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): P23/S1698/DIS, P23/S3181/DIS, P23/S3759/DIS, P23/S3792/DIS, P23/S4030/DIS, P24/S0181/DIS, P24/S0279/DIS, P24/S0281/DIS, P24/S0297/DIS

That the development hereby approved shall be carried out in accordance with the details shown on the following approved plans: Plans & Elevations Bin & Bike Store - SK1305_REVA Plans and Elevations Double Garage SK112_REVA Plans and Elevations House Type A - SK200_REVG Plans and Elevations House Type B - SK400_REVG Plans and Elevations House Type B & L - SK450_REVA Plans and Elevations House Type C - Plot 2 - SK501_REVA Plans and Elevations House Type C - SK500_REVE Plans and Elevations House Type D - SK600_REVF Plans and Elevations House Type E - Plot 4 - SK700_REVF Plans and Elevations House Type E - Plot 5&8 - SK701_REVD Plans and Elevations House Type F - SK800_REVC Plans and Elevations House Type G & H - SK1300_REVF Plans and Elevations House Type J - SK1100_REVF Plans and Elevations House Type K - SK1200_REVD Plans and Elevations Pumping Station - RP01_REVA Plans and Elevations Single Garage - SK111_REVA Plans and Elevations Tandem Twin Garage - SK114_REVA Plans and Elevations Twin Garage - SK113_REVA Proposed Land Ownership and Maintenance - LOP01_REVA Proposed Site Layout - SK103_REVCC Transport Large Car Swept Paths - TR02_REVB Transport Refuse Vehicle Swept Paths - TR01_REVC Arboricultural Implications Plan 4518_REV A 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): P23/S1698/DIS, P23/S3181/DIS, P23/S3759/DIS, P23/S4030/DIS, P24/S0279/DIS, P24/S0297/DIS

No development shall take place until details and 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, to include walls, roofs, balconies and garage doors. Reason: In the interests of the visual appearance of the development in accordance with Policies DES1 (Delivering Quality Development) and DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS, P23/S3181/DIS, P24/S0279/DIS

Prior to the commencement of development detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interests of the visual appearance of the development in accordance with Policies DES1 (Delivering Quality Development) and DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS, P23/S3181/DIS

Prior to the commencement of the development hereby approved, a biodiversity metric assessment (most recent Biodiversity Metric published by Defra) shall be submitted to and approved in writing by the local planning authority. The biodiversity metric assessment shall assess the lawful ecological baseline value of the site and approved landscaping plans for the post-development value. Each entry into the biodiversity metric shall be appropriately explained with regard to the best available evidence (e.g. update habitat surveys), appropriate habitat description and habitat condition criteria. The biodiversity metric assessment shall establish the net impact of development on the biodiversity vale of the site in biodiversity units. Reason: To comply with the requirements of Policy ENV2 (Biodiversity - Sites, Habitats and Species) and Policy ENV3 (Biodiversity) of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF. Related application(s): P23/S1698/DIS, P23/S3181/DIS

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 the biodiversity units agreed through the Biodiversity Metric Assessment condition above, 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 net loss of biodiversity resulting from the development by providing biodiversity enhancements off site in accordance with Policy ENV2 (Biodiversity - Sites, Habitats and Species) and Policy ENV3 (Biodiversity) of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF. Related application(s): P23/S1698/DIS, P23/S3181/DIS

Prior to the commencement of development proportionate and specific biodiversity mitigation and enhancement strategy (BMES), as informed by a suitably qualified ecologist, shall be submitted to the Local Planning Authority. Thereafter, the development shall be implemented in accordance with the approved BMES and all ecological mitigation and enhancement features shall be delivered on site prior to first use and retained as such thereafter. Reason: To ensure that there is suitable biodiversity mitigation and enhancement on site, in accordance with Policy ENV2 (Biodiversity - Sites, Habitats and Species) and Policy ENV3 (Biodiversity) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

