Planning Application Details

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Site Plan 3002.100 M Land Use Plan 3002.SK08 S Land Use Parameter Plan 3002.SK11 B Density Parameter Plan 3002.SK12 B Building Heights Parameter Plan 3002.SK13 B Access and Movement Parameter Plan 3002.SK14 F Green Infrastructure Parameter Plan 3002.SK15 H Cycle & Pedestrian Bridge Link Drawing No. 4160110-SK01 P8 Emergency Access Visibility Splays Drawing No. 4160410-SK11 REV P3 Site access Drawing 4160410-SK14 P5 Roundabout Visibility Splay Drawing No. 4160410-SK16 REV P2 Proposed Highway Alterations 4160410-SK25 P3 except as controlled or modified by conditions of this permission. Reason: To secure the approved planning of the area in accordance with Development Plan policies. Related application(s): P23/S1254/DIS, P23/S1256/DIS, P23/S1285/DIS, P23/S1945/DIS

Development shall not commence until details of the reserved matters [appearance, landscaping, layout, scale] have been submitted to and approved in writing by the Local Planning Authority. 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/S1285/DIS

That the development to which this permission relates shall be begun not later than 8 November 2022, which is the expiration of one year from the approval of the reserved matters for the first phase of development approved by application P20/S2797/RM. Reason: By virtue of Section 91 to 95 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

The development shall be carried out in accordance with the following land use proportions: (a) 13.7 ha residential accommodation (b) 2.2 ha schools (c) 6.3 ha public open space comprising landscape buffer, informal amenity and greenspace and SUDs (d) 0.38 ha allotments (e) 1 ha play areas and informal play trail (f) 2.5 ha roads / infrastructure / other No land use shall vary from the above stated area without the prior written approval of the Local Planning Authority. Each reserved matter application shall, where applicable, identify spatially and numerically the area of land in the above land use categories. Reason: To ensure a balanced mix of uses in the development to be in accordance with the NPPF and Policies INF1 and DES4 of the South Oxfordshire Local Plan 2035.

No works shall commence on any phase of development other than Phase 1 (Access Road), as approved by application P20/S2797/RM, until a site wide Phasing Plan that accords with the approved Parameter Plans as identified in Condition 1 has been submitted and approved in writing by the Local Planning Authority. The Phasing Plan shall identify the sequence of development and indicate where phases or sub phases may overlap. The Phasing Plan shall identify the location and timing of residential parcels and access (vehicular and cycle and pedestrian), education, open space, play and allotment uses. The Phasing Plan shall show in relation to each parcel means of access (vehicular, cycle and pedestrian) and drainage to serve residential parcels by first occupation and other supporting infrastructure. The development shall be carried out in accordance with the approved Phasing Plan or such updated version as shall be subsequently approved in writing by the Local Planning Authority. Reason: To ensure that infrastructure is delivered to meet the needs of the development and to protect the amenity of the area in accordance with Policies DES1, DES4, DES6, INF1 and TRANS5 of the South Oxfordshire Local Plan 2035.

Residential development shall be designed and constructed to meet Part M4 (2) Category 2 in at least ten per cent of all open market homes and in all affordable housing with entrances to the individual property from the ground floor. These details shall be shown on all reserved matter applications incorporating residential development. Reason: To improve and increase the amount of housing stock that be used or adapted easily for use by people with impaired mobility in accordance with policy H11 of the South Oxfordshire Local Plan 2035.

