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, RPCW-PL-100A and RPCW-SU-099, 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.

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.

The development hereby approved shall be implemented in accordance with the following: 1) Prior to the commencement of any site works, areas of grass in the working area should be cut to not less than 5cm and maintained at this height until removal or the completion of the works. 2) Trenches and other excavations will be backfilled where possible before nightfall. If this is not possible then a ramp will be left in any excavations left open over night to allow wildlife to exit. 3) Where possible and practical materials stored (that might act as temporary resting places) will be raised off the ground (e.g. on pallets). 4) A copy of this condition will given to the contractors/builders responsible for undertaking the works. 5) All contractors must be aware of great crested newts and be able to identify the species. Reason: To minimise any ecological impacts of development, in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035 and Paragraphs 174 and 180 of the National Planning Policy Framework.

As per Section 4.2 of the Bat Method Statement (BMS) (United Environmental Services Ltd, 16th October 2023), a bespoke cavity roost should be created within the new extension (as per Appendix 3 of the BMS). A large internal cavity should be created within one of the south facing gable ends of the new extension, to be triangular in shape with a base to apex height of approximately 2.5m and a width of approximately 5m (at its widest point). Two 25mm by 150mm access points will be created under the weatherboarding and under the bargeboards (four in total). These access points will lead to small tears in the roofing felt membrane, which will permit bats internal access to the cavity crawl space beneath. All ecological mitigation and enhancement features shall be delivered on site prior to first use and retained as such thereafter. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

A lighting scheme for bats shall be implemented, as per the BMS appendices. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on drawing no. RPCW-PL-100A 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 ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.