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, LD1A, LD2A, LD3A, LD4A, L1A, LOC001, 01b, 18a, 19g, 17, 24e, 25d, 21b, 20b, 22c, 23c, 30C, 31b, 27b, 26a, 28b and 29a, 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.

That those buildings shown to be demolished on the plans accompanying the application shall be demolished, and any demolished material which is not to be utilised in the new development shall be removed from the land, before the development hereby permitted commences, and this provision shall apply unless an alternative scheme for the phased demolition of the buildings and removal of materials is first submitted to and approved in writing by the Local Planning Authority. Reason: To ensure satisfactory comprehensive development in accordance with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

Except in the case of any details shown on the approved plans, no change in the levels of the land shall take place unless in accordance with a detailed scheme which shall have been submitted to and approved in writing by the Local Planning Authority before any development above foundation level takes place. The scheme shall include details of existing and proposed ground levels. Reason: To ensure a satisfactory form of development in accordance with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

Prior to any development above foundation level, a schedule 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, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions; Class B - Roof Extensions; Class E - Outbuildings; Class F - Hardstandings and Part 2, Class A - front entrance gates onto Peppard Hill shall be undertaken without obtaining planning permission from the Local Planning Authority. Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition in the interests of amenity and in accordance with Policies DES1, DES2, DES6 and ENV1 of the South Oxfordshire Local Plan 2035..

Prior to the first occupation of the development hereby approved, the existing means of access onto B481 Peppard Hill shall be improved 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.

Prior to the first occupation of the development hereby approved, vision splays measuring 2.4 metres by 43 metres shall be provided to each side of the access and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy TRANS5 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 013360 19g 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.

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.

The landscaping scheme as shown on the approved plan 0356 L1 Rev A shall be implemented prior to the first occupation or use 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 or shown to be retained 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 DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

That one Liquidambar styraciflua Slender Silhouette tree sized 12 - 14cm stem girth at 1 metre shall be planted in the narrow planting bed on the southern side of the access drive in the first planting season after the first use of the building. (Planting location as shown on approved drawing Landscape Proposals Plan 0356 L1 Rev A). The tree must be planted into a site specific crated tree pit design that incorporates technology that will enable the tree to successfully grow in hard surface environments. The pit must provide a minimum of 11 cubic meters of growing medium to allow it to become established and grow on to maturity, sustaining the tree in a healthy condition and allow for ease of maintenance. Details of the tree pit 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 the tree 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 ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on the approved Arboricultural Method Statement SPH/PB/5837-01/30.01/Rev C dated 23rd May 2019 and accompanying tree protection plan SPH/PB/RPA-01/30.01/Rev A and mitigation plan SPH/PB/MIT-01/30.01/Rev C shall be put in place prior to any on site works including demolition and thereafter retained in situ for the duration of development. Reason: To safeguard trees which are visually important in accordance with Policies DES1, DES2 and ENV1 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall be implemented in accordance with all of the ecological avoidance and mitigation measures stated in the supporting Ecology Letter Report (AA Environmental Ltd, 01/12/2021, Ref: 213433/ARB). Reason: To minimise the ecological impacts of development, in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.

Prior to the commencement of the development above new slab level, details of the biodiversity enhancement measures stated in the supporting Ecology Letter Report (AA Environmental Ltd, 01/12/2021, Ref: 213433/ARB) shall be submitted to and approved in writing by the local planning authority. Thereafter, the development shall be implemented in accordance with the approved details and all biodiversity enhancements features provided prior to final occupation. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.

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. 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 Policies ENV1, ENV2, ENV3 and ENV12 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.

Details of any air source heat pumps or alternative external heating or energy generation system to be used in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority prior to their installation. Reason: To ensure high standards of sustainable design and construction and an acceptable visual and amenity impact in accordance with Policies DES1, DES2, DES6, DES10, ENV1 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, an Electric Vehicle Charging Point shall be installed for each dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport in accordance with Policy TRANS5 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.