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): P21/S3281/DIS, P21/S3330/DIS, P21/S3411/DIS, P21/S3413/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Location Plan P.230.LP.01 Rev A Site-wide Plans: Proposed Site Plan P.230.SP.500Q Drainage Strategy Layout 6215-P01C Proposed Surface Materials & Boundary Plan P.230.SP.501C Affordable Housing Tenure Plan P.230.SP.503D Parking Plan P.230.SP.504C POS Plan P.230.SP.505C Refuse Plan P.230.SP.506A Footway Link proposed 8180437_6101_H Elevations and Floor Plans Elevations Plot 1 P.230.T974.01 Elevations Plot 2 P.230.T953.01 Elevations Plot 3 P.230.T754.01 Elevations Plot 4&24 P.230.T1252.01 Elevations Plot 5 P.230.T2217.01A Elevations Plot 6 P.230.T2217.02A Elevations Plots 7-10 P.230.T851.974.01B Elevations Plot 11&14 P.230.T974.02 Elevations Plot 12 P.230.T953.02 Elevations Plot 13 P.230.T1894.01 Elevations Plot 15 P.230.T974.04 Elevations Plot 16&17 P.230.T754-953.01 Elevations Plot 18&19 P.230.T754.03A Elevations Plots 20-23 P.230.T553.01A Elevations Plot 25 P.230.T1252.03 Elevations Plot 26-29 P.230.T851.01 Elevations Plot 30&31 P.230.T1376.01 Elevations Plot 32&34 P.230.T1376.851.01 Floor Plans Plot 1 11&14 P.230.T974.03 Floor Plans Plot 2&12 P.230.T953.03 Floor Plans Plot 3 P.230.T754.02A Floor Plans Plot 4&24 T1252.02A Floor Plans Plot 5&6 P.230.T2217.03 Floor Plans Plots 7-10 P.230.T851.974.02A Floor Plans Plot 13 P.230.T1894.02 Floor Plans Plot 15 P.230.T974.05 Floor Plans Plot 16&17 P.230.T7540-953.02 Floor Plans Plot 18&19 P.230.T754.04A Floor Plans Plots 20 to 23 T553.02A Floor Plans Plot 25 P.230.T1252.04A Floor Plans Plots 26-29 P.230.T851.02A Floor Plans Plot 30&31 P.230.T1376.02 Floor Plans Plot 32-34 P.230.T1376.851.01 Garage P.230.DG.01A Bin Store P.230.BS.01A 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): P21/S3281/DIS, P21/S3411/DIS

The proposed development shall be constructed using the materials as detailed on the approved drawing Proposed Materials Plan P.230.SP.502C, unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P21/S3281/DIS, P21/S3411/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: In the interests of the visual appearance of the development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P21/S3281/DIS, P21/S3411/DIS

Prior to the development above slab level hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs and the provision of boundary treatments 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 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 scheme shall be implemented prior to the thirtieth occupation of the 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. Related application(s): P21/S3281/DIS

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include: a) Details of long term design principles and objectives. b) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme including hard surfaces. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible for the maintenance of the other areas of the site. d) Summary plan detailing different management procedures for the types of landscape on site e.g. Wildflower meadows, native or ornamental hedgerows. 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. Related application(s): P21/S3281/DIS

Prior to the commencement of any site works or operations, including demolition and site clearance relating to the development hereby permitted, an Arboricultural Method Statement and accompanying Tree Protection Plan shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following: (1) A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; (2) The specification and location of temporary tree protective fencing and any ground protection required to protect all retained trees in accordance with the current edition of BS 5837 ''Trees in relation to design, demolition and construction'', and details of the timing and duration of its erection; (3) 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; (4) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (5) The route and method of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid 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 the current edition of NJUG 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (6) The details and method of construction of any other structures such as boundary walls in the RPA of retained trees and how these relate to existing ground levels; (7) The details of 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 with in Arboricultural Association Guidance Note 12 'The use of cellular confinement systems near trees', and in accordance with current industry best practice; and is appropriate for the type of roadway required in relation to its usage. (8) Provision for the supervision of ANY works within the RPA 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 ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P21/S3281/DIS

Prior to the occupation of Plot 25, a replacement hedge shall be provided in the south eastern corner of the site, along the boundary of Plot 25 where the existing hedge is to be removed to allow the construction of the footpath to Tidmore Lane. It shall be planted with mature native species, which shall be agreed through the assessment of Condition 5 of this permission and thereafter be maintained in accordance with the approved scheme. In the event of any of the hedge so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a hedge, 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.

The existing hedges on the land shall be protected whilst development operations are in progress, in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented prior to the commencement of the development and kept in place during the entire course of development. 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.

Prior to the commencement of any works to Chiltern Rise Cottage, including demolition and stripping, evidence of the successful receipt of a European protected species licence, or evidence of the successful registration of the site under the bat mitigation class licence, from Natural England, specific to this development, shall be submitted to the local planning authority. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policy HS3 of the Woodcote Neighbourhood Plan.

