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, 101C, 111D, 110D, 203H, 120D, 215J, 130A, 230A, 103B, 100D, 200L, 104C, TC190.00.EP_P1, 210i, 211i, 102C, 202H, 201L, TC190.02.HL_P1, TC190.01.LP_P1, TC190.21.AA_P1, TC190.22.BB_P1, TC190.23.CD_P1, TC190.04.MO_P1 and TC190.03.PP_P1, 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.

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 the commencement of the development hereby approved, a biodiversity metric assessment (most recent Biodiversity Metric published by Defra) shall be submitted to and approved in writing by the local planning authority. The biodiversity metric assessment shall assess the ecological baseline value of the site prior to development and approved plans for the post-development value. Each entry into the biodiversity metric shall be appropriately explained with regard to the best available evidence (e.g. recent habitat surveys), appropriate habitat description and habitat condition criteria shall be included. The biodiversity metric assessment shall establish the net impact of development on the biodiversity vale of the site in biodiversity units. Reason: To comply with the requirements of Policy ENV3 of the SOLP and paragraphs 174 and 180 of the NPPF.

No development shall commence unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme, totalling a minimum of the biodiversity units agreed through the Biodiversity Metric Assessment Condition 4 above, has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the certificate has been issued by the Offset Provider. The details of biodiversity enhancements shall be documented by the Offset Provider and issued to the Council for their records. If the approved metric shows no net loss or a net gain, no offsetting shall be required and this condition shall be deemed to be discharged. Reason: To compensate for the net loss of biodiversity resulting from the development by providing biodiversity enhancements off site in accordance with Policy ENV3 of the SOLP and paragraphs 174 and 180 of the NPPF.

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.

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has been 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.

The landscaping scheme as shown on the approved plan Proposed Planting Plan TC190.03.PP Revision P1 and the Hard Landscape and Furniture Proposed plan TC190.02.HL P1 shall be implemented prior to the first use of the approved development and thereafter be maintained in accordance with the approved scheme. In the event of any of the soft landscaping so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, replacement planting, 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. All biodiversity enhancement measures shall be installed and retained prior to first use. 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.

The development hereby approved shall be implemented in accordance with recommendations R9 and R10 of the supporting Ecological Impact Assessment (Ecology By Design, August 2022). Reason: To minimise the ecological impacts of development, in accordance with Policy ENV2 of the SOLP and paragraphs 174 and 180 of the NPPF.

The development hereby approved shall achieve a minimum BREEAM Rating of Very Good. Prior to completion of each building a Design Stage Certificate for [the/each] 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 3 months of occupation of [the/any 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.

Prior to the construction of development above slab level, details of all proposed external lighting scheme for the site shall be submitted to and approved in writing by the local planning authority. The scheme shall set out the steps that will be taken to ensure that external lighting on the building, including zonal/security lighting and lighting within parking courts promotes a secure environment and does not cause a nuisance to local residents or local wildlife. Thereafter, the development shall be implemented in accordance with the approved details. Reason: In the interests of highway safety, residential amenity and to minimise the ecological impacts of development, in accordance with Policies ENV2, DES6 and TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the construction of the development above slab level, details of acoustic insulation of the main building to mitigate noise from within the buildings 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. Reason: In the interests of residential amenity in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

The surface water and foul water drainage schemes shall be implemented in accordance with the details agreed under Drainage Strategy reports prepared by Taylor Consulting Engineers prior to the first use of the development hereby approved. Reason: To ensure the proper provision of surface water and foul water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to implementation of the development, the existing means of access onto Southern Road 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 use of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan drawing no. 200L, 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 construction of the development hereby approved above slab level, details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be implemented prior to first use of the development and thereafter retained in accordance with the approved details. 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 the first use of the development hereby approved, at least one of the benches shown in the play area on drawing TC190.02.HL P1 shall be installed with arms and a back rest. Any picnic benches shall be installed to ensure at least one is accessible, having a space for a wheelchair to comfortably fit under the table. Reason: To ensure the development can accommodate less abled bodies in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the construction of the development above slab level, details of vehicle barriers shall be submitted to and approved in writing by the Local Planning Authority and such details to be fully implemented as approved prior to the first use of the development. Reason: In the interests of highway safety in accordance with TRANS5 of the South Oxfordshire Local Plan 2035.