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, 0704-PL-206 A, 0704-Ex-02, 704-PL-205 A, 0704-PL-204 A, 0704-PL-202 A, 0704-Ex-01, 1191 02, 704-PL-201 A, 704-PL-203 D and 704-PL-207 B, 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 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 STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development above slab level hereby approved 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 STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the construction of any development above slab level a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority. These details shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. Thereafter the development shall be carried out in accordance with the approved details. Reason: To help to assimilate the development into its surroundings in accordance with Policies STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, with the exception of any demolition, a full surface water drainage scheme, shall be submitted to, and approved in writing by, the Local Planning Authority. The design of the surface water drainage system will be in accordance with the non-statutory technical standards for sustainable drainage systems, including details of levels, size, position and construction of all drainage works. The drainage scheme shall be sized to accommodate a minimum of the worst case 1 in 30 year storm, with evidence to demonstrate that the site can accommodate the worst case 1:100 year storm + 40% Climate Change storm, without any flows exiting up to this storm event and any storage on site not causing a nuisance or flooding to property. A surface water discharge to a Thames Water recorded foul sewer will not be permitted under any circumstance. The approved scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Notes A contributing areas plan must be provided. The network must be designed using the latest FEH software available. Currently, this is FEH22. Cv values must be set at 0.95. A full manhole schedule must be provided. At least one rain water butt of rain water planter must be provided. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, with the exception of any demolition, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall include details of method, levels, size, position and construction of the drainage scheme. 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 policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development with the exception of demolition the development hereby approved shall not commence until full details of proposed subterranean drainage and services have been submitted to and approved in writing by the local planning authority. Thereafter the development shall be completed in accordance with the approved details. Reason: To safeguard trees which are visually important in accordance with Policies STRAT1, ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

As per Section 6.7 of the Preliminary Ecological Appraisal (PEA) report submitted in support of the application, prior to the commencement of the development a Construction Environmental Management Plan (CEMP) should be submitted to and approved in writing by the Local Planning Authority. The CEMP should provide full details of mitigation measures to protect reptiles, amphibians, badgers and nesting birds. The CEMP should include at a minimum the protection measures set out in Section 6.4.1 (nesting birds), 6.5.3 (bats) and 6.6.1 (badgers), along with a methodology to protect amphibians and reptiles. As per Section 6.3 of the PEA report, a management plan should be incorporated into the CEMP and compiled to ensure no adverse impact to the ancient woodland and other natural habitats, including the onsite pond. The management plan should act as a commitment to ongoing management of the habitats outside the garden area to prevent them becoming gardened / semi-natural and provide some habitats to provide a buffer to the adjacent woodland habitats. It is advised that the management plan includes the below recommendations from the project ecologist: 1. Removal of existing lighting from the woodland will be beneficial for light intolerant bat and other species. 2. Increase in tree age structure, a small amount of tree planting and/or naturalwoodland regeneration is likely to be effective and more natural. 3. Increase understory with natural regeneration, some very limited native locally sourced native planting may be useful to increase species diversity and age structure when combined with natural regeneration. 4. Management to provide and retain deadwood habitat, standing and fallen. 5. Increase the delineation of Garden / house curtilage with the ancient woodland. 6. The pond edge does not need any further planting although the re-seeded grassland areas around would benefit from some supplementary wildflower seeding form local seed source. Reason: To protect biodiversity, 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 (including specification, position, height, orientation) of a scheme of biodiversity enhancements to be provided, shall be submitted to and approved in writing by the local planning authority. The scheme shall be designed in conjunction with a suitably qualified ecologist and bird/bat boxes shall be integrated into the fabric of the development. As per the Mitigation and Enhancement section of the PEA report, a minimum 2x Schwegler 1FF or similar roosting units should be installed within the garden; and a minimum 2x 2FR roost units or similar inbuilt on the house wall, as per Figure 7d and Figure 7e of the PEA report shall be provided onsite. Thereafter, the development shall be implemented in accordance with the approved details and all features provided prior to first use. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.

Prior to the construction of the development hereby approved above slab level, details of the specification of glass coating to be applied to the external glazing of openings on the dwelling, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter the glazing shall be implemented and retained in perpetuity in accordance with the approved details. Reason: To minimise visible light transmittance and prevent illumination and light spill for the protection of the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1 and ENV12 of the South Oxfordshire Local Plan 2035.

No external lighting shall be installed on the site other than in accordance with details, which have first been submitted to and approved in writing by the Local Planning Authority. Details shall include location of the external lights and product specification. 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.

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, prior to the commencement of development. 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 occupation of the development hereby permitted the proposed means of access onto 'Park Lane', is to be formed 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.

Before the proposed new access is first used, the existing access onto 'Park Lane', shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The vision splays shown on drawing no. 0704/PL/203, Rev D, 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 drawing no. 0704/PL/203, Rev D, 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.

Any gates provided shall be set back a minimum of 5.0 metres from the edge of the carriageway and shall open inwards into the site. Reason: To ensure that vehicles may wait clear of the highway while the gates are opened or closed in the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on the approved Arboricultural Report produced by SJ Stephens Associates dated 10 February 2023 (Project Number 1191) 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 STRAT1, ENV1, DES1, and DES2 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 the first occupation of the development hereby approved, an Electric Vehicle Charging Point shall be installed for the dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport in accordance with Policies TRANS5, ENV12 and EP1 of the South Oxfordshire Local Plan 2035.