No residential development shall commence on the site until a Housing Delivery Document (HDD) has been submitted to and approved in writing by the Local Planning Authority. The HDD shall demonstrate the disposition of housing across the whole site and provide the following information for each phase or sub phases (as identified in the approved Phasing Plan as per Condition 5). a) The number and mix (bedroom size) of market dwellings in the following proportions unless otherwise approved in writing by the Local Planning Authority: - 5% one bed dwellings - 20% two bed dwellings - 40% three bed dwellings - 35% four bed plus dwellings b) The number and mix (bedroom size) of affordable housing (cumulatively totally 40% across the site) c) The tenure of each affordable unit d) The number of accessible and adaptable homes to be built to Building Regulations Part M4(2) category 2 for both market and affordable sectors. An updated Housing Delivery Document shall be provided for each phase or sub phase incorporating residential development and submitted with the reserved matters application. The development shall be carried out in accordance with the approved HDD as updated and approved in writing by the Local Planning Authority. Reason: To provide the housing mix on the site to meet housing need and facilitate a balanced community in accordance with the strategic housing market assessment (SHMA) and Policies H9, and H11 of the South Oxfordshire Local Plan 2035 and Policy HD3 of the Wallingford Neighbourhood Plan, and to enable monitoring of the provision.

No development other than for Phase 1 as approved by application P20/S2797/RM, shall commence until a Design Code for development on the site, excluding Phase 1, has been submitted to and approved in writing by the Local Planning Authority. The Design Code shall include illustrations, sections and block testing to demonstrate the development principles. The Design Code shall include development principles and guidelines that cover strategic and detailed elements as follows: a) Movement, links and access including bus routes and distribution of bus stops b) Landscape, open space, public realm, SUDs and levels strategy and principles c) Street types and design principles including services, drainage, tree planting for various road and street types d) Building typologies and uses including non residential development e.g. allotments, school, play areas e) Block principles (including density and development and parcel division / size) f) Built form and massing including scale and height g) Parking strategy (including cycle provision for all residential properties) h) Water and waste (including SUDs) i) Sustainable construction (standards and design principles) j) Secure by Design principles k) 'Access for all' in the public realm and open spaces using the good practice guide to Disabled People's Access in the Countryside (via Fieldfare Trust http://www.fieldfare.org.uk) l) Boundary treatments, street furniture and material palette for buildings and surfaces for each Phase m) Means of enclosure and boundary treatments in relation to all existing adjoining existing properties Each reserved matters application shall demonstrate in the Design and Access Statement how it accords with the approved Design Code. Phase 1 of the development shall be built in accordance with 352.LAND.PL.RP.001B Land at Winterbrook Design Code approved by application P20/S2797/RM dated 8 November 2021. Reason: To ensure that the design of the development accords with the NPPF, policies DES1, DES2, DES3, DES4, DES5, DES6 and TRANS5 of the South Oxfordshire Local Plan 2035 and Policy HD1 of the Wallingford Neighbourhood Plan 2021.

The Construction Method Statement as approved by application P22/S0544/DIS dated 4 July 2022 shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction methods. The approved details are: Construction Method Statement Rev 3 O352.ENG.003 - CEMP Routing O352.ENG.006B - Preliminary Site Set up - Ph 1 O352.ENG.017A - Preliminary Site Set up - Ph 2,3,4 and 5 Arboricultural Statement and Tree Survey Chapter 6, Contaminated Land Reason: To protect the amenity of nearby residents and highway users and prevent noise disturbance in accordance with Policies TRANS5 and ENV12 of the South Oxfordshire Local Plan 2035.

The Construction Traffic Management Plan approved by application P22/S0546/DIS dated 10 March 2022 shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. The approved details are: BHC-F-09a Construction Traffic Management Plan 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 to comply with policies TRANS5 and ENV12 of the South Oxfordshire Local Plan 2035.

The hours of operation for construction and demolition works shall be restricted to 07:30-18:00 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 and disturbance in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any phase other than Phase 1 as approved by application P20/S2797/RM, a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Phase 1 of the development shall be carried out in accordance with the details agreed by application P22/S1654/DIS dated 11 May 2022, which are as follows: Written Scheme of Investigation by Foundations Archaeology reference WWO21 V 1.3 22/12/21 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 the NPPF, Policies ENV6 and ENV9 of the South Oxfordshire Local Plan 2035 and Policies HA1 and HA2 of the Wallingford Neighbourhood Plan 2021.

