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, 16-0422A-201 Rev C, 16-0422A-202 Rev K, 16-0422-04, 16-0422-05, 16-0422-03, 16-0422-01 Rev A, 16-0422-02 Rev A, 16-0422A-08 Rev F, 16-0422A-09 Rev F, 16-0422-07 Rev E and 16-0422A-06C, 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 development hereby approved shall be implemented strictly in accordance with the ecological mitigation, compensation and enhancement measures stated in the supporting Bat Surveys Report (Keith Cohen Ecology, May 2021, Ref: KCE.140/21/BSR/UPDATED_FINAL/F.a) and Ecological Appraisal Report (Keith Cohen Ecology, October 2021, Ref: KCE.140/21/EcIA/FINAL). All ecological mitigation, compensation and enhancement features shall be provided on site prior to first occupation of the development and retained as such thereafter. Reason: To minimise the ecological impacts of development and secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan, and paragraphs 174 and 180 of the National Planning Policy Framework.

The development shall be carried out in accordance with the submitted Flood Risk Assessment (FRA): Mill at Sonning, Sonning Eye, Oxfordshire, Updated Flood Risk Assessment, PFA Consulting, Issue 1, June 2021, the supporting documents it includes and the following mitigation measures: - The proposed dwelling shall have a Finished Floor Level no less than 37.01 metres Above Ordnance Datum (mAOD) shown on drawing 16-0422A-11 rev - The proposed development shall have an undercroft (void) area to provide flood storage. The void shall have a ground level of no higher than 35.66mAOD and a soffit level (underside of beam) no lower than 36.71mAOD as detailed on drawing 16-0422A-12 rev. Openings to the void shall be provided to allow the free entry/exit of flood waters as detailed on drawings 16-0422A-11 rev and 16-0422A-12 rev - For security and to prevent entry, vertical steel bars will be fitted at 100mm centres across the openings as noted in Paragraph 3.17 of the Updated FRA. - There will be no increases to ground levels outside the buildings and no loss of floodplain storage as detailed in Paragraph 3.23 of the Updated FRA. These mitigation measures shall be fully implemented before the development comes into use. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. Reason: To prevent flooding of the proposed building and to prevent flooding elsewhere by ensuring that floodplain storage flow conveyance are maintained in accordance with Policy EP4 and ENV4 of the South Oxfordshire Local Plan 2035 and the National Planning Policy Framework.

Privacy screens shall be installed on the decking at ground floor and balconies at first floor between the two dwellings prior to the first occupation of the development hereby approved. The privacy screens shall be glazed in obscure glass with a minimum of level 3 obscurity, and shall be at full height. The privacy screens shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 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 16-0422A-06C 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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the adjoining properties, the character of the area and the risk of flooding in accordance with Policies DES1, DES2, ENV4 and DES6 of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) the provision within the curtilage of the dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the adjoining properties, the character of the area and the risk of flooding in accordance with Policies DES1, DES2, ENV4 and DES6 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, 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.

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 development 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.

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 contour diagrams overlaid over the site and adjacent areas d) Details of lighting operation hours e) Statement of compliance with the advice contained within Guidance Note 08/18 'Bats and artificial lighting in the UK' 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 ENV2, ENV4, ENV12 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. Written approval must be obtained prior to commencement of any site works. 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 route and method of installation of any underground services in the RPA 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'. (4) A specification of the foundation design demonstrating absolute minimal soil excavation, soil compaction or soil contamination within the root protection area of the adjacent trees. 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.

Prior to the commencement of each phase 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: a) Update ecological surveys for relevant habitats and species if development has not commenced within 2 years of the date of this permission, 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 development, in accordance with Policies ENV2, ENV3 and ENV4 of the South Oxfordshire Local Plan, and paragraphs 174 and 180 of the National Planning Policy Framework.

The development hereby permitted shall not commence until the following details are submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. a) Details of sustainable drainage proposals b) Flood Evacuation Plan for new residential units Reason: To reduce the risk of flooding to the proposed development and future occupants.

Prior to the commencement of development, a full surface water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.