Planning Application Details

The development to which this permission relates shall begin by 16 August 2022. 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/S0462/DIS, P22/S1028/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: - NOTX2-MCB-XX-ZZ-DR-A-0150-S3-P2 - Comparative Area Schedule - NOTX2-MCB-XX-ZZ-DR-A-0110-S3-P2 - Existing Site Plan - NOTX2-MCB-XX-ZZ-DR-A-0111-S3-P3 - Proposed Site Plan - NOTX2-MCB-XX-ZZ-DR-A-0130-S3-P2 - Existing Elevations - NOTX2-MCB-XX-ZZ-DR-A-0132-S3-P4 - Proposed Elevations (north and west) - NOTX2-MCB-XX-ZZ-DR-A-0131-S3-P4 - Proposed Elevations (south and east) - NOTX2-MCB-XX-ZZ-DR-A-0120-S3-P2 - Existing Floor Plan - NOTX2-MCB-XX-ZZ-DR-A-0121-S3-P3 - Proposed GA Plan - NOTX2-MCB-XX-ZZ-DR-A-0100-S3-P2 - Location Plan - NOTX2-MCB-XX-ZZ-DR-A-0140-S3-P3 - Proposed Sections - NOTX2-MCB-XX-ZZ-DR-A-0122-S3-P3 - Proposed Roof Plan 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): P22/S0462/DIS

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 policies DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P22/S0462/DIS

No development shall commence until the tree protection details as shown at Appendix 1 and Appendix 4 (Tree Protection Plan) in the submitted Arboricultural Implications Report (Ref. SJA air 17399-01) have been put in place. Thereafter the tree protection details shall be retained in situ for the duration 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. Related application(s): P22/S0462/DIS

Prior to the commencement of the development hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs and the treatment of hard standings, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The scheme shall be implemented prior to the first occupation or use 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. Related application(s): P22/S0462/DIS

The hours of operation for the development shall be restricted to: Monday - Friday: 07:00 to 22:00 Saturday - 07:00 to 20:00 Sunday - 07:00 to 18:00 Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with policy DES6 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.

Prior to commencement of development, a lighting strategy designed to avoid impacts on bats on the western site boundary shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall: a) identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites or resting places or along important routes used to access key areas of their territory, for example for foraging; and b) show how and where external lighting will be installed (through provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites or resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy. Under no circumstances should any other external lighting be installed without the prior consent from the local planning authority. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035, and paragraph 174 of the NPPF.

No development shall commence until a surface water drainage scheme for the site based on Ambiental's Notcutts Oxford Garden Centre- Surface Water Drainage Strategy (SWDS) report reference 3839 SWDS has been submitted to and approved by Local Planning Authority. This would need to be based on sustainable drainage principles and would need to include: a) Existing and proposed discharge rates b) Existing and proposed discharge volumes c) Details of SUDS features d) Sizing of attenuation features e) Site investigation to include infiltration testing to BRE 365 f) Detailed drainage layout with pipe numbers g) Network drainage calculations h) A full future management and maintenance plan to ensure efficient functioning of drainage features. Reason: To prevent pollution and flooding in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

The development hereby permitted shall not be commenced 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. Thereafter, the development shall proceed in accordance with the approved details. Reason: To prevent pollution in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

The development shall be carried out in accordance with the archaeological written scheme of investigation submitted by Thames Valley Archaeological Services (dated 2 July 2021) and approved via condition discharge application P21/S3746/DIS. 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 policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035.

A staged programme of archaeological evaluation and mitigation shall be commissioned by the archaeological organisation in accordance with the approved Written Scheme of Investigation submitted by Thames Valley Archaeological Services (dated 2 July 2021). 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. 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 policies ENV6 and ENV9 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 NOTX2-MCB-XX-ZZ-DR-A-0111-S3-P3 and shall be constructed, laid out, surfaced, drained and completed, 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 policies TRANS2 and TRANS5 of the South Oxfordshire Local Plan 2035. .

Upon first occupation of the development, the submitted Travel Plan submitted by PB Associates (ref: 502.0031/TP/2) shall be implemented, and thereafter appropriately maintained and operated. Reason: To promote the use of non car modes of transport in accordance with policies TRANS2, TRANS4 and TRANS5 of the South Oxfordshire Local Plan 2035.

The new buildings hereby approved shall not be occupied until a scheme for the off-site highway works has been submitted to and agreed in writing by the Local Planning Authority. The submitted scheme shall include - - (a) a scheme to create a pedestrian link to the northbound bus stop on the A4074 has been submitted to and agreed in writing with the local planning authority, in consultation with Oxfordshire County Council; - (b) a section 278 agreement has been signed to ensure delivery of the part of the scheme within highways land. The approved works shall be implemented in full before the first occupation 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 policies INF1, TRANS2 and TRANS5 of the South Oxfordshire Local Plan 2035.