775 v1.0, 25/03/20) RPS Transport Statement, V3-0 03/04/20, ITP 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): P20/S3153/DIS, P21/S1005/DIS

The hotel / holiday lodges hereby permitted shall not be occupied at any time other than for holiday accommodation purposes ancillary to the golf course and spa facility on the site and shall not be let or sold separately as independent units of accommodation. Reason: As the separate occupation of independent units on the site in this location would be contrary to the development plan polices relating to the location of residential development and infrastructure associated with residential development is not being provided, in accordance with Core Strategy Policies CSS1, CSR1 and Local Plan Policy H4. Related application(s): P20/S3153/DIS, P21/S1005/DIS

The 14 no. hotel suite lodges and the 4 no. mill pond lodges as shown on approved drawing 554/P121 (Site Layout as Proposed) shall not be occupied or brought into use as holiday lodges until the refurbishment of the former Springs Hotel building has been completed in accordance with the approved plan. Reason: The refurbishment of the former Springs Hotel building and reuse in the manner proposed is a key component of the case for exceptional circumstances for the holiday lodges located within the Chilterns AONB. As such, it is important to ensure that this component of the case for exceptional circumstances is realised, in accordance with NPPF Para 172 and Core Strategy Policy CSEN1. Related application(s): P20/S3153/DIS, P21/S1005/DIS

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site (to include the site-wide proposals within the applicants ownership as set out in the Landscape Design Rationale), including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment and walling shall be submitted to and approved in writing by the Local Planning Authority. 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 G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S3153/DIS, P21/S1005/DIS

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan for the site-wide proposals within the applicants ownership 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 CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S3153/DIS, P21/S1005/DIS

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. Related application(s): P20/S3153/DIS

Prior to the commencement of the development hereby approved samples of all materials to be used in the external construction and finishes of the development hereby permitted including walling, shall be submitted to and approved in writing by the Local Planning Authority. The materials for approval can be submitted on a site area basis, in accordance with drawing no. SLR/406.07501.00001 'Site Areas Plan - for purposes of approving materials'. 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 G2 and D1 of the South Oxfordshire Local Plan 2011. Related application(s): P20/S3153/DIS

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 Policy EP3 of the South Oxfordshire Local Plan 2011.

The development hereby approved shall be implemented in accordance with the supporting Biodiversity Enhancement Plan (RPS, 22/06/2020, Ref: ECO00800_875) in all regards. All biodiversity enhancements stated in the Biodiversity Enhancement Plan shall be delivered or established prior to the first use of the tourism facilities. The long term management (Table 13.2) of the habitats created on site shall be undertaken for a minimum period of 30 years from the date of the first use of tourism facilities. Any variation from the approved Biodiversity Enhancement Plan shall first be agreed in writing by the local planning authority prior to any such change being implemented. Reason: To minimise the impacts of development on biodiversity and secure net gains, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the SOCS and paragraphs 170 and 175 of the NPPF.

Prior to the commencement of any works, including demolition or stripping of roofing materials, to the Hotel, Clubhouse, Greenkeepers Barn or Old Pro Shed, evidence of the successful receipt of a European protected species licence, specific to this development, from Natural England, shall be submitted to the local planning authority. Reason: To ensure the protection of the important species on site, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the SOCS, paragraphs 170 and 175 of the NPPF, paragraph 99 of Circular 06/2005 and section 9.3.3 of BS42020.

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 shall be based on the Flood Risk Assessment reference RCEF75842 dated 02 April 2020 by RPS Group, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. The scheme shall also include: · 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; · Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change; · Site investigation to include infiltration tests to BRE 365 and ground water monitoring; · A Flood Exceedance Conveyance Plan; · Proposed site levels and finished floor levels; · Detailed design drainage layout drawings; · SUDS and drainage construction details; · Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element; Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.

No development shall begin until a detailed foul water drainage strategy has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented prior to the occupation of any new building or holiday lodge. Reason: To ensure the effective drainage of the site in the interest of public health (Policy DC9 of the adopted Local Plan).

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 CTMP shall include details of parking facilities for all construction staff and visitors, site offices and other temporary buildings where appropriate, areas for loading/unloading of plant/ materials and storage facilities within the site, wheel washing facilities, means of access to the site and associated methods of control alongside a routing plan for construction traffic along the adjacent highway network. The document shall also inform that no deliveries of plant or materials to/from the site shall take place between the hours of 0730 and 0930 and 1600 and 1800. Thereafter, the approved document shall be implemented and complied with throughout the construction period. 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 first occupation of the spa / hotel rooms and holiday lodges, details of car parking facilities to be provided within the site, in line with Drawing No 554/P121; Dated: Jan 2020 laid out in accordance with the Councils adopted standards, shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter, the car parking provision shall be provided before occupation and maintained and retained all times for the use of the development. Reason:To ensure adequate and appropriate car parking provision within the site in accordance with the council's requirements and in the interests of highway safety (Policies DC5 and DC14 of the adopted Local Plan).

Prior to first occupation of the spa / hotel rooms and holiday lodges, details of cycle parking to be provided within the site, secured and undercover, shall be submitted to and agreed in writing by the Local Planning Authority. Thereafter, the agreed cycle parking shall be provided before occupation and maintained and retained all times for the use of the development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the spa / hotel rooms and holiday lodges, details of a pedestrian link from the site connecting to the adjacent footway network along the Wallingford Road (B4009) are required to be submitted to and agreed in writing by the Local Planning Authority. Thereafter, the agreed details shall be provided before occupation. Reason: in the interests of highway safety and to promote walking and public transport as a means of access to the site in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the spa / hotel rooms and holiday lodges, details of a comprehensive servicing and delivery management plan has been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The document shall include details of how servicing of the site will be managed and coordinated in order to minimise the impact along the adjacent highway adjacent to the servicing access. Deliveries and service areas shall be managed in accordance with the agreed scheme and no variation from the scheme shall take place unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the development hereby permitted is not detrimental to the amenity of nearby residents by reason of undue noise from delivery vehicles entering or leaving the site and in the interests of highway safety in accordance with Policies EP2 and T1 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the spa / hotel rooms and holiday lodges, a Travel Plan Statement and Travel Information Pack shall be drawn up, and submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be implemented in accordance with the approved documents and all staff provided with the Travel Information Pack Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.

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 teh NPPF (2019) and Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON11, CON13, CON14 and E5 of the South Oxfordshire Local Plan 2011.

Following the approval of the Written Scheme of Investigation referred to in the above condition, 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 within two years of the completion of the archaeological fieldwork. 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 Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies G2, CON11, CON13, CON14 and E5 of the South Oxfordshire Local Plan 2011.

The developers shall ensure that there are appropriate provisions made for the control of dust emanating from the site, so as not to cause undue disturbance to the occupants of nearby residential properties. Reason: To protect the amenities of adjacent dwellings (Policy DC9 of the adopted Local Plan).

The developer shall ensure that appropriate provision is made for the control of noise emanating from the site, so as not to cause undue disturbance to the occupants of nearby residential properties. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.

The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 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 EP2 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the spa / hotel rooms and holiday lodges, a scheme to provide Electric Vehicle Charging Points as part of the car parking provision on the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the Electric Vehicle Charging Points shall be implemented in accordance with the approved scheme. Reason: To ensure sustainable forms of transport are provided in accordance with Policy CSQ2 of the of the South Oxfordshire Core Strategy 2027.