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/S0773/DIS, P23/S1047/DIS, P23/S2128/DIS, P23/S4280/DIS, P24/S0131/DIS, P24/S0922/DIS, P24/S1215/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 274-LYR-XX-ZZ-DWG-L-1000 Rev 6, 274-LYR-XX-ZZ-DWG-L-2000 Rev 5, 274-LYR-XX-ZZ-DWG-L-3000 Rev 2, 274-LYR-XX-ZZ-DWG-L-4000 Rev 5, 274-LYR-XX-ZZ-DWG-L-7000 Rev 5, 274-LYR-XX-ZZ-DWG-L-8000 Rev 5, 274-LYR-XX-ZZ-DWG-L-5000 Rev 5, 274-LYR-XX-ZZ-DWG-L-6000 Rev 1, 274-LYR-XX-ZZ-DWG-L-6001 Rev 1, 274-LYR-XX-ZZ-DWG-L-3001 Rev 2, UKA12-MCB-SI-ZZ-DR-A-0220-D5-P4, UKA12-MCB-SF-ZZ-DR-A-0102-D5-P3, UKA12-MCB-SF-ZZ-DR-A-0103-D5-P3, UKA12-MCB-SF-01-DR-A-0100-D5-P3, UKA12-MCB-SF-00-DR-A-0100-D5-P4, UKA12-MCB-SI-ZZ-DR-A-0200-D5-P4, UKA12-MCB-SF-02-DR-A-0100-D5-P5, UKA12-MCB-SF-ZZ-DR-A-0104-D5-P3, UKA12-MCB-SF-ZZ-DR-A-0105-D5-P3, UKA12-MCB-SI-ZZ-DR-A-0221-D5-P4 and UKA12-MCB-SI-ZZ-DR-A-0222-D5-P3, 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/S1047/DIS, P23/S4280/DIS, P24/S1215/DIS

The applicant, or their agents or successors in title, shall be responsible for organising and implementing an archaeological watching brief, to be maintained during the period of construction/during any groundworks taking place on the site. The watching brief shall be carried out by a professional archaeological organisation in accordance with a Written Scheme of Investigation that has first been approved in writing by the Local Planning Authority. Reason - To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the NPPF (2021) and Policy ENV9 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S4280/DIS, P24/S1215/DIS

Following the approval of the Written Scheme of Investigation referred to in condition 3, no development shall commence on site without the appointed archaeologist being present. Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including 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 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 of the 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.

Prior to work above slab level a detailed surface water drainage scheme for the site, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: · 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 and 10% urban creep (Note: the Cv values should be set to 0.95 for roofs and 0.90 for paved areas and MADD should be 0.0); · A Flood Exceedance Conveyance Plan; · Detailed design drainage layout drawings of the SuDS proposals including cross-section details; · Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element; · Details of how water quality will be managed during construction and post development in perpetuity; and · Consent for any connections into third party drainage systems Reason: To ensure that there is no flooding due to the site drainage and that the water environment is protected in accordance with Policies ENV12 and EP4 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.

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. 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 construction above slab level, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this. Thereafter the scheme as approved shall be implemented prior to the occupation of the development hereby approved. 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 construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, 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, long term management and maintenance programme covering aperiod of 20 years. The scheme shall be implemented prior to the first occupation or use of the development hereby approved 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.

Prior to the removal of tree T1, as identified on drawing 4048/05/21-0915 in the supporting Preliminary Ecological Appraisal (Lockhart Garratt, April 2022), or any works likely to disturb roosting bats which may be present in T1, a report containing the findings of further bat emergence and re-entry surveys shall be submitted to and approved in writing by the local planning authority. This report shall establish whether a European protected species licence is required for the tree removal works and propose a suitable scheme of mitigation, compensation and enhancement measures to be provided within the development. Thereafter, the development shall be implemented in accordance with the details set out in the approved report, with all features being provided prior to the first use of the building. Reason: To protect the important species onsite, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

The development hereby approved shall achieve a minimum BREEAM Rating of Excellent. Prior to completion of the building a Design Stage Certificate for the building (prepared by an accredited Building Research Establishment Assessor) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate compliance. Within 12 months of occupation of the buildings, evidence shall be submitted in the form of a Post Construction Certificate (prepared by Building Research Establishment qualified assessor) to demonstrate full compliance with the specified BREEAM standard for the building[s] and site. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

The development shall not be occupied until confirmation has been provided that either:- 1. All foul water network upgrades required to accommodate the additional flows from the development have been completed; or- 2. A development and infrastructure phasing plan has been agreed with the Local Authority in consultation with Thames Water to allow development to be occupied. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan. Reason - 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 in accordance with Policy INF4 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, a record of the installed SuDS and site wide drainage scheme shall be submitted to and approved in writing by the Local Planning Authority for deposit with the Lead Local Flood Authority Asset Register. The details shall include: - As built plans in both .pdf and .shp file format; - Photographs to document each key stage of the drainage system when installed on site; - Photographs to document the completed installation of the drainage structures on site; - The name and contact details of any appointed management company information. Reason: To ensure that there is no flooding due to the site drainage and that the water environment is protected in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans/supporting documents hereby approved or in materials which shall previously have been 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.