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, AIA 02, 21-62-20, 21-62-03, MB-SURV-TOV-OCE1-001 (1), MB-SURV-TOV-OCE1-001 (2), MB-SURV-TOV-OCE1-001 (3), MB-SURV-TOV-OCE1-001 (4), MB-SURV-TOV-RHFE-001, MB-SURV-TOV-MHFE-001, MB-SURV-TOV-RHLSE-001, MB-SURV-TOV-MHLSE-001, MB-SURV-TOV-RHRE-001, MB-SURV-TOV-MHRE-001, MB-SURV-TOV-RHRSE-001, MB-SURV-TOV-MHRSE-001, 21-62-12, 21-62-11, 21-62-10, 21-62-07, MB-SURV-TOV-MHBF-001, MB-SURV-TOV-OCFF-001, MB-SURV-TOV-MHFF-001, 21-62-06, MB-SURV-TOV-RHGF-001, MB-SURV-TOV-MHGF-001, 21-62-05, 21-62-04, MB-SURV-TOV-OCGF-001, 21-62-01, 21-62-15, 2-62-13, 21-62-02, MB-SURV-TOV-TS-002-200, 21-62-14, 21-62-21 and TPP 02, 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.

All windows and external doors shall be provided in accordance with a detailed specification of their type, design and external finish that has been first submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development and contribution to the setting of historic assets in accordance with Policies DES1, DES2 and ENV7 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 and contribution to the setting of historic assets in accordance with Policies DES1, DES2 and ENV7 of the South Oxfordshire Local Plan 2035.

Prior to the demolition of the existing dwelling a Level 2 Record as per the principles set out in the Historic England document Understanding Historic Buildings; A Guide to Good Recording Practice (2016) shall be completed and submitted to the Local Planning Authority and agreed in writing. Reason: As the building is of historic importance in accordance with Policy ENV6 of the South Oxfordshire Local Plan and paragraph 209 of the National Planning Policy Framework.

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 soakage testing, levels, size, position and construction of 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 discharge to Thames Water foul sewer will not be acceptable 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 The hydraulic model must be run in the latest FEH format. Currently, this is FEH 22. Cv values must be set at 0.95. A 10% increase for urban creep must be provided. An exceedance plan must be provided. Each building must contain a bio retention feature. This could be in the form of a rain water planter. Full construction details of all surface water drainage components including hard standing areas. A coloured key highlighting responsibilities for the entire system. Drainage layout from RWP must be provided. Consideration of solution features. 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. If the foul water drainage is to connect to the Water Authority main sewer, then it must be designed in accordance with the latest Water Authority design and construction guidance. If the foul water drainage is to remain private, then it must be designed to accord with Part H of the Building Regulations requirements. 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 policy EP4 of the South Oxfordshire Local Plan 2035.

The landscaping scheme as shown on the approved plan 21-62-14 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 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. Reason: To help to assimilate the development into its surroundings and to ensure biodiversity enhancements in accordance with Policies ENV1, ENV3, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development (including vegetation clearance or any preparatory groundworks) a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority, as per the Preliminary Ecological Appraisal report (Arbtech, October 2023). The CEMP (Biodiversity) shall include the following: - Update ecological surveys for relevant habitats and species, update surveys shall follow national good practice guidelines. - Risk assessment of potentially damaging construction activities. - Identification of "biodiversity protection zones". - Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction. - The location and timing of sensitive works to avoid harm to biodiversity features. - The times during construction when specialist ecologists need to be present on site to oversee works. - Responsible persons and lines of communication. - 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. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development above new slab level, details (including specification, position, height, orientation) of a scheme of biodiversity enhancements, as per the Bat Emergence and Re-entry Surveys report (Arbtech, October 2023), 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. A minimum of two bat boxes 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 180 and 186 of the NPPF.

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.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any work or development. Thereafter 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 in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.