Development shall not commence until details of the reserved matters: access, 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 two years beginning with the date of the grant of outline planning permission P17/S2469/O being 26 January 2018.
Thereafter the development shall commence not later than whichever is the later of the following dates:
(a) the expiration of two years from the date of outline permission P17/S2469/O; or
(b) the expiration of one year 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):
P22/S1164/DIS,
P22/S3006/DISThat the development hereby approved shall be carried out in accordance with the details shown on the following approved plans
Location Plan drwgno 16-71-PL-215 rev B
Site Plan drwgno 16-71-PL-216 rev B
Access and Movement parameter plan drwgno 16-71-PL-218 rev A
Illustrative Masterplan drwgno 16-71-PL_219 revB
Sustrans Access drwgno 16-71-IN-126 Rev O
M&M Accomoodation Schedule Jan 2020
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 total number of dwellings shall not exceed 74.
Reason: To protect local amenities in accordance with Policies STRAT 1, STRAT 2, ENV1 and DES1 of the South Oxfordshire Local Plan 2035
The reserved matters for the scheme shall be designed to secure an appropriate market housing mix as specified in the M&M Accommodation Schedule Jan 2020.
Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035 and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014.
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 shall be 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 Policy DES1 and DES2 of the South Oxfordshire Local Plan 2035
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: To ensure a satisfactory form of development in accordance with Policy DES1 and DES2 of the South Oxfordshire Local Plan 2035
Development shall not begin until a surface water drainage scheme, based on MJA drawing 5909:01 rev K, including an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in
writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.
The scheme shall also include:
· Discharge Rates
· Discharge Volumes
. Detailed calculations
. Maintenance and management of SUDS features - SuDS Maintenance Plan
· Sizing of features - attenuation volume
· Detailed drainage layout with pipe numbers
· Detailed SUDS proposals
- Network drainage calculations
· Phasing
· Flood Exceedance Routing
. Confirmation of Thames Water technical approval.
Reason: To ensure the effective drainage of the site and to avoid flooding in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035 and the NPPF.
Prior to occupation of the development hereby permitted the proposed means of access onto Main 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.
Prior to the implementation of the development, vision splays measuring 2.4 metres by 43.0 metres shall be provided to each of the sides of the access. Thereafter, the visibility splays shall be permanently maintained free from obstruction to vision.
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 proposed vehicular accesses, driveways, parking and turning areas that serve those dwellings 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. This shall provide for adequate car parking spaces (allocated and unallocated on-street) within the curtilage of the site so that motor vehicles may enter, turn around and leave in a forward direction and vehicles may park off the highway. The turning area and car parking areas shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times.
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.
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 commencement of development.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 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.
Prior to the use of the development hereby permitted an updated Travel Information Plan shall be submitted to and approved in writing by the Local Planning Authority. The first residents of each dwelling shall be provided with a copy of the approved Travel Information Plan.
Reason: To promote the use of non car modes of transport in accordance with Policy TRANS2 of the South Oxfordshire Local Plan 2035.
Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of 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. 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, a maintenance schedule and a long term management plan (covering a 10 year programme) 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 ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.
Prior to the commencement of the development (including vegetation clearance) 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:
i. Update ecological survey information (if relevant) and any recommendations for additional update surveys or checks ahead of or during construction in relation to habitats and species, update surveys shall follow national good practice guidelines.
ii. Risk assessment of potentially damaging construction activities.
iii. Identification of "biodiversity protection zones".
iv. Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction.
v. The location and timing of sensitive works to avoid harm to biodiversity features.
vi. The times during construction when specialist ecologists need to be present on site to oversee works.
vii. Responsible persons and lines of communication.
viii. 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, unless otherwise agreed in writing by the local planning authority.
Reason: To ensure the protection of habitats and species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.
Prior to the commencement of development, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The plan demonstrate how the development can achieve a no net loss of biodiversity overall compared to the biodiversity value of the site prior to development. The plan should include both habitat and species enhancements and should use a suitable form of biodiversity accounting to demonstrate the biodiversity impact.
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;
e) Selection of specific techniques and practices for establishing vegetation;
f) Sources of habitat materials (e.g. plant stock) or species individuals;
g) Method statement for site preparation and establishment of target features;
h) Extent and location of proposed works;
i) Details of the biodiversity offsetting metric calculations that clearly demonstrate that the proposals contained in the plan avoid a net loss of biodiversity.
Thereafter, the biodiversity enhancement measures shall be developed on
site and retained in accordance with the approved details. All enhancements
should be delivered prior to final occupation.
Reason: To avoid a net loss of biodiversity in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035
Prior to any demolition on site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation dated July 2018 CA Project 770795, approved under application ref. P18/S2806/DIS), 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, approved under application ref. P18/S2806/DIS. 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.
Prior to the commencement of the development 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. 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 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.
Should the Phase 2 investigation recommend that a Phase 3 remediation strategy is required, then this shall be submitted to and approved by the Local Planning Authority 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 development hereby permitted shall not be occupied until foul drainage works have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority.
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.
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 DES6 of the South Oxfordshire Local Plan 2035.
No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following:
a) the parking of vehicles of site operatives and visitors;
b) loading and unloading of plant and materials;
c) storage of plant and materials used in constructing the development;
d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
e) wheel washing facilities and
f) measures to control the emission of dust during construction
g) site access arrangements
h) routing protocol for vehicles travelling to and from the site
has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction methods.
Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.
External lighting will only be permitted in accordance with a lighting scheme to be approved in writing by the local planning authority. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage and shall be turned on only during the conditioned hours of operation and remain off at all other times.
Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policy ENV1 of the South Oxfordshire Local Plan 2035.
Prior to the commencement of the development hereby approved details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved and retained thereafter.
Reason: To ensure adequate provision for the management of waste in accordance with Policy EP3 of the South Oxfordshire Local Plan 2035.
Unless otherwise agreed in writing by the Local Planning Authority fire hydrants shall be provided in accordance with details to be submitted and approved in writing by the Local Planning Authority prior to the commencement of any part of the development. Thereafter the fire hydrants shall be provided in accordance with the approved details prior to the first occupation of any part of the development and thereafter retained. .
Reason: In the interests of fire safety in accordance with Policy INF1 of the South Oxfordshire Local Plan 2035.
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