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/S2394/DIS, P23/S2978/DIS, P23/S3350/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: 1932 Cullum House - 003P16 - Site Block Plan Proposed 1932 Cullum House - 004P14 - Proposed Floor Plans 1932 Cullum House - 005P19 - Proposed Elevations 1 of 2 1932 Cullum House - 006P18 - Proposed Elevations 2 of 2 1932 Cullum House - 008P18 - Site Plan Proposed 1932 Cullum House - 009P19 - Street Elevations 1932 Cullum House - 020P1 - Bin Stores Block Plan Existing drwgno 002 P10 Ecology Plan drwgno LOC001 Floor Plans Existing drwgno 011 P10 Location Plan drwgno 001 P10 Overshadowing Diagrams drwgno 015 Site Plan Existing drwgno 007 P10 and on the following approved documents: 1932 Cullum House - Design & Access Statement - RevD - 220513 3791-CULL-ICS-01-XX-DR-C-0002-P02-S2_Drainage Strategy 3791-CULL-ICS-01-XX-DR-C-0003-P01-S2_Drainage Typical Details 3791-CULL-ICS-XX-RP-C-07.001_Rev A Cullum House, Wheatley - FRA Ecology Bat Survey Ecology Plan drwgno LOC001 Ecology Survey Results drwgno OP1 Energy Statement Zero Carbon Cullum House Feb2022 Transport Statement 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/S2394/DIS, P23/S2978/DIS, P23/S3350/DIS

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the buildings hereby permitted has been 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 DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S2394/DIS, P23/S2978/DIS

Prior to the commencement of development a proportionate and specific biodiversity mitigation strategy for bats, as informed by a suitably qualified ecologist, shall be submitted to the Local Planning Authority based on the Bat Survey Prepared by CA Ecology dated September 2020 (see figure 5 for reference) and associated appendices (Ecology Plan drwgno LOC001; Ecology Survey Results drwgno OP1). Thereafter, the development shall be implemented in accordance with the approved BMES and all ecological mitigation and enhancement features shall be delivered on site prior to first use and retained as such thereafter. Reason: To ensure that there is no net loss of biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S2394/DIS, P23/S2978/DIS

Prior to commencement of development, a detailed sustainable drainage scheme shall be submitted to and approved by the Local Planning Authority. The scheme shall be based on the Flood Risk Assessment and Drainage Strategy report (ref: 3791-CULL-ICS-01-XX-DR-C-0002-P02-S2_Drainage Strategy; 3791-CULL-ICS-01-XX-DR-C-0003-P01-S2_Drainage Typical Details; 3791-CULL-ICS-XX-RP-C-07.001_Rev A_Cullum House, Wheatley - FRA) prepared by Infrastruct CS Ltd, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. The site shall not be occupied until all drainage works to serve the site have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include; -Details of the proposed foul sewer connection agreed in writing with the relevant utilities provider (Thames Water) -Detailed sustainable drainage layout and sustainable drainage details; -Confirmation of greenfield discharge rates; -Proposed calculations with consideration for climate change allowances for the worst case 1:100 + 40% event; -Details to confirm that the local standards set out in 'Local Standards and -Guidance for Surface Water Drainage on Major Development in Oxfordshire' have been achieved; -Details of future maintenance proposals Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S2978/DIS

Prior to the first occupation of the development, a SUDS Compliance report prepared by an appropriately qualified Engineer should be submitted to and approved by the Local Planning Authority. This must suitably demonstrate, with suitable photographs, that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should include the following; -As-built drawings and photographs of key sustainable drainage features; -Evidence that the drainage has been installed in accordance with the approved details and that any departure from the agreed design is in keeping with the approved principles; -Details of any remedial works required following the initial inspection; -Evidence that any remedial works required have been completed; -Results of performance testing undertaken; -Details of any management company set up to maintain the system Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development above slab level a scheme for the landscaping of the site, including the planting of trees and shrubs and the provision of boundary treatment 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 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 ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of comprehensive details of the proposed landscape works, prior to the commencement of the development above slab level 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, street furniture within open spaces and any play/ youth provision. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of 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.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees and hedges which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees and boundary planting which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development, Phase 1 of 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 Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 'Investigation of potentially contaminated sites'. Each phase shall be submitted to and approved in writing by the Local Planning Authority. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken. Phase 2 shall be carried out prior to the commencement of development except demolition and 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 shall be carried out prior to the commencement of development except demolition and 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 Policy ENV11 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 Policy ENV11 of the South Oxfordshire Local Plan 2035.

The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice such as Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 'Investigation of potentially contaminated sites' and 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 Policy ENV11 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any development (including demolition works), a Construction Method Statement shall be submitted to and approved in writing by the Local Planning Authority. The approved Statement shall be complied with throughout the construction period, and shall provide details of the following: 1. - vehicle parking facilities for construction workers, other site operatives and visitors; 2. - site offices and other temporary buildings; 3. - loading and unloading of plant and materials; 4. - storage of plant and materials used during construction; 5. - vehicle wheel washing facilities; 6. - measures to control the emission of dust and dirt; 7. - a scheme for recycling and/or disposing of waste materials arising from the demolition and construction works; 8. - installation and maintenance of security hoarding/fencing. Reason: In the interests of visual and residential amenity and highway safety in accordance with Policy DES6 (Residential Amenity) and Policy TRANS5 (Transport) of the South Oxfordshire Local Plan 2035.

Prior to the use or occupation of the new development, provision for parking bicycles on the site shall be made in accordance with the proposed site plan, details of which shall first have been submitted to and approved in writing by the Local Planning Authority. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the new development, 16 car parking spaces plus 1 visitor space shall be constructed, surfaced, drained and marked out on the site in accordance with a detailed scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. The parking and turning areas shall be provided in accordance with the approved plan 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. The parking spaces shall be constructed to prevent surface water discharging onto the highway. Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement (ref: Energy Statement Zero Carbon Cullum House Feb 2022) hereby approved and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented. These measures shall be retained and maintained as such thereafter in accordance with the Energy Statement and Verification Report. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

The hours of operation for the demolition and construction of the development shall be restricted to 07:30-18:00 Monday to Friday and 08:00-16:00 on a Saturday. No work is 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 and to safeguard residential amenity in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.