Following the approval of the Written Scheme of Investigation and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. 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 which shall be submitted to the Local Planning Authority. Phase 1 of the development shall be carried out in accordance with the details agreed by application P22/S2314/DIS dated 13 July 2022, which are as follows: Archaeological Monitoring and Recording Interim Report for Phase 1 Works, dated June 2022, Report Number 1497 Reason - To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the NPPF and Policy ENV9 of the South Oxfordshire Local Plan 2035 and Policies HA1 and HA2 of the Wallingford Neighbourhood Plan 2021.

Prior to the commencement of each phase of development a phased land contamination risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and approved Codes of Practice. Each phase of the risk assessment shall be submitted to and approved in writing by the Local Planning Authority. 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. Each phase of 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. Phase 1 of the development shall be carried out in accordance with the details agreed by application P22/S1040/DIS dated 8 June 2022, which are as follows: Site Investigation Report and Appendices, dated 4 March 2022 Contamination Statement dated 23 May 2022 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 the commencement of development within a Phase that includes highway works, details of the highway works in that Phase shall be submitted to and approved in writing by the Local Planning Authority. The details shall show full construction and geometry and level details of the amended roundabout vehicular access to the site and visibility splays in both directions as shown in Dwg. No. 4160410-SK16 REVP2 and the emergency access on the A4130, as shown in Dwg. No. 4160410-SK11 REVP3. The vision splays shall be designed to ensure there is no obstruction to vision above 0.9 metre in height relative to the centre line of the adjacent carriageway over the whole of each visibility splay area. Thereafter, the visibility splays shall be permanently maintained free from obstruction to vision. The works shall be carried out in accordance with the approved details prior to use or occupation within the relevant Phase of the new development. Phase 1 of the development shall be carried out in accordance with the details agreed by application P22/S2564/DIS dated 16 August 2022, which are as follows: S278 Works General Arrangement, 4160410-1300 T6; S278 Works Tracking Refuse Vehicles, 4160410-1301 T4; S278 Works Tracking Fire Tender, 4160410-1302 T5; S278 Works Finishes, 4160410-1305 T4; S278 Works General Arrangement, 4160410-1300 T5; S278 Works Levels, 4160410-1306 T8; S278 Works Proposed Drainage Layout,. 4160410-1307 T4; S278 Works Long Section, 4160410-1308 T5; S278 Works Road Markings and Signage, 4160410-1310 T4; S278 Works Visibility Splays, 4160410-1311 T4; S278 Works General Arrangement, 4160410-1300 T5; S278 Works Roundabout Geometry, 4160410-1313 T5; S278 Works Construction Details, 4160410-1314 T2; S278 Works Roundabout Site Clearance, 4160410-1316 T4; S278 Works Site Location Plan, 4160410-1317 T2; S278 Works Existing Services Layout, 4160410-1320 T3; S278 Works Tracking Refuse Vehicle Passing a Large Car, 4160410-1321 T3; S278 Works Tracking Articulated HGV, 4160410-1322 T3; S278 Works Ads Signs and Flag Type Direction Signs, 4160410-1324 T2; S278 Works Proposed Gully Catchment, 4160410-1332 T2; S278 Legal Plan, 4160410-1336 P1 Reason: In the interest of highway safety and to comply with policy T1 of the South Oxfordshire Local Plan 2011.

Prior to first occupation of the first residential phase details comprising the location, design and technical specifications and a programme for bus stop infrastructure works and improvements on Reading Road and St Johns Road shall be submitted for approval in writing by the Local Planning Authority. Thereafter the bus stop infrastructure shall be provided in accordance with the approved details prior to the occupation of the first dwelling. Reason: To encourage sustainable modes of travel and provide good accessibility for facilities and services, and to ensure works are in keeping with the visual amenities and conservation qualities of the area in accordance with policies TRANS5, DES1, DES2, ENV6 and ENV7 of the South Oxfordshire Local Plan 2035 and Policy MC2 of the Wallingford Neighbourhood Plan.

