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. Related application(s): P24/S0584/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Location Plan P22-15-S-100 Site Plan P22-15-S-101A Plots 1 to 4 Floor Plans and Elevations P22-15-S-110A Plots 5 and 6 Floor Plans and Elevations P22-15-S-120A Plot 7 Floor Plans and Elevations P22-15-S-130A Plot 8 Floor Plans and Elevations P22-15-S-140A Plot 9 Floor Plans and Elevations P22-15-S-150 Plot 10 Floor Plans and Elevations P22-15-S-160A Plot 11 Floor Plans and Elevations P22-15-S-170A 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. Related application(s): P24/S0584/DIS

The development hereby approved shall be implemented strictly in accordance with all of the ecological avoidance and mitigation measures stated in the "Conclusions and Recommendations" section of the supporting Ecological Letter Report (AA Environmental Ltd, 28/09/2021, Ref: 203093/JDT). 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 shall be carried out in accordance with CPT Investigation dated 14 June 2023, Ground Movement Analysis dated September 2023, and Letter 332610939/CBH/JC/CNE/SC dated 12 January 2024. Reason: In accordance with the recommendations of the Geotechnical Report to ensure safe construction of the development.

Given the potential for sidewall spalling, all excavations intended for site construction worker entry must be suitably shored and supported for safe operation. Reason: In accordance with the recommendations of the Geotechnical Report to ensure safe construction of the development.

Prior to the first occupation of each dwelling hereby approved, an Electric Vehicle Charging Point shall be installed for that dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport are provided in accordance with policies EP1 and TRANS5 of the South Oxfordshire Local Plan 2035.

The development shall be carried out in accordance with Road Contours and Level Layout 468-021 P1. 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.

Following the approval of the WSI dated 30th May 2023 by Thames Valley Archaeological Services, Ref: COS23/32exc, no development shall commence on site until the agreed programme of archaeological investigation and mitigation has been 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 within two years of the completion of the archaeological fieldwork. 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 (2021).

The development shall be delivered in accordance with the approved Biodiversity Metric 3.1 dated 04 July 2023. Reason: To secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

No building shall be occupied until the surface water and foul water drainage works have been carried out and completed in accordance with the following details: Schematic Drainage Layout Sheet 1 of 2 468-025 P6 Schematic Drainage Layout Sheet 2 of 2 468-026 P2 Drainage Construction Details Sheet 2 of 2 468-004 P3 468-003 - letter to LLFA - Prepared by Beal Consulting Reason: To ensure the effective drainage of the site and to avoid flooding in accordance with Policy EP4 and INF4 of the South Oxfordshire Local Plan 2035.

No building shall be occupied until the roads to base course level have been carried out and completed in accordance with Road Construction Detail 468-005. Reason: To ensure the effective drainage of the site and to avoid flooding, taking into account the recommendations of the Geotechnical Report relating to voids on site, in accordance with Policy EP4 and INF4 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on the approved Tree Protection Plan Rev L dated January 2024 and Arboricultural Method Statement GHA/MS/122360:23 dated 20 November 2023 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.

The development shall be carried out in accordance with the Contaminated Land Investigation dated March 2023, in particular Section 6: Geoenvironmental Recommendations. 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.

The development shall be carried out in accordance with Construction Environmental Management Plan P22-15-S-190A. The hours of operation for such works shall be restricted to 8:00 am - 6.00 pm Monday to Friday and 8.00 am - 1.00 pm on a Saturday. No work shall take place on Sundays or Public Holidays. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

Prior to construction of the proposed dwellings hereby permitted the proposed means of access onto Reading Road 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.

Prior to the construction of the dwellings, vision splays measuring 2.4 metres by 99 metres shall be provided to each side of the access and the vision splays shall not be obstructed at any time thereafter by any object, structure, planting or other material with a height exceeding or growing above 0.6m 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.

The development shall be carried out in accordance with Road Contours and Level Layout 468-021 P1. Thereafter the car parking spaces 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 to ensure the provision of off-street car parking in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The development shall be carried out in accordance with the Construction Traffic Management Plan 023_S73_DC_21_101, dated March 2023 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.

The cycle parking as shown on Site Layout & Roof Plans P22-15-S-101A shall be implemented prior to occupation of the development and shall be maintained thereafter. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The development shall be implemented in accordance with External Material Schedule 080823. 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 biodiversity enhancements, as set out in the letter from Harrislamb Property Consultancy PE0352/ENV/JR/PC24, dated 15 February 2023, shall be provided prior to final occupation of the development and maintained thereafter. Reason: To secure biodiversity enhancements on site, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 174 and 180 of the NPPF.

Prior to the construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. These details shall include the layout and specification of the Local Area of Play, schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation of development and thereafter be maintained in accordance with the approved scheme. 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. 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.

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works 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 details. 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.

Prior to the occupation of each dwelling, all carbon reduction energy efficiency measures for that dwelling shall be implemented in accordance with the Energy Statement (prepared by Ibis, dated 31.01.2022, Version 3.0) 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 a 75% occupation level of the site, a SUDS Compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following: 1) Inclusion of as-built drawings, 2) Inspection details of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that remedial works have been completed, 5) Confirm details of any management company set up to maintain the System. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Any external lighting will only be permitted in accordance with a lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved. Reason: To safeguard the visual amenities of the area in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Before any of the dwellings hereby permitted are first occupied, the whole of the estate roads and footpaths (except for the final surfacing thereof) shall be laid out, constructed, lit and drained, and if required temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. 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.

Prior to first occupation of the development a Travel Information Pack shall be submitted to and approved by the Local Planning Authority. Thereafter a copy of the approved Travel Information Pack shall be provided to each dwelling on its first occupation. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby permitted, details of the means by which the dwellings may be connected to the utilities to be provided on site to facilitate super-fast broadband connectivity shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason: In the interests of providing sustainable living environments, to promote home working, reduce the need to travel and to mitigate any impacts on air pollution in accordance with Policies INF2 and EP1 of the South Oxfordshire Local Plan 2035.

The pumping station shall be implemented in accordance with the Saturn Package Pumping Station brochure and the Site Layout & Roof Plans drwgno P22-15-S-101A and maintained thereafter. 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.