Prior to the commencement of the development hereby approved, a scheme for the hard and soft landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, footpaths and the provision of boundary treatments shall be submitted to and approved in writing by the Local Planning Authority, having been prepared by the applicant in consultation with the parish council. The scheme shall be based on and build upon the outline landscaping proposal submitted in support of the application (Landscaping Plan and Specification PRI23689-11A-Sheet 1 and 2, Playframe Technical Data and Soft Landscaping Specification, to include high quality play equipment, orchard planting, wildflower seeded areas, supplemental planting to the boundaries and retained scrubland, front garden planting and tree planting within the residential areas The details shall include schedules of new trees and shrubs to be planted (including identifying the species, plant sizes and numbers/density of planting), the identification of the existing trees and shrubs on the site to be retained (including 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 or use 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 (Landscape and Countryside), Policy DES1 (Delivering Quality Development) and Policy DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

Prior to the commencement of development and 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 hard and soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority having been prepared by the applicant in consultation with the parish council. The Landscape Management Plan shall include: a) Details of long term design principles and objectives. b) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme including hard surfaces, street furniture within open spaces and any play/ youth provision. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of the maintenance of the other areas of the site. d) Summary plan detailing different management procedures for the types of landscape on site - including for example wildflower seeding, ornamental tree and hedge planting, orchard planting etc. 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 (Landscape and Countryside), Policy DES1 (Delivering Quality Development) and Policy DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

Prior to the commencement of development, a full surface water drainage scheme, including details of the size, position and construction of drainage works shall be submitted to, and approved in writing by, the Local Planning Authority. It should be based on the Flood Risk Assessment (FRA) prepared by Wardell Armstrong dated October 2016, FRA Addendum 02_REVB prepared by Welland dated June 2022, Drainage Maintenance Note prepared by Welland, and Drainage Strategy Plan 18010-DS_REVD prepared by Welland dated February 2020. The drainage scheme shall conform with the surface water drainage hierarchy set out in Building regulations Part H and be designed to accommodated a 1 in 100 year storm + 40% CC and will be implemented in accordance with the approved details prior to the commencement of development hereby approved. The drainage strategy must include the following: a) Use the correct valve flow coefficient (Cv) values as required by the Local Lead Flood Authority (LLFA) document Local Standards and Guidance for Surface Water drainage, or latest appropriate alternative guidance (Cv values: currently 0.95 for roofed areas and 0.90 for hard surfacing). b) Include a statement explaining how groundwater (should the ground water table be exposed) and surface water will be managed on site during construction. c) Two infiltration tests at both ends of the underground crates shall be provided in accordance with the BRE365 testing procedure. Furthermore, the pits must be photographed and a log compiled including lithology bands and any ground water table exposed. d) An updated set of hydraulic calculations to reflect the lowest coefficient rate attained during percolation testing. c) Level information on all finished floor levels, surface water drainage cover/invert levels and cover levels of all hard standing areas. d) Full construction details and layout plans of all surface water drainage elements including levels and cross sections of the proposed swales and hard standing areas. e) An exceedance plan. f) An updated maintenance strategy. Reason: To prevent pollution, to ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy ENV12 (Pollution) and Policy EP4 (Flood Risk) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

Prior to the first occupation, 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. The report should as a minimum cover the following; a) Inclusion of as-built drawings in pdf and dwg format; b) 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; c) Details of any remediation works required following the initial inspection; d) Evidence that that remedial works have been completed; e) Confirm details of any management company set up to maintain the system. Reason: To prevent pollution and flooding in accordance with Policy ENV12 (Pollution) and Policy EP4 (Flood Risk) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

No development shall commence until a full and detailed foul drainage scheme designed in accordance with the latest sewers for adoption guidance has been submitted to and approved in writing by the local planning authority. It should include details of levels on all finished floor levels, foul water drainage cover/invert levels and cover levels of all hard standing areas, plus full construction details of all foul water drainage elements. No dwelling shall be occupied until the foul drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. 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 ENV12 (Pollution) and Policy EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

No development shall commence until full details of proposed subterranean drainage and services have been submitted to and approved in writing by the local planning authority. Thereafter, the development shall be completed in accordance with the approved details. Reason: To safeguard existing and future trees which are visually important in accordance with Policy ENV1 (Landscape and Countryside), Policy DES1(Delivering High Quality Development), and DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1698/DIS

