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): P24/S1035/DIS, P24/S1168/DIS, P24/S1219/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, Plans: Location Plan 18851 1010 Rev B Planning Layout 18851 1001 Rev N Refuse Strategy 18851 1003 Rev F Boundary Treatment Plan 18851 1004 Rev E Car Parking Strategy 18851 1002 Rev D Landscape Strategy 4801-110 Rev D Estate Railing Detail STD-EXT-34 Rev A Close boarded fence on timber posts STD-EXT-05 Rev B Tenure Layout 18851 1005 Rev D Typical Tree Pit Detail CSA-4801-112 Walling details 06-STD-EXT-04 Rev A Drainage Strategy C85931-JNP-92-XX-DR-C-1001 Rev F Foul Sewer Connection Plan -JNP-92-XX-DR-C 1003 Rev A Site Access Spine Road Longitudinal Sections C85931-JNP-90-XX-DR-C-1005 Rev A Longsections Location Plan C85931-JNP-XX-XX-DR-C 7023 Rev P2 Longsections Through Site C85931-JNP-XX-XX-DR-C 3001 Rev P2 Preliminary Finished Floor Levels C85931-JNP-90-XX-SK-C 7022 Rev D Energy Statement Rev 03 20/12/21 Floor plans & elevations 18851 102 Rev D Apartments and Maisonettes 18851 104 Rev B 2B4P Affordable 18851 105 Rev A 2B4P v1 Affordable 18851 106 Rev B 2B4P Affordable 18851 110 Rev B 3B6P Affordable 18851 112 Rev A Rosedene & Derwent 18851 113 Rev B Bembridge 18851 114 Rev A Bembridge 18851 115 Rev B Coleridge 18851 116 Rev B Coleridge 18851 117 Rev B Derwent 18851 119 Rev B Derwent 18851 120 Rev B Derwent 18851 122 Rev B Chiddingstone 18851 123 Rev B Chiddingstone 18851 125 Rev B Selsdon 18851 126 Rev B Selsdon 18851 134 Rosedebe 18851 138 Rev A Coleridge 18851 141 Complex Affordable 18851 142 Rev A 3B5P Affordable 18851 143 3B5P Affordable 18851 144 3B6P & 4B7P Affordable 18851 145 Rosedene & Derwent 18851 146 Bembridge v1 Supporting documentation: Flood Risk Assessment reference C85931-JNP-XX-XX-RP-C1001 dated December 2020 by JNP Air Quality Assessment, Report No. 9606 V1 dated 30 June 2021, Phlorum 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/S1035/DIS, P24/S1168/DIS, P24/S1219/DIS

Prior to occupation of the dwellings hereby permitted the proposed means of access onto Lady Grove 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/S1035/DIS, P24/S1168/DIS, P24/S1219/DIS

Prior to first occupation, the existing access serving Lady Grove Farm, 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. Related application(s): P24/S1035/DIS

Prior to first occupation of the development hereby permitted the proposed means of pedestrian and cycling accesses: - along Lady Grove to the north; - linking to the PRoW 287/17; are 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. Prior to the occupation of the 75th dwelling the proposed means of pedestrian access linking to the west into the wider Didcot NE site 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 any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) that serve those dwellings shall be laid out, constructed, lit and drained and if required temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. The final surfacing of the estate roads and footpaths shall be completed prior to the occupation of the 80th dwelling. 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.

Before any of the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways 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. 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.

Prior to the commencement of development above slab level, details of cycle parking to be provided, secured and undercover, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the agreed cycle parking shall be provided before first occupation of the plots to which it relates and be maintained and retained all times. 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. 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, a travel information pack should be submitted to and approved in writing by the Local Planning Authority. All residents must be supplied with the approved travel pack upon occupation. Reason: To promote the use of non-car modes of transport in accordance with guidance contained within the National Planning Policy Framework and in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

A full residential travel plan will be required for the residential element of the development. This should be produced prior to first occupation and then updated within 3 months of occupation of the final dwelling once adequate survey data is available. The travel plan shall be submitted to and approved in writing by the Local Planning Authority prior to first occupation. Reason: To promote the use of non-car modes of transport in accordance with guidance contained within the National Planning Policy Framework and in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development above slab level a scheme for the off-site highway works shall be submitted to and agreed in writing by the Local Planning Authority. The approved works shall be implemented in full before the first occupation/use of the development or in accordance with a programme of implementation agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development above slab level 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 Policies DES1 and DES2 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, the provision of boundary treatment and details of the proposed play area / play equipment,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, 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 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 first occupation of each dwelling, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement 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.

Prior to the commencement of the development (including any 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: 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 . 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 impacts of the development, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 170 and 175 of the NPPF.

Prior to the commencement of the development hereby approved (including any vegetation clearance) 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 details of habitat creation and enhancement stated in Section 5.36 and Appendix F.D (proposed habitats plan: CSA/4801/111) of the supporting Ecological Impact Assessment (CSA Environmental, 08/03/2021, Ref: CSA/4801/02). 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 of pond wet cores; 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. 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 of the development. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 170 and 175 of the NPPF.

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 Flood Risk Assessment reference C85931-JNP-XX-XX-RP-C1001 dated December 2020 by JNP, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or building shall be occupied until the surface drainage works serving those dwellings or buildings have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: - Drainage Catchment Plans; - Detailed drainage layouts; - Interpretive site investigation; - 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; - SUDS features and sections; - Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; - Drainage Construction Details; - Maintenance and Management Plan covering all surface and foul water drainage, SUDS features and boundary watercourses. 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 development above slab level a detailed foul drainage scheme based on the scheme shown on drawing C85931 JNP 92 XX DR C 1003 A, shall be submitted to and approved in writing by the local planning authority. No dwelling or building shall be occupied until the foul drainage works to serve the development have 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 and pollution is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

There shall be no occupation beyond the 49th dwelling until confirmation has been provided that either: (i) all water network upgrades required to accommodate the additional flows to serve the development have been completed; or (ii) a development and infrastructure phasing plan has been agreed with Thames Water to allow additional development to be occupied. Where a development and infrastructure phasing plan is agreed no occupation of those additional dwellings shall take place other than in accordance with the agreed development and infrastructure phasing plan. Reason - The development may have low / no water pressures and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional demand anticipated from the new development. Any necessary reinforcement works will be necessary in order to avoid low / no water pressure issues, in accordance with policy INF4 of the 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 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 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 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.

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.

That all trees to be planted within hard surface areas shall be planted in the first planting season after the first use of the buildings. The trees 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. 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. 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.

Prior to any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority 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. 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.

Following the approval of the Written Scheme of Investigation referred to in condition 26, 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 within two years of the completion of the archaeological fieldwork. Reason - To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with Policy ENV9 of the South Oxfordshire Local Plan 2035 and the NPPF.

The dwellings hereby approved shall meet the following requirements: a) all affordable housing and at least 15% of market housing shall be designed to meet the standards of Part M (4) Category 2: accessible and adaptable dwellings (or any replacement standards); b) at least 5% of affordable housing dwellings shall be designed to meet the standards of Part M (4) Category 3: wheelchair accessible dwellings; and c) all affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards. Prior to the construction of the first residential dwellinghouse, details of the layout and housetypes meeting the above requirements shall be submitted for approval in writing by the Local Planning Authority, and upon completion of the first of each of the relevant housetype evidence of construction to these standards shall be provided to the Local Planning Authority, and upon completion of the whole development evidence of construction to these standards shall be provided to the Local Planning Authority if requested. 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.

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 ENV12 of the South Oxfordshire Local Plan 2035.