Planning Application Details

Development shall not commence until details of the reserved matters: Appearance, Landscaping, Layout and 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): P24/S1749/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, · Location Plan: 34930 EOA_01-003 Rev C · Parameter Plan: 34930 PP_01-002 Rev F · Site Access: 10636-SK-003 Rev C · Cycle Route: 10636-SK-004 Rev C 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): P24/S1749/DIS

Reserved matters in respect of Appearance, Landscaping, Layout and Scale shall be submitted and details of the following shall be included with the reserved matters, for approval in writing: a) details of a mix of dwelling types and sizes to meet the needs of current and future households based on the most up-to-date evidence and the requirements of condition 6 b) cycle parking for each residential property and visitors c) refuse and recycling storage d) boundary treatments e) garden sizes f) active electric charging points to serve each residential property in perpetuity g) proposed subterranean drainage and services in relation to existing and proposed trees and tree pits h) sites for play areas i) 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 j) samples of all materials to be used in the external construction and finishes of the development k) An area of 1.56 hectares shall be provided as publicly accessible natural green space adjacent to the Cuttle Brook; an area of 1.18 hectares shall be retained as agricultural land with defined pedestrian routes for use by the public; and an area of 0.94 hectares provided as public open space. A scheme shall be submitted identifying those areas of the site which are publicly accessible natural greenspace and open space, including the details of the management and maintenance for those areas l) Details of the measures to be incorporated into the development demonstrating how 'Secured by Design (SBD)' Part 2 principles & standards on physical security of dwellings will be integrated. The above details shall be submitted to and approved in writing prior to the commencement of development. All development shall be carried out in accordance with the approved details/plans and retained thereafter. No dwelling shall be occupied until details required elements b) c) d) e) and f) for that dwelling have been implemented in accordance with the approved details. Reason: As the application is in outline only and is not accompanied by detailed plans and 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 and Policies H11, ENV1, CF5, TRANS5, DES1 and DES 2 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S1749/DIS

The total number of dwellings hereby permitted shall not exceed fifty seven. Reason: In the interests of appropriate residential density in accordance with policies STRAT5 of the South Oxfordshire Local Plan 2035 and policy HA7 of the Thame Neighbourhood Plan. Related application(s): P24/S1749/DIS

The dwelling(s) hereby permitted on the frontage of Wenman Road shall be no higher than two-storeys or 10 metres maximum. Reason: To safeguard the character of the area in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S1749/DIS

The dwellings hereby approved shall meet the following requirements: i) all affordable housing and at least 15% of market houses shall be designed to meet the standards of Part M(4) Category 2: accessible and adaptable dwellings (or any replacement standards); ii) at least 5% of affordable dwellings shall be designed to meet the standards of Part M (4) Category 3: wheelchair accessible dwellings; and iii) all affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards. The development shall be carried out in accordance with the above requirements and maintained thereafter. Reason: To ensure that there is an adequate stock of properties to meet the needs of people with disabilities, to provide adequate living conditions for future residents and in accordance with Policy H11 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S1749/DIS

Prior to occupation of the dwellings hereby permitted the proposed means of access onto Hode Garth 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. Related application(s): P24/S1749/DIS

Prior to the occupation of each dwelling hereby permitted, the proposed vision splay to serve that dwelling 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 Authority and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S1749/DIS

Prior to the occupation of each dwelling hereby permitted, the proposed vehicular accesses, driveways and turning areas that serve that dwelling shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. 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. Related application(s): P24/S1749/DIS

Prior to commencement of development, a detailed plan showing the layout of all the roads and footpaths and all highway drainage works shall be submitted to and approved in writing by the Local Planning Authority. The roads, footpaths and surface water drainage works shall be laid out, constructed and completed in accordance with the approved specification. Reason: In the interests of highway safety and convenience in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development a detailed plan showing provision of private and visitor car parking spaces to be provided within the site in accordance with Oxfordshire County Council's adopted car parking standards shall be submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of each dwelling hereby permitted, the private car parking spaces to serve that dwelling shall be laid out, surfaced, drained and completed to be compliant with the approved details. All visitor parking spaces shall be implemented prior to occupation of the 55th dwelling and carried out in accordance with the approved details. Thereafter the car parking spaces 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.

