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): P18/S3238/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans, 1504_32, 1504_30 and 1504 31A, 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): P18/S3238/DIS

Prior to the commencement of the development hereby approved a schedule of all materials to be used in the external construction and finishes of the development hereby permitted 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 CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, D1 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S3238/DIS

The first floor dressing room window in the south facing elevation of the dwelling hereby permitted shall be glazed in obscure glass, and shall be fixed shut with the exception of a top hung openable fanlight, prior to the first occupation of the accommodation and it shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policies G2, D4 and H4 of the South Oxfordshire Local Plan 2011. Related application(s): P18/S3238/DIS

Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions; Class B - Roof Extensions; Class E - Outbuildings; Class F - Hardstandings shall be undertaken without the prior written permission of the Local Planning Authority. Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition in the interests of amenity and tree protection and in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, D1, D4 and H4 of the South Oxfordshire Local Plan 2011.

The proposed means of access onto Oaks Road, Lower Shiplake and the walls adjacent to the access (as shown on drawing 1504/31A and as agreed under Condition 12 of this permission) shall supersede the previous access approved under planning permission P15/S3709/FUL. The access and walls shall not be constructed until the dwelling hereby approved and the dwelling approved under planning permission P15/S3709/FUL have been substantially completed but, in turn, the access road and the access and the walls adjacent to the access shall be constructed concurrently prior to the first occupation of the dwellings. The access 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. The new access road from Oaks Road shall not be used for vehicular or pedestrian movements prior to first occupation of the dwelling hereby approved or the dwelling approved under planning permission P15/S3709/FUL. Reason: In the interest of highway safety in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the dwelling, vision splays measuring 2 metres by 2 metres shall be provided to each side of the access. This vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 1504/31A and shall be constructed, laid out, surfaced, drained and completed to be SUDS compliant, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Parking shall only occur within the designated parking spaces and vehicles shall not be parked in the turning areas for the approved dwelling or the dwelling approved under planning permission P15/S3709/FUL. Reason: In the interests of highway safety and in accordance with Policies G2, D2, H4, T1 and T2 of the South Oxfordshire Local Plan 2011.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. 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. The Local Highway Authority will not support any construction or related vehicles or pedestrian workforce accessing the site from Oaks Road. 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 Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

No surface water from the development shall be discharged onto the adjoining highway. Reason: In the interests of highway safety in accordance with Policies G2, H4 and T1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, details of the entrance gate shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall proceed in accordance with the approved details and it shall be retained as such. Reason: In the interests of visual amenity and highway safety and to ensure the provision of adequate off-street car parking in accordance with Policies G2, D1, D2, H4, T1 and T2 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development hereby permitted 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, the provision of walls on either side of the approved access, the provision of walls along the southern boundary of the site with No's 5 and 7 Oaks Road (notwithstanding the boundary fence shown on the approved plan 1504/31A) and other boundary treatment, shall be submitted to and approved in writing by the Local Planning Authority. The new boundary wall with No.5 Oaks Road shall be of a minimal dig foundation for the section of the wall within the root protection area of the Sycamore in the garden of No.5. The design of this wall also needs to take into consideration the future growth potential for this tree. The boundary walls with No.5 and No.7 shall be implemented prior to the commencement of any other site works. The remainder of the hard landscaping scheme shall be implemented prior to the first occupation of the dwelling. The soft landscaping scheme shall be implemented as approved within 12 months of the commencement of the approved 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 secure privacy for the occupiers of No's 5 & 7 Oaks Road and to help to assimilate the development into its surroundings in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, D1 and H4 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of any site works including any demolition, tree protection measures in accordance with the approved Tree report (updated May 2017), Tree Constraints and Protection Plan 184/402 shall be set in place and retained in situ for the duration of the development. All service routes shall be the same as the foul drainage route shown on the approved plan 1504/31A. If any different, details shall be submitted to and approved in writing prior to the commencement of development and thereafter the development shall proceed in accordance with the agreed details. Reason: To safeguard trees which are visually important in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9, D1 and H4 of the South Oxfordshire Local Plan 2011.