Concurrrent with the submission of reserved matters for the Bradfords Brook crossing, details of works to No.69 Brookmead Drive and the access from the site, over Bradfords Brook and through to Brookmead Drive shall be submitted for approval in writing by the Local Planning Authority. The details shall comprise: a) design and technical specifications of the brook crossing and pedestrian and cycle access including visibility splays b) boundary treatments with No. 67 Brookmead Drive c) works to the residential property and boundary treatments at No.69 Brookmead Drive d) removal of planting required for works and new and replacement landscaping within the site adjacent to Bradfords Brook, south of the residential properties 67 and 69 Brookmead Drive and within No.69 Brookmead Drive e) details of any lighting f) a programme for the works Prior to any works within the Bradfords Brook corridor (as shown on the Green Infrastructure Parameter Plan) or any works within No.69 Brookmead Drive, including the removal of any trees or planting within the corridor, No 69 Brookmead Drive and the boundary with No. 67 Brookmead Drive, the area of works shall be pegged out on the ground for inspection and agreement by the Local Planning Authority. The works shall be carried out in accordance with the approved details and programme and maintained and retained thereafter. Reason: In the interests of highway safety, the amenities and privacy of residential properties and local biodiversity, and to comply with policies TRANS5, DES1, DES6, ENV2 and ENV3, ENV11 and ENV12 of the South Oxfordshire Local Plan 2035 and Policy EV2 of the Wallingford Neighbourhood Plan.

Development of each phase shall not commence until a drainage strategy for foul and surface water detailing on and off site drainage works, existing and proposed ground levels and a programme for those works for that phase has been submitted to and approved by the Local Planning Authority. The strategy shall comply with the Glanville Flood Risk Assessment dated 11 October 2016 and Addendum dated 15 March 2017. The drainage works shall be implemented in accordance with the strategy and programme unless otherwise agreed in writing by the Local Planning Authority. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which are as follows: Phase 1 Drainage Strategy Winterbrook Lane, Wallingford, Issue 2: 14 July 2020 4160410 - 1251 - P7 - Highway Drainage Phase 1 4160410 - 1261 - P2 - Typical Drainage Details Phase 1 Swale 1 with gravel trench 1 in 100 with 40% - 27.07.2021 calcs Swale 2 with gravel trench 1 in 100 with 40% calcs-27.07.2021 Swale 3 with gravel trench 1 in 100 with 40% - 27.07.2021 Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035 and to accord with the NPPF.

Prior to commencement of development within a phase the foul and surface drainage works and existing and proposed ground levels within that phase shall be submitted with reserved matters for approval in writing by the Local Planning Authority. No dwelling or building shall be occupied or development used by the public until the foul and surface drainage works to serve that development have been carried out and completed in accordance with the approved details. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which are as follows: Phase 1 Drainage Strategy Winterbrook Lane, Wallingford, Issue 2: 14 July 2020 4160410 - 1251 - P7 - Highway Drainage Phase 1 4160410 - 1261 - P2 - Typical Drainage Details Phase 1 Swale 1 with gravel trench 1 in 100 with 40% - 27.07.2021 calcs Swale 2 with gravel trench 1 in 100 with 40% calcs-27.07.2021 Swale 3 with gravel trench 1 in 100 with 40% - 27.07.2021 Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035 and to accord with the NPPF.

Prior to the commencement of residential development, a study of the existing water supply infrastructure shall be commissioned from Thames Water or other appropriate utility operator. The study should determine the magnitude of any new additional capacity required in the system and suitable connection point (s) for the development. Prior to occupation of the first dwelling, details of the additional capacity required to serve the development shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with the additional demand from this development, in accordance with the NPPF.

Prior to the commencement of development within each phase (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) Updated ecological surveys for relevant habitats and species, update surveys that 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. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which are as follows: Construction Environmental Management Plan (CEMP) Phase 1 Infrastructure Area, Winterbrook, Wallingford, July 2020 Version 10_07_20. REASON: To ensure the protection of habitats and species on the site, in accordance with policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and government policy as stated in the NPPF.