Prior to commencement of development, the following documents shall be submitted to for approval in writing by the Local Planning Authority: 1) A Construction Traffic Management Plan (CTMP). 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. 2) A Construction Management Plan (CMP) detailing measures to be taken to protect nearby residents from noise and dust. The approved CMP shall be implemented prior to the commencement of any construction or demolition works on the site. The hours of operation for such works shall be restricted to 08:00 am - 18:00 Monday to Friday and 08:00 - 13:00 pm on a Saturday. No work shall take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. the development shall be carried out in accordance with the approved Plans. 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 to avoid pollution in accordance with Policies TRANS5 and ENV12 of the South Oxfordshire Local Plan 2035.

No surface water from the development shall be discharged onto the adjoining highway. Reason: In the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

No development shall 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 Brookbanks Flood Risk Assessment reference 10636 FRA01 Rv3, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. The approved scheme shall be implemented in full and maintained across the whole site. The scheme to be submitted shall include: -Drainage Catchment Plans; - Interpretive site investigation to include infiltration testing to BRE 365; -Information on proposed greenfield discharge rates; -Design calculations including node information for the proposed SuDS features, for all relevant return periods (1 in 1 year, 1 in 30 year and 1 in 100 year + 40% climate change) demonstrating the critical duration used for design using FEH hydrology with Cv values set to 1; -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; - SUDS features and sections; - Demonstration of suitable freeboards to attenuation or infiltration features (1m between base and peak groundwater level and 0.3m between worst case 1:100+40% water level and top of bank); - Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; - Drainage Construction Details; -Maintenance and Management Plan covering all drainage and SUDS features; - An exceedance flow route plan for the entire site should be provided with levels to indicate that all surface water falls away from buildings and that exceedance flows are contained within the site boundary; -Water quality improvement measures to mitigate the risk of surface water run-off polluting waters. No dwelling shall be occupied until the drainage works to serve that dwelling have been carried out and completed in accordance with the approved details. Reason: To prevent flooding and pollution in accordance with Policies EP4 and ENV12 of the South Oxfordshire Local Plan 2035 .

Prior to occupation of the final dwelling a SUD's Compliance report shall be prepared by an appropriately qualified Engineer to confirm that the sustainable drainage system has been installed and completed in accordance with the approved submission. This report should as a minimum cover the following; 1) Inclusion of as-built drawings, 2) Inspection of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework with appropriate evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 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.

No development shall commence until a detailed adoptable foul drainage scheme has been submitted to and approved in writing by the local planning authority. No dwelling shall be occupied until the foul drainage works to serve that dwelling has been carried out and completed in accordance with the approved details. Reason: To ensure the proper provision of foul 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 any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained in the Arboricultural Assessment (February 2021), 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 which are visually important 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 safeguard hedges 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 (including vegetation clearance or other ground works), a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following: a) Update ecological surveys for relevant habitats and species, update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones , including a minimum 10 metre buffer around the Cuttle Brook. d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction. e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: To minimise the ecological impact of development on biodiversity, in accordance with Policies ENV2, ENV3 and ENV4 of the South Oxfordshire Local Plan 2035 and paragraphs 170 and 175 of the NPPF.

Concurrent with the submission of the layout and landscaping reserved matters applications associated with this outline planning permission, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The BEP should be in accordance with the outline details of habitat enhancements stated in section 6 of the supporting Ecological Appraisal (Baker Consultants, 04/01/2021, Ref: 334.05_01_rpt_jl). The BEP should include: a. Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required; b. 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; c. Selection of appropriate strategies for creating / restoring target habitats or introducing target species; d. Selection of specific techniques and practices for establishing vegetation; e. Sources of habitat materials (e.g. plant stock) or species individuals; f. Method statement for site preparation and establishment of target features; g. Extent and location of proposed works; h. A minimum 10 metre undeveloped buffer to protect the Cuttle Brook from harm; i. Full details of a biodiversity metric assessment to demonstrate a biodiversity net gain. Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements shall be delivered prior to the final occupation. Reason: To secure tangible biodiversity net gains on site, in accordance with Policies ENV2, ENV3 and ENV4 of the South Oxfordshire Local Plan 2035 and paragraphs 170 and 175 of the NPPF.

