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.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, TFS-02, TFS-05, TFS-01, TFS-03, TFS-04, SA38981-BRY-ST-PL-C-0001_ and TFS-06, 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.

The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans/supporting documents hereby approved or in materials which shall previously have been 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.

Prior to first use of the development hereby permitted the proposed means of access onto A4129, Kingsey 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. 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 onto A4129, Kingsey Road, 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.

The vision splays shown on the approved plan SA38981-BRY-ST-PL-C-0001_ 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. Reason: In the interest of highway safety 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 TFS/04 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. Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, 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.

The development hereby approved shall be implemented strictly in accordance with the ecological mitigation measures stated in sections 5.2 to 5.17 (inclusive) and appendix 4 of the supporting Ecological Appraisal (BSG Ecology, 27/08/2021, Project Number: P21-467). For the avoidance of doubt, the watercourse buffer required by section 5.7 of the Ecological Appraisal shall be established and demarcated on site, prior to the commencement of development, through the placement of temporary fencing. The buffer fencing shall remain on site through all construction and landscaping works. Reason: To minimise the ecological impacts of development and protect the adjacent watercourse, in accordance with Policies ENV2 and ENV4 of the South Oxfordshire Local Plan 2035 and Paragraphs 174 and 180 of the NPPF.

Prior to the first use of the development hereby approved, a biodiversity enhancement plan (BEP) shall be submitted to and approved in writing by the local planning authority. The BEP shall accord with the recommendations made in sections 5.18 to 5.32 of the supporting (BSG Ecology, 27/08/2021, Project Number: P21-467), include detailed landscaping plans and identify the position and specification of faunal enhancements. The BEP shall make prescriptions for the ongoing management and maintenance of the habitats and features to be provided on site. Thereafter, the development shall be implemented in accordance with the BEP and all enhancements delivered on site prior to first use. Reason: To secure biodiversity net gains, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035, and Paragraphs 174 and 180 of the NPPF.

Notwithstanding the provisions of the Town and Country Planning General (Permitted Development) Order 2015 (as amended), the building/premises shall only be used as a farm shop and cafe in association with the agricultural operation of Tythrop Farm and for no other purposes including any other purpose within Class E of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (or any Order revoking or re-enacting that Order). The greater proportion of goods sold shall comprise locally produced goods. Reason: To ensure that the proposed development would a support a local rural enterprise and to prevent expansion into a general retail use or other uses in order to safeguard the character and appearance of the area and in the interest of highway safety in accordance with Policies EMP10, ENV1 and TRANS5 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.

Prior to the commencement of development, a full surface water drainage scheme in accordance with the surface water drainage hierarchy as set out in Part H of the Building Regulations, including details of the size, position and construction of drainage works, shall be submitted to, and approved in writing by, the Local Planning Authority. The drainage scheme shall be designed to accommodate a 1 in 30 year storm + 40% CC and shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the size, position and construction of the drainage scheme. Thereafter the scheme as approved shall be implemented prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of foul water drainage and to ensure flooding and pollution is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.