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, FB1 WOC S03, WOC S08, 19110_01A, 1911.53, 1911.302, 1911.303, 1911.52, 1911.301, 1911.300, 1911.55, 1911.54, 1911.202 and 3091, 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.

No development shall commence, except for enabling works until samples of all materials to be used in the external construction and finishes of the development hereby permitted have 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.

No development shall commence, except for enabling works until a phased risk assessment has been submitted to and approved in writing by the local planning authority. The phased risk assessment must be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice such as Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 Investigation of potentially contaminated sites. Each phase shall be submitted to and approved in writing by the Local Planning Authority. Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and if significant contamination is identified to inform the remediation strategy. Phase 3 requires that a remediation strategy be submitted to and approved by the LPA to ensure the site will be rendered suitable for its proposed use. 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 line with the NPPF and policy ENV11 of the South Oxfordshire Local Plan 2035.

No development shall commence, except for enabling works, demolition and site clearance until a full surface water drainage scheme, including details of the size, position and construction of drainage works have been submitted to, and approved in writing by, the Local Planning Authority. The drainage scheme shall be designed to accommodate a 1 in 100 year storm + 40% CC and shall be implemented in accordance with the approved details prior to the occupation of the dwelling hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

No development shall commence, except for enabling works, demolition and site clearance until a full foul water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the size, position and construction of the drainage scheme and shall be implemented in accordance with the approved details prior to the occupation of the dwelling hereby approved. Reason: To ensure the proper provision of foul water drainage, to ensure flooding and pollution is not exacerbated in the locality and to mitigate conflicts against the surface water drainage in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

No development shall commence, except for enabling works until an Archaeological Written Scheme of Investigation relating to the site area and produced by a professional archaeological organisation has been submitted to and approved in writing by the Local Planning Authority. Reason - To safeguard the recording of archaeological matters within the site in accordance with policy ENV9 of the South Oxfordshire Local Plan 2035.

A minimum of 2 bat boxes shall be integrated into the fabric of the development. Bat boxes should be positioned 3-5m above ground level and facing in a south or south-westerly direction, with a clear flight path and away from artificial light. A minimum of two bird boxes shall be installed as per specifications within the preliminary ecological assessments and bat reports. 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.

No development shall commence, except for enabling works until details of cycle parking facilities have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall not be occupied until the approved cycle parking facilities have been provided. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

No development shall commence, except for enabling works until a staged programme of archaeological evaluation and mitigation has been approved in writing by the Local Planning Authority. The staged programme of archaeological evaluation and mitigation shall be 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 policy ENV9 of the South Oxfordshire Local Plan 2035.

The development shall not be occupied until a SUDS compliance report prepared by an appropriately qualified engineer has been submitted to and approved by the Local Planning Authority. This report must evidence that a 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 in AOD. Levels of all drainage works and FFL must be included. As built drawings must be provided in PDF and DWG format. 2) Inspection details of 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) Maintenance responsibilities, 4) Details of any remediation works required following the initial inspection, 5) Evidence that that remedial works have been completed. Reason: To ensure the proper provision of surface 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 development shall not be occupied until any previously approved remediation strategy has been carried out in full and a validation report confirming completion of these works has been submitted to and approved in writing by the Local Planning Authority. 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 line with the NPPF and policy ENV11 of the South Oxfordshire Local Plan 2035.

The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken has been submitted to and approved in writing by the local planning authority. 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.

Prior to first occupation of the development, all carbon reduction energy efficiency measures shall be implemented in accordance with the energy statement produced by Proport Eco-services and SAP calculations 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.

The holiday lets hereby permitted shall only be used as holiday accommodation, and no part of the accommodation units shall be occupied by the same person(s) for a period exceeding 28 days in any 90 day period. Reason: The site lies in an area where new development is strictly controlled and the proposal has only been justified on the grounds of its benefit to local tourism in accordance with policy EMP11 of the South Oxfordshire Local Plan 2035.

No external lighting shall be provided on site other than that which has first been permitted in accordance with a lighting scheme submitted to and approved in writing by the Local Planning Authority prior to the installation of any external lighting. Any external lighting provided shall be implemented only in accordance with the approved details and directed downwards to prevent undue light spread/spillage, and shall thereafter be retained as such. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with policy ENV1 of the South Oxfordshire Local Plan 2035.