Planning Application Details

The development subject of full planning permission, comprising the area shown as Z1 and hatched in green on Drawing No. 1571M-WPS-SOLID-XX-SP-DR-C-0503 P02, must be begun not later than 19 April 2026. 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.

The site subject of outline planning permission, comprising the area shown as Z2 and hatched in purple on Drawing No. 1571M-WPS-SOLID-XX-SP-DR-C-0503 P02, shall be begun not later than whichever is the later of the following dates: i) 19 April 2026: or ii) 2 years from the approval of the final reserved matters application. Reason: To comply with the provisions of section 92 of the Town and Country Planning Act 1990 as amended by section 51 of the Planning and Compulsory Purchase Act 2004, and Article 3(1) of the Town and Country Planning (General Development Procedure Order 1995 (as amended).

Within a period of three years from 19 April 2023 all of the reserved matters shall have been submitted for approval in writing by the Local Planning Authority. The reserved matters shall comprise: details of the layout, scale and appearance of the development including materials, vehicle and bicycle parking provision, retained vegetation and proposed landscaping of the site. All reserved matters for any one phase shall be submitted concurrently. No development shall commence within any one phase until there is written approval of all of the reserved matters for that phase and the development shall be carried out in accordance with all of the approved reserved matters. Reason: Part of the application has been made in outline and is not accompanied by the details of these reserved matters.

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, except as controlled or modified by conditions of this permission: 1571M-WPS-SOLID-XX-SP-DR-C-0500-Site Location 1571M-WPS-SOLID-XX-SP-DR-C-0502-Existing Site Layout 1571M-WPS-SOLID-XX-SP-DR-C-0503 P02 Proposed Site Layout 1571M-WPS-SOLID-Z1-GF-DR-C-0506 P03 Units A1 to A7 GA 1571M-WPS-SOLID-Z1-GF-DR-C-0507 P03 Units B1 to B5 GA 1571M-WPS-SOLID-Z1-SP-DR-C-0504 P02 Units A-B Access Road 1571M-WPS-SOLID-Z1-SP-DR-C-0505 P03 Units A-B Site Plan and Sections 1571M-WPS-SOLID-Z1-SP-DR-C-0511 P02 Units A-B Car Parking Distribution 1571M-WPS-SOLID-XX-XX-RP-C-0001Drainage Strategy Report 29.05.2020 1571M-WPS-SOLID-XX-XX-RP-C-0002-Flood Risk Assessment 29.05.2020 L1 - Landscape Mitigation Plan - 290520 Reason: To secure the proper planning of the area in accordance with Development Plan policies.

If the area permitted in outline (Zone 2 on the Site Location Plan listed in condition 4 above) is to be developed in phases, a Phasing Plan identifying all the phases on the site and their associated parking, access and landscaped areas shall be submitted for approval in writing by the Local Planning Authority. Reason: To limit the local impact of construction work .

A detailed surface water drainage scheme shall be submitted to and approved in writing by the local planning authority prior to commencement of each zone of development. The surface water drainage scheme for each phase is to make allowance for future connections from consequent phases. This shall be based on, "Drainage Strategy Report by Solid Structures (UK) Ltd Consulting Structural Engineers dated September 2019', sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the foul and surface drainage works to serve that zone have been carried out and completed in accordance with the approved details. The scheme shall also include: Maintenance and management Plan for SUDS features; Sizing of features - attenuation volume; Ground Investigation Report to include infiltration tests to BRE 365; Detailed drainage layout with pipe/chamber/soakaway numbers & sizes; Proposed site levels, floor levels and an exceedance plan; Detailed network calculations to include the worst case 1:100 + 40% event. SUDS and drainage construction details; Reason: To prevent pollution and flooding in accordance with Policies ENV11, ENV12, INF4 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within each zone, a full foul water drainage scheme 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 prior to the first occupation of any building within that zone. Reason: To prevent pollution in accordance with Policy ENV11 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within each zone, a zone specific biodiversity enhancement plan (BEP) shall be submitted to and approved in writing by the local planning authority. Thereafter, the approved BEP shall be implemented fully. The BEP shall contain: a) Details of habitat creation or enhancements (this should cross reference relevant landscape plans and the habitat conditions mentioned in the supporting Biodiversity Impact Assessment Letter) and include suitably detailed drawings and cross sections as required; b) Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate; c) Selection of appropriate strategies for creating, enhancing and managing the habitats created on site; d) Selection of specific techniques and practices for establishing vegetation; e) Sources of habitat materials (e.g. plant stock) or species individuals; f) Method statement for sensitive site preparation; g) Extent and location of proposed works. Reason: To ensure that the proposed habitats are delivered on site, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035, and paragraph 170 of the NPPF

No development shall commence unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme totalling a minimum of 1.62 biodiversity units has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the certificate has been issued by the Offset Provider. The details of biodiversity enhancements shall be documented by the Offset Provider and issued to the Council for their records. Reason: To compensate for the loss of biodiversity as a result of development, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035, and paragraph 170 of the NPPF

Prior to the commencement of development in each zone hereby permitted a scheme for the landscaping of the zone, 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. The scheme shall accord with the Landscape Mitigation Plan (L1) listed in condition 4 above. The scheme shall be implemented prior to the first occupation of development within the zone to which it relates and thereafter be maintained in accordance with the approved Landscaping Management Plan. 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 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 programme. 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.