Concurrent with the submission of the first of reserved matters within or adjacent to development within the Bradford Brook Corridor (as defined on the Green Infrastructure Parameter Plan 3002.SK15 H) a Biodiversity Enhancement Plan (BEP) for the whole of the Bradford Brook Corridor shall be submitted to and approved in writing by the Local Planning Authority. The BEP should include: a) Details of habitat creation or enhancements (to cross reference with relevant landscape plans) and include suitably detailed drawings and cross sections as required; b) Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate; c) Selection of appropriate strategies for creating / restoring target habitats or d) Introducing target species; e) Selection of specific techniques and practices for establishing vegetation; f) Sources of habitat materials (e.g. plant stock) or species individuals; g) Method statement for site preparation and establishment of target features; h) Extent and location of proposed works; Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation of the relevant phase. REASON: To ensure the enhancements for habitats and species on the site are delivered in accordance with ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and government policy as stated in the NPPF.

Prior to the first occupation of any development within phases adjacent to the Bradford Brook Corridor (as defined on the Green Infrastructure Parameter Plan 3002.SK15 H) a Landscape and Ecology Management Plan (LEMP) for the Bradford Brook Corridor shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Proposals for ecological enhancements for habitats and species as agreed in the Biodiversity Enhancement Plan d) Aims and objectives of management. e) Appropriate management options for achieving aims and objectives. f) Prescriptions for management actions. g) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). h) Details of the body or organisation responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details. REASON: To ensure the biodiversity enhancements for habitats and species are managed appropriately in the long term in accordance with ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and government policy as stated in the NPPF.

No trees shall be removed or works carried out either within the site or within highway land until an arboricultural method statement identifying the trees to be retained and the satisfactory protection of the retained trees during the construction period has been submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any site works. The matters to be encompassed within the arboricultural method statement shall include the following:- (i) A specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities; (ii) The specification of the location, materials and means of construction of temporary protective fencing and/or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of BS 5837 'Trees in relation to design, demolition and construction' and details of the timing and duration of its erection; (iii) 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; (iv) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (v) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees; (vi) The details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels; (vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development", and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage. (viii) Provision for the supervision of ANY works within the root protection areas 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. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which are as follows: Arboricultural Method Statement and Tree Condition Survey for the Phase 1 (access road only) for the Proposed Residential Development at Land North of A4130 Wallingford Bypass, Winterbrook, Wallingford, July 2020, Ref 0620-8149 Section 278 Highway Works shall be carried out in accordance with the details agreed by application P22/S3561/DIS dated 23 November 2022, which are as follows: Arboricultural Method Statement for the s278 Highway Worksassociated with the Residential Development at Land North of A4130 Wallingford Bypass, Winterbrook, Wallingford, September 2022, Ref 0822-10020 Reason: To safeguard trees which are visually important in accordance with Policies ENV1 and DES1 of the South Oxfordshire Local Plan 2035.

Prior to commencement of Phase 2 of the development a Landscape Plan for the whole of the site shall be submitted for approval in writing by the Local Planning Authority. The Landscape Plan shall accord with the Drainage Strategy (Condition 18) and the Construction Environment Management Plan (Biodiversity) (Condition 21) and the Arboricultural Method Statement (Condition 24). The Landscape Plan shall include drawings and text to include: a) Location, description and evaluation of all features to be managed including SUDs,ponds, woodland, trees and hedgerows; b) Ecological trends and constraints on site that might influence management; c) Proposals for ecological enhancements for habitats and species; d) Palatte of trees and shrubs appropriate to the site and their objectives e) Use of topsoil and subsoil from the site, storage locations on the site and minimum depths of topsoil for planting f) Locations and programme of early implementation of screening and buffer planting g) Design principles to ensure the establishment and growth of trees including design in proximity to drainage, service routes, highway layouts, vision splays and lighting layouts h) tree planting within hard surface areas including tree pit designs able to provide the trees with access to suitable volumes of soil in an oxygenated, hydrated and uncompacted form. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021 and application P22/S1153/DIS dated 4 July 2022, which are as follows: Landscape Management Report, Land at Winterbrook, Wallingford (Phase 1 RMA), May 2021, 353.LAND.RP.001 Soil Resource Survey TOHA/22/9010/1/TKW Issue 2 dated 11/05/2022 Reason: To ensure that there is no net loss of biodiversity, to manage flooding and enhance the landscape in accordance with provisions of the NPPF and Policies ENV1, ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and Policies EV1 and EV2 of the Wallingford Neighbourhood Plan 2021.