The development hereby approved shall be implemented in accordance with the recommendations made in the following documents: · Sections 5.3.1.1, 5.3.2.3, 5.3.2.6 and 5.3.3 of the supporting Updated Ecological Appraisal & Ecological Impact Assessment Report (Windrush Ecology Ltd, 28/04/2020, Ref: W3350_rep_Oratory School, Woodcote_28-04-20); · Recommendations section of the supporting Ecology Letter Report: Reassessment of Tree 78 (Windrush Ecology Ltd, 07/09/2020, Ref: Land at The Oratory, Woodcote, Oxfordshire Tree 78). Reason: To minimise the ecological impacts of development, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policy HS3 of the Woodcote Neighbourhood Plan.

No development shall commence until a certificate confirming the agreement of an offsetting provider to deliver a biodiversity offsetting scheme totalling a minimum of 6.44 biodiversity units has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the certificate has been issued by the offset provider. The details of biodiversity enhancements shall be documented by the offset provider and issued to the Council for their records. Reason: To compensate for the net loss of biodiversity resulting from the development by providing biodiversity enhancements off site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policy HS3 of the Woodcote Neighbourhood Plan.

Prior to occupation of the first unit of the development hereby permitted the proposed means of access onto Reading Road is to be formed and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. The means of access shall be maintained thereafter in accordance with the approved details. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Before the proposed access is first used, the existing access to Chiltern Rise Cottage shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the occupation of the development, the proposed vision splay shall be formed, laid out and constructed in accordance with detailed plans which shall be submitted to and approved in writing by the Local Planning. The Manual for Streets visibility splays, as shown on Drawing Number 151227/SKT04B, shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. This excludes the tree marked as 'Protected Tree' on the drawing, which is classified as T67 Oak in the submitted Tree Condition survey. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Before any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, lit and drained in accordance with Oxfordshire County Council's Specifications. Reason: In the interests of highway safety and convenience in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan P.230.SP.500Q and shall be constructed, laid out, surfaced, drained and completed, 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 to ensure the provision of off-street car parking in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

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 development above slab level. 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 Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. This will include adequate on-site parking for all vehicles involved in construction work throughout the construction. Thereafter 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.

Prior to occupation of the site, a Travel Information Pack will submitted to, and approved in writing by, the Local Planning Authority. The approved information will be provided to the new occupants of the dwellings hereby approved. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

The garage accommodation hereby approved shall be retained as such and shall not be adapted for living purposes without planning permission from the Local Planning Authority. Reason: In the interests of highway safety and to ensure the provision of adequate off-street car parking in accordance with Policy TRANS5 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 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 ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

No development shall commence until a phased contaminated land risk assessment has been carried out by a competent person in accordance with Defra and the Environment Agencies 'Model Procedures for the Management of Contaminated Land, CLR 11'. All phases need to be approved in writing by the Local Planning Authority (LPA). It is recommended that the LPA are consulted at each phase of the investigation for their approval. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site and to inform the preliminary conceptual site model. If potential contamination is identified then Phase 2 shall be undertaken. 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 to inform the remediation strategy proposals. If significant contamination is found then Phase 3 shall be undertaken. Phase 3 requires production of a remediation and/or monitoring scheme to ensure the site is rendered suitable for its proposed use. The remediation shall be carried out in accordance with a scheme and timetable first agreed in writing by the LPA and no development or phase of development shall be occupied until all remedial works have been approved by the LPA. Following implementation of the remedial measures a full validation report detailing the measures carried out to ensure compliance shall be submitted to and approved in writing by the LPA. All implemented works shall be maintained in place thereafter. 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 Policy ENV11 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. Details shall include: a) Details of all the equipment uses, specific lamps, luminaries and columns with images. b) For each luminaire a full technical specifications (e.g. wattage, colour rating) c) Isolux diagrams overlaid over the site and adjacent areas d) Details of lighting operation hours e) Confirmation to which Institution of Lighting Engineers Environmental Management Zones the scheme conforms to. 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 ENV12 of the South Oxfordshire Local Plan 2035 and Policy D2 of the Woodcote Neighbourhood Plan.

The development shall not commence until a detailed sustainable drainage scheme has been submitted to and approved in writing by the local planning authority. This shall be based on an infiltration based scheme or the scheme shown on MJA Consulting drawing 6215:P01 rev B, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or building shall be occupied until the drainage works have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: · Infiltration tests to BRE 365; · A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; · Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event; · Fully detailed sustainable surface water drainage layouts; · Proposed site levels, floor levels and an exceedance plan; · Drainage Construction Details; · Maintenance and Management Plan covering all surface water drainage, SUDS features and boundary ditch. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

No development above slab level shall commence until a full survey of the receiving watercourse has been provided to the local planning authority along with measures for clearance / maintenance to ensure a suitable outfall from the site can be provided and maintained. No dwelling shall be occupied until the clearance / maintenance work has been carried out and completed in accordance with the approved details. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to any demolition and the commencement of the development a professional archaeological organisation 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 Policy ENV9 South Oxfordshire Local Plan 2035.

In the event that adjoining land to the north of the site (WNP01, WNP Policy HS9) is used for storage, parking, site buildings or any other purpose relating to the development of this site, the land shall be restored to its original condition prior to the completion of the development. Reason: To protect the appearance and ecology of the area during construction works in accordance with Policies ENV1, ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.