Any external lighting to be provided on the site including access roads and car parking areas 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. Lighting should be kept to a minimum luminance befitting the rural area. Any such lighting shall be implemented in accordance with the approved details and directed downwards to prevent nuisance to adjoining residential occupiers from light spillage. Reason: To protect the appearance of the area, the environment and wildlife from light pollution in accordance with Policy ENV11 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development in each zone hereby approved, a photographic schedule of all materials to be used in the external construction and finishes of the development in that zone 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 Policy DES1 of the South Oxfordshire Local Plan 2035.

The north-eastern and north-western walls of units C2 and D4 (Solid Engineering plan 4C. ref 1517M) shall be constructed of standard brick construction in these locations and provide an Rw of at least 50dBA. Reason: To provide a high level of acoustic insulation to protect the residential property to the northwest from intrusive noise from activities occurring within the proposed light industrial premises in accordance with Policy ENV11 and ENV12 of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), the building/premises shall be used for uses falling within Class E(g) and for no other purposes including any other purpose in Class E of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (or any Order revoking or re-enacting that Order). Reason: To ensure that unsuitable uses are restricted in this area in accordance with Policies DES1, DES2 and DES6 of the South Oxfordshire Local Plan 2035.

As part of the outline element of the planning permission, no more than 2380m2 of floor area shall be allocated for use under Use Class E(g)(i) office space, without prior written approval by the Local Planning Authority. Reason: To ensure that the amount of office use is restricted in the interests of highway safety, in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Before commencement of any works within the site, full engineering details of the proposed site access along Warpsgrove Lane and associated works along the highway shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be carried out and completed in accordance with the approved details before occupation of any part of the site. Reason: To ensure that the proposed junction and associated works are designed and constructed in accordance with the Council's standards and in the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development in each zone hereby approved details of refuse and recycling storage shall be submitted to and approved in writing by the Local Planning Authority. The refuse and recycling storage shall be implemented in accordance with the approved details prior to the occupation of the development in each zone and retained thereafter. Reason: To ensure adequate provision for the management of waste in accordance with Policy INF1 of the South Oxfordshire Local Plan 2035.

Before commencement of any works within the site, full engineering details of the highway improvements required along the B480, Monument Road/Warpsgrove Lane and Chalgrove Bridleway 155/16 shall be submitted for approval in writing by the Local Planning Authority. The works shall include: - a pedestrian crossing, refuge and associated footpath connection along the B480; - footway widening along Monument Road/Warpsgrove Lane; - carriageway widening - extent to be agreed, along Warpsgrove Lane between the existing access serving the Tower industrial Estate and the proposed site access; - signing/lining along Bridleway 155/16 together with a pedestrian/cycle/equestrian crossing). Thereafter, all works shall be carried out and completed in accordance with the approved details before first occupation of any part of the development. Reason: To promote travel to and from the site by walking/cycling in the interests of sustainability and in the interests of highway safety in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

No building shall be occupied until the whole of the roads and footpaths shown on the layout plan accompanying the application, and all surface water drainage works have been laid out, constructed and completed in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. Reason: In the interests of highway safety and convenience in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within each zone, a plan showing the allocated car parking provision within that zone in accordance with associated standards for each of the full and outline aspects of the planning permission shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the agreed car parking provision shall be provided before first occupation of any building within that zone and be maintained and retained all times. Reason: To ensure adequate car parking is provided and maintained within the site and in the interest of highway safety, in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of development within each zone, a scheme to provide each Electric Vehicle Charging Points shall be submitted to and approved in writing by the Local Planning Authority. Thereafter each Electric Vehicle Charging Points shall be implemented prior to the occupation of the building it would serve. Reason: To ensure sustainable forms of transport are provided in accordance with Policy TRANS5 of the of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within each zone details of cycle parking to be provided in accordance with the Councils minimum standards, secured and undercover, shall be provided for approval in writing by the Local Planning Authority Thereafter, the agreed cycle parking shall be provided before first occupation of any building in that zone and be maintained and retained all times. Reason: To encourage the use of cycles as a means of transport in accordance with Policies G2 and EP1 of the South Oxfordshire Local Plan 2011 T2 of the South Oxfordshire Local Plan 2011.

Shower, washing and changing facilities for cyclists shall be provided within zone 1 prior to the first occupation of the development hereby approved, in accordance with details which shall have been submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. These facilities shall be made available to the occupiers of the whole 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 the commencement of development within each zone Construction Traffic Management Plans (CTMPs) shall be submitted for each of the full and outline aspects of the planning permission and agreed in writing by the Local Planning Authority. The approved CTMP's shall be implemented prior to any works being carried out within that zone and shall be maintained throughout the course of works. No deliveries of plant or materials shall take place between the hours of 0730 - 0930 and 1600 - 1800 which shall be reflected in the CTMPs. 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.

Before occupation of any part of the site, full and detailed Green Travel Plans shall be submitted separately in relation to the full and outline aspects of the planning permission and agreed in writing by the Local Planning Authority. Thereafter, that part of the development shall be implemented in full, in accordance with the approved documents. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Core Strategy 2035.

Accompanying the Reserved Matters for buildings in Zone 2 an Energy Statement demonstrating how the development in Zone 2 will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall achieve a minimum BREEAM Rating of Excellent. Prior to the commencement of each building in zone 2 a Design Stage Certificate for the building (prepared by an accredited Building Research Establishment Assessor) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate compliance. Within 6 months of occupation of any of the buildings, evidence shall be submitted in the form of a Post Construction Certificate (prepared by Building Research Establishment qualified assessor) to demonstrate full compliance with the specified BREEAM standard for the building[s] and site. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to first occupation of each building in zone 2, 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 any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be 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.

Following the approval of the Written Scheme of Investigation referred to in condition 30, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a programme of archaeological 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. 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.