Concurrent with the submission of reserved matters a detailed scheme for the landscaping of each phase including the planting of live trees and shrubs, the treatment of the highways and hard standings, the provision of boundary treatments and a programme for implementation shall be submitted to and approved in writing by the Local Planning Authority. The landscaping schemes shall accord with the approved Design Codes (Condition 8) and approved Landscape Plans (Condition 25). The scheme shall be implemented in accordance with the approved details and thereafter be maintained in accordance with the approved landscape management plan (Condition 27). 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. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which is as follows: 352.PL.LAND.100F Landscape General Arrangement and Planting Plan 352.PL.LAND.101C Service Corridor, Trees and Lighting Coordination 352.PL.LAND.101D Illustrative Masterplan Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1 and DES1 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of comprehensive details for the landscaping on each phase a maintenance schedule and a long term management plan for the landscaping works including a management plan for each play area, where applicable, shall be submitted to and approved in writing by the Local Planning Authority. The schedule and plan shall be implemented in accordance with the agreed programme. Phase 1 of the development shall be carried out in accordance with the details agreed by application P20/S2797/RM dated 8 November 2021, which is as follows: Landscape Maintenance and Management Plan Land at Winterbrook, Wallingford, July 2020. 352.LAND.PL.RP.002 Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1 and DES1 of the South Oxfordshire Local Plan 2035.

The development shall be implemented in accordance with the mitigation measures identified in Winterbrook, Wallingford Noise and vibration assessment Client Berkeley Group, Memo No. 1620002261/001/ENV/M01 dated 09/03/2017, from Ramboll-Environ and derived form the measurements and noise assessment chapter 14 of the Environmental Assessment December 2016. Details of these mitigation measures shall be identified in the reserved matter applications for approval in writing by the Local Planning Authority. Reason: To protect the proposed development from the external noise environment of the area in accordance with Policies ENV11 and ENV12 of the South Oxfordshire Local Plan 2035.

A noise assessment and details of noise attenuation measures for the school and the extra care home shall be submitted for approval in writing by the Local Planning Authority concurrent with reserved matters for these proposals. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policies ENV11 and ENV12 of the South Oxfordshire Local Plan 2035.

All gas-fired boilers shall meet a minimum standard of <40 mgNOx/kWh. Reason: To ensure satisfactory standards of air quality for the residents of the flats and surrounding residential properties in accordance with policies INF1 and EP1 of the a South Oxfordshire Local Plan 2035 and the NPPF.

Electric Vehicle charging points (ECVP) should be installed at a minimum of 1 per household for each of the houses where there is on site parking and 1 per every 10 dwellings in respect of flats or off site parking. Details of the ECVP locations shall be identified in the applications for reserved matters. Reason : To encourage the use of electric vehicles and assist with good standards of air quality in accordance with policies TRANS5 and EP1 of the South Oxfordshire Local Plan 2035, policy MC7 of the Wallingford Neighbourhood Plan 2021 and the NPPF.

Concurrent with the submission of reserved matters details of lighting including highway and any external lighting for residential properties shall be submitted for approval in writing. External lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage. In relation to Phase 1 of the development, the condition has been partially discharged based on WLC345-1300-001-A- Proposed Adoptable Street Lighting as per application P20/S2797/RM dated 8 November 2021. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and policy HD5 of the Wallingford Neighbourhood Plan 2021.