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: a) A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; b) 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; c) 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; d) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; e) 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'. f) 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; g) 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. h) 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 Policy ENV1 (Landscape and Countryside), Policy DES1(Delivering High Quality Development), and DES2 (Enhancing Local Character) of the South Oxfordshire Local Plan 2035.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement and associated SAP Calculations prepared by Low Carbon Box dated November 2021 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 (Carbon Reduction) of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), for Plots 1 and 2 the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenity of the occupiers of the adjoining properties, to safeguard the character of the area in accordance with Policy DES1 (Delivering High Quality Development), Policy DES2 (Enhancing Local Character and Policy DES6 (Residential Amenity) and to ensure the protection of trees and vegetation from harmful development in accordance with Policy ENV1 (Landscape and Countryside) of the South Oxfordshire Local Plan 2035. The specific circumstances of development of this site necessitate the Local Planning Authority having control over any further development as specified in the condition.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), for Plots 1, 2, 6, 7 and 8 the provision within the curtilage of the dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenity of the occupiers of the adjoining properties, to safeguard the character of the area in accordance with Policy DES1 (Delivering High Quality Development), Policy DES2 (Enhancing Local Character and Policy DES6 (Residential Amenity) and to ensure the protection of trees and vegetation from harmful development in accordance with Policy ENV1 (Landscape and Countryside) of the South Oxfordshire Local Plan 2035. The specific circumstances of development of this site necessitate the Local Planning Authority having control over any further development as specified in the condition.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order) for Plots 1, 2, 4, 6, 7 and 8 the erection or construction of gates, fences, walls or other means of enclosure as described in Schedule 2, Part 2, Class A of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenity of the occupiers of the adjoining properties, to safeguard the character of the area in accordance with Policy DES1 (Delivering High Quality Development), Policy DES2 (Enhancing Local Character and Policy DES6 (Residential Amenity) and to ensure the protection of trees and vegetation from harmful development in accordance with Policy ENV1 (Landscape and Countryside) of the South Oxfordshire Local Plan 2035. The specific circumstances of development of this site necessitate the Local Planning Authority having control over any further development as specified in the condition.

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 including demolition or site clearance works. 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, particularly at morning and afternoon peak traffic times and in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of any dwelling hereby approved, a scheme to provide each dwelling with Electric Vehicle Charging Points shall be submitted to and approved in writing by the Local Planning Authority. Thereafter each Electric Vehicle Charging Point shall be implemented prior to the occupation of the dwelling it would serve. Reason: To ensure opportunities for sustainable forms of transport are provided in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby permitted a Sustainable Travel Plan shall be drawn up, and submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Residents shall be provided with a copy of the approved travel plan prior to occupation of the dwelling. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 (Transport Assessments, Transport Statements and Travel Plans) of the South Oxfordshire Local Plan 2035.

Prior to the occupation of the dwellinghouse hereby permitted, cycle parking facilities shall be provided in accordance with the details shown on the approved plan '18010_SK103_REVCC' and the drawing 'SK1305_Rev A'. Thereafter, the cycle parking shall be retained as approved. Reason: To provide opportunities for cycling so as to encourage the use of cycles as a means of sustainable transport in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) of the South Oxfordshire Local Plan 2035.

Before any of the dwellings hereby permitted are first occupied, the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details 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 to ensure a satisfactory standard of construction and layout for the development in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development hereby permitted, the proposed means of access onto High Road is to be formed and laid out and constructed strictly in accordance with Local Highway Authority specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) of the South Oxfordshire Local Plan 2035.

The vision splays shown on the approved plan '18010 SK103, Rev Z' shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy TRANS5 (Transport - Consideration of Development Proposals) 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 enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 (Archaeology and Scheduled Monuments) South Oxfordshire Local Plan 2035.

Following the approval of the Written Scheme of Investigation referred to in condition 1, 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 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 enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 (Archaeology and Scheduled Monuments) South Oxfordshire Local Plan 2035.

The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 (Residential Amenity) of the South Oxfordshire Local Plan 2035.