Prior to the commencement of the development hereby approved 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 all 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), design of tree pits, 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 as approved within 12 months of the commencement of the approved 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.

Prior to commencement of development a detailed plan showing the route, construction details and timing of delivery of the permissive paths across the retained agricultural land shall be submitted to and approved in writing by the Local Planning Authority. The paths shall be implemented in accordance with the approved plan and maintained thereafter in accordance with the approved details. Reason: To meet the need for public open spaces in accordance with Policies INF1 and DES1 of the South Oxfordshire Local Plan 2035. .

Concurrent with the submission of comprehensive details of the proposed landscape works required under condition 21 above and prior to commencement of the development hereby permitted, a maintenance schedule and a long term management plan (including ecology) for the soft landscaping works, the publicly accessible natural green space adjacent to the Cuttle Brook and the public open space shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan/Landscape and Ecology 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 areas 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 e) Management plan for permissive paths f) Details of biodiversity enhancements and future management of habitats throughout the development site including details of the area of land to the south-east of the site adjacent to Cuttle Brook The schedule and plan shall be implemented in accordance with the agreed details. 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 commencement of development, a specific landscaping plan shall be submitted to and approved in writing by the Local Planning Authority showing the full boundary details along the western boundary of the site and to include a formal access point for the farmer to have permanent access from Field 2 into Field 3. These details shall be implemented and maintained in accordance with the approved plans and the farmers access retained in perpetuity. Reason: In order to ensure that appropriate access is provided at all times and secured landscaping maintained in accordance with policies ENV1, DES1, DES6 and TRANS5 of the South Oxfordshire Local Plan 2035.

A scheme for the landscaping of the area adjacent to the Cuttle Brook including a fenced off area with no public access and including the planting of live trees and shrubs to support local wildlife, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development hereby permitted. The scheme shall be implemented as approved within twelve months of the commencement of the approved development and thereafter maintained in accordance with the approved scheme. In the event of the trees or shrubs planted dying or being seriously damaged or destroyed within five years of the completion of the new development, a new tree or shrub or the equivalent number of trees and shrubs, as the case maybe, of a species first approved by the Local Planning Authority, shall be planted and properly maintained in a position or position first approved in writing by the Local Planning Authority. Reason: To help assimilate the development into its surroundings and to provide bio-diversity improvements in accordance with policies ENV1, ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Any external lighting, including street 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 light spillage. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby approved, an Energy Statement, including SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. All approved carbon reduction energy efficiency measures to serve that dwelling shall be implemented prior to the first occupation of each dwelling hereby permitted, and in accordance with the approved Energy Statement. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the 55th dwelling hereby permitted, 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 as set out in the approved Energy Statement 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.

Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. The tree(s) must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable tree/s to successfully grow in hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, be planted and properly maintained. 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 area of land identified for play area(s) shall be used exclusively for children's play and shall be provided in accordance with a detailed layout and management plan which shall be submitted to and approved in writing by the Local Planning Authority before development commences, such details to include: a) Landscape treatment, and any boundary treatment b) Details of proposed play equipment, including a range for varying ages and equipment for disabled children c) Street furniture including seats, bins etc. The development shall be implemented in accordance with the approved details. Reason: To meet the need for children's play space in accordance with Policy INF1 and CF5 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the first dwelling hereby permitted, a Green Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non- car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

All gas-fired boilers shall meet a minimum standard of <40 mgNOx/kWh. Reason: To ensure satisfactory standards of air quality for the residents of the development and surrounding residential properties in accordance with policies ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development a scheme of specific sound insulation measures shall be submitted to and approved in writing by the Local Planning Authority. The new housing shall be built in accordance with the approved details. Reason: In the interest of the resident's amenity in accordance with policy EP2 of the adopted South Oxfordshire Local Plan 2035.