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): P23/S0395/DIS, P23/S0942/DIS, P23/S0943/DIS, P23/S2396/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans Location Plan drwgno 10118DC-PA-00 Site plan drwgno 10118DC-PA-01 E Elevation East & North Proposed drwgno 10118DC-PA-08 C Elevation South Proposed drwgno 10118DC-PA-06 C Elevation West Proposed drwgno 10118DC-PA-07 C Floor Plan First Proposed drwgno 10118DC-PA-03 B Floor Plan Ground Proposed drwgno 10118DC-PA-02 B Floor Plan Second Proposed drwgno 10118DC-PA-04 B Roof Plan Proposed drwgno 10118DC-PA-05 B Landscape Strategy Plan J BA 21 378 SK02_Rev E Access and Parking Dimensions drwgno 536.0020.008 Rev B Proposed Zig Zag Treatment Options drwgno 536.0020.004 Rev D 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): P23/S0395/DIS, P23/S0942/DIS, P23/S2396/DIS

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: 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): P23/S0395/DIS, P23/S0942/DIS

Prior to the commencement of development above new slab level 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): P23/S0395/DIS

Prior to the commencement of the development above new 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, and the provision of boundary treatment 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 occupation of the development, cycle and mobility scooter parking facilities secured and undercover, shall be provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of works. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to commencement of any works at the site, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be implemented prior to any works being carried out and shall be maintained throughout the course of the development. The CTMP shall also state that no deliveries of plant or materials will take place to/from the site between the hours of 0730 - 0930 and 1600 - 1800. 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 the commencement of the development above new slab level details of a scheme of noise mitigation shall be submitted to and approved in writing by the Local Planning Authority. The mitigation scheme shall ensure that internal sound levels comply with BS8233:2014. Such mitigation shall be installed and, where necessary, be operational before the building is first occupied. Reason: To protect future occupiers from unacceptable noise levels and to secure an acceptable standard of residential amenity in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development above new slab level, details (including the specification, position, height, orientation) of the biodiversity enhancement measures recommended in section 4 of the supporting Ecological Impact Assessment (Tyler Grange, 09/03/2022, Report No. 14291_R02C) shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, this condition relates to the provision of two integrated bat boxes, two integrated bird boxes and hedgehog passes. Thereafter, the development shall be implemented in accordance with the approved details with all features being provided prior to first occupation. Reason: To secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the SOLP and paragraphs 174 and 180 of the NPPF.

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.

No development shall begin until a detailed sustainable drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the Local Planning Authority. This shall be based on the Flood Risk and Drainage Technical Note, Produced by AWP, 11 March 2022, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the surface drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: - Drainage Catchment Plans and outline strategy for the entire development; - Information on proposed discharge rates with the overall discharge from the site restricted to greenfield rates as far as practicable. - A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; - Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change (Note: the Cv values should be set to 0.95 for roofs and 0.90 for paved areas and MADD should be 0.0); - 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; - Details of how water quality will be managed during construction and post development in perpetuity; - Consent for any connections into third party drainage systems; and - Maintenance and Management Plan covering all surface water drainage and SUDS features in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element. 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 begin until a detailed foul drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the Local Planning Authority. The building shall not 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.

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.

Prior to occupation of the development, the proposed means of access to the site from Foxhall Road, including visibility splays of 2.4m x 43.0m along the highway, shall be provided in accordance with the approved plans and be formed, laid out and constructed strictly in accordance with the local highway authority's specifications. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development, the existing points of access to the site along Foxhall Road and Broadway shall be permanently and effectively closed and the adjacent highway reinstated as a pedestrian footway in accordance with a scheme to be first submitted to and approved in writing by 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 occupation of the development, the proposed parking and turning areas shall be provided in accordance with the approved plans 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.

Prior to the first occupation of any dwelling hereby approved, a scheme to provide each car parking space with Electric Vehicle Charging Points shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the Electric Vehicle Charging Points shall be implemented prior to first occupation of residential units. Reason: To ensure sustainable forms of transport are provided in accordance with Policy TRANS5 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.

Prior to first occupation, a SUDS Compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings in both .pdf and .shp file format, 2) Inspection details of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) Confirm details of any management company set up to maintain the system. 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.

The development shall be designed and constructed to a water efficiency standard of 110 litres/head/day. Reason: To conserve water resources in accordance with Policy INF4 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall be implemented in accordance with all of the recommended ecological mitigation measures stated in section 4 of the supporting Ecological Impact Assessment (Tyler Grange, 09/03/2022, Report No. 14291_R02C). Reason: To minimise the ecological impacts of development, in accordance with Policies ENV2 and ENV3 of the SOLP and paragraphs 174 and 180 of the NPPF.

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 developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must 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' and 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.

No piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to significantly impact / cause failure of local underground sewerage utility infrastructure.