Notwithstanding the location of play areas on the Land Use Plan 3002.SK08 S a strategy for children's play shall be submitted for approval in writing by the Local Planning Authority prior to the commencement of residential development. The strategy shall identify the nature of play, spaces and equipment for all ages aligned to the principles in the Field in Trust guidance and identify the number, type and location of play areas. The total area of play space shall equate to a minimum of 1 hectare. The detailed play provision shall be identified in the reserved matters and accord with the approved Play Strategy. Reason: To meet the need for children's play space in accordance with Policies INF1 and CF5 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of reserved matters for parcels including allotments or play areas, a detailed specification for the allotments and each play area shall be submitted for approval in writing by the Local Planning Authority. The detailed proposals shall accord with the approved specification(s). Reason: To ensure the development provides facilities in accordance with Policies INF1 and CF5 of the South Oxfordshire Local Plan 2035.

Cycle parking facilities shall be provided for all residential properties and throughout the development to serve open spaces, play areas, allotments and bus stops. The details of facilities shall be set out in the reserved matter applications. The cycle facilities as approved in the reserved matter applications shall be provided before first use of the facility or occupation of the residential property the cycle facility is to serve. Reason: To encourage the use of cycles as a means of sustainable transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035 and policy MC3 of the Wallingford Neighbourhood Plan 2021.

Prior to the commencement of residential development a Residential Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include proposals for all travel by modes other than the private car for journeys to and from site. Prior to first occupation of each residential property a Travel Information Pack shall be provided to each property which shall have first been submitted to and approved in writing by the Local Planning Authority. Reason: To promote the use of non car modes of transport in accordance with PolicyTRANS4 of the South Oxfordshire Local Plan 2035 and Policy MC1 of the Wallingford Neighbourhood Plan 2021.

Prior to the submission of reserved matters for the school and extra care facility a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall include proposals for all travel by modes other than the private car for journeys to and from site. Prior to first occupation of the school and the extra care facility a Travel Information Pack for each user shall be provided which shall have first been submitted to and approved in writing by the Local Planning Authority. Reason: To promote the use of non car modes of transport in accordance with PolicyTRANS4 of the South Oxfordshire Local Plan 2035 and Policy MC1 of the Wallingford Neighbourhood Plan 2021.

Work shall not commence on the construction of any dwelling until the roads serving the whole of that part of the development under construction (apart from the surface course and kerbing) have been constructed in accordance with the specification in Oxfordshire County Council's Residential Road Design Guide. Before any individual dwelling is first occupied, the road and vehicular access, driveway and turning areas that serve that dwelling shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of the dwelling above slab level. Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of reserved matters details of all boundary walls, fences and any other means of enclosure shall be submitted to and approved in writing by the Local Planning Authority. The approved means of enclosure for each dwelling shall be erected prior to the first occupation of that dwelling and shall thereafter be retained. This condition has been discharged in relation to Phase 1 of the development, as per application P20/S2797/RM, as this phase did not contain boundary walls, fences or any other means of enclosure. Reason: In the interests of the visual appearance of the development in accordance with Policy DES1 of the South Oxfordshire Local Plan 2035.

No development shall be occupied within any phase until the foul drainage and sewerage infrastructure to serve that phase on and off site has been implemented. Reason: To prevent pollution and flooding in accordance with Policies INF4 and EP4 of the South Oxfordshire Local Plan 2035 and to accord with the NPPF.

The total number of dwellings including extra care accommodation shall not exceed 502 dwellings. Reason: To protect local amenities in accordance with Policies STRAT1, H1, WAL1, DES1, ENV1, INF1, TRANS2 and TRANS5 of the South Oxfordshire Local Plan 2035 and Policy WS2 of the Wallingford Neighbourhood Plan 2021.