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 listed on the approved plan schedule appended to this decision notice 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.
Prior to the commencement of development, an arboricultural method statement to ensure the protection of any retained trees on the site and the Horse Chestnut tree on Station Road during construction shall be submitted to and approved in writing by the Local Planning Authority. No works shall be carried out on site before the arboricultural method statement has been approved. The arboricultural method statement shall include details of the following:
1. The location, materials and means of construction of temporary tree - protective fencing and/or ground protection measures including the Horse Chestnut tree on Station Road (in accordance with BS 5837/2005 'Trees in relation to Construction');
2.The programme for implementing and retaining such tree protection measures including the Horse Chestnut Tree on Station Road;
3. Any works to trees (in accordance with BS 3998/1989 'Tree Works') to be carried out to prevent accidental damage by construction activities.
4. Details of the tree pits for any new tree planting
5. Details of the service runs in relation to new and existing trees on the site
All works shall be carried out in accordance with the approved arboricultural method statement. At all times during construction, the tree protected areas shall not be used to park or manoeuvre vehicles, site temporary offices or other structures, store building materials or soil, mix cement/concrete or light bonfires.
Reason: To protect trees on the site in the interest of visual amenity in accordance with Policy C9 of the adopted South Oxfordshire Local Plan and advice within the NPPF.
Related application(s):
P16/S1185/DISThat prior to the commencement of development, excluding works to Station Road as defined by Drawing Reference: CT_3A_(15)_00_003 Rev18, an air quality report which details the mitigation measures in relation to air quality and its impact including nearby cumulative development effects shall be submitted to and approved in writing by the Local Planning Authority, these measures should incorporate the Council's Developer's Guidance.
To protect the amenity of nearby neighbouring properties in accordance with Policy EP1 of the adopted South Oxfordshire Local Plan 2011.
Related application(s):
P16/S1185/DISNo development other than demolition works, works to Station Road as defined by Drawing Reference: CT_3A_(15)_00_003 Rev18 or the remediation scheme shall commence unless otherwise agreed by the LPA or phases (1) to (3) have been complied with or works have been deemed unnecessary as a result of conclusions based on risk assessments during phases (1)or (2), and this has been agreed upon in writing by the LPA.
Document(s) detailing the works undertaken in each phase must be submitted to and approved by the LPA in writing before any other phase commences, and before occupation of any building in relation to phase 3. All phases of investigation must be designed and conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11.
1. An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination identified in ii), whether or not it originates on site. It is recommended that the LPA are consulted on proposals.
2. A detailed remediation scheme, to bring the site to a condition suitable for the intended use. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme shall also ensure that after remediation the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990.
3. Validation of the remediation scheme demonstrating the effectiveness of the remediation approved).
If contamination is found during the course of development that was not previously identified, the development must be halted on that part of the site to the extent specified by the LPA and until the LPA are satisfied that all necessary phases above have been undertaken.
Reason: To ensure that risks from land contamination to future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy EP8 of the South Oxfordshire Local Plan 2011.
Related application(s):
P16/S1185/DISPrior to the commencement of development, excluding works to Station Road as defined by Drawing Reference: CT_3A_(15)_00_003 Rev18, a Noise and Vibration Management Plan which meets the requirements of Best Practicable Means shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved management plan.
Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P16/S1460/DISPrior to the occupation of the retail units hereby approved details of any plant or ventilation units shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. A scaled drawing at a minimum of 1:500 showing the external position of the plant and ventilation unit
2. Details of the noise generated from any unit
3. Where necessary details of any fencing or security around the unit
The plant and ventilation shall be constructed as approved.
Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and to ensure the visual appearance of the new shopping units is acceptable in accordance with Policy EP2 and D1 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of development, excluding works to Station Road as defined by Drawing Reference: CT_3A_(15)_00_003 Rev18, sustainable surface water drainage details should be submitted and approved and should specifically include details of:
1. Drainage of the existing site;
2. Ground investigation/permeability information;
3. Drainage of the western car park and Station Road alterations which do not appear to be covered by the current report;
4. Greater emphasis on the designated 'high risk' areas of surface water flooding on the north and NE parts of the site;
5. Design runoff and storage volume calculations related to 1. and 2. above and the runoff from the proposed site;
6. Suds drainage proposals related to all the above;
7. Consideration of residual flood risk particularly related to 4. above;
8. Maintenance and Maintenance proposals for the Suds drainage systems.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
Related application(s):
P16/S1460/DISThe development hereby permitted shall not be occupied until foul drainage works have been carried out in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority.
Reason: To prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Prior to the first occupation of the new retail units hereby approved, details of any new signage (including information points, directional signage) shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. Location of the signs
2. Content of the sign
3. Materials and colour of the sign
4. Confirmation of any lighting as part of the sign
Reason: To ensure details of the development are satisfactory in accordance with policy D1 of the South Oxfordshire Local Plan.
That the signage details along Station Road shall be installed and accord with the approved details of the Traffic Regulation Order.
In the interest of highway safety and convenience in accordance with Policy T1 of the adopted South Oxfordshire Local Plan.
Prior to the first occupation and use of the car park on Station Road revised details of the stair access from the car park to street level and details of lighting within and around the car park shall be submitted to and approved in writing by the Local Planning Authority. The revised details shall include a design which has regard to crime prevention and access for all.
Reason: To ensure details of the development are satisfactory and having regard to crime prevention and access for all in accordance with policies D1 and D7 of the adopted South Oxfordshire Local Plan.
Prior to the occupation of each individual shop unit hereby permitted details of the shop front shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. Identification on a plan of the unit subject of this condition
2. A scaled drawing (minimum 1:200) of the shop front design
3. A scaled drawing (minimum of 1:50) of the access to the shop and door details
4. Details of any external lighting, including position and brightness
To ensure details of the development are satisfactory in accordance with policies D1 and D7 of the adopted South Oxfordshire Local Plan.
Prior to the occupation of the development hereby approved revised details of the corridor leading to the public toilets shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. Details of the type and main public door to the corridor
2. Inclusion of an access controlled door to prevent public access to the rear service door
3. Details of the layout and provision of public toilet facilities
Reason: In order to reduce the opportunity for crime and to ensure access for all in accordance with policies D6 and D7 of the adopted South Oxfordshire Local Plan.
That prior to the occupation of the permitted new floorspace details of the street furniture (excluding those along Station Road) - seats, bins, bicycle stands, lighting shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. The location of the new furniture on a scaled plan at a minimum of 1:200
2. Plans / drawings or illustrations of the furniture including their dimensions
3. Details of the colour of the furniture
4. Details of the light brightness of any new street lighting
The street furniture shall be implemented in accordance with the approved details prior to the occupation of the units hereby approved. To ensure that details of the development are satisfactory and are inclusive in accordance with policies D1 and D7 of the adopted South Oxfordshire Local Plan 2011.
That construction and or demolition shall be restricted to the hours of 8:00 - 18:00 Monday to Friday and 8:00 - 13:00 on a Saturday. No work shall take place on Sundays or Bank Holidays without prior written approval from the Local Planning Authority.
To protect the amenities of local residents in accordance with Policy EP1 of the adopted South Oxfordshire Local Plan.
Details of flood water storage compensation works shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development, excluding works to Station Road as defined by Drawing Reference: CT_3A_(15)_00_003 Rev18. Thereafter the agreed works shall be carried out prior to the occupation/use of the development hereby approved.
Reason: To prevent an increased risk of flooding in accordance with the National Planning Policy Framework.
Related application(s):
P16/S1460/DISPrior to the occupation of the units hereby approved, details of any signage including any lighting shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. A scaled drawing at a minimum of 1:200 showing the location of the unit
2. A scaled drawing at a minimum of 1:500 showing the details and content of the design
3. Details of any lighting, position and brightness
Reason: To ensure details of the design are acceptable and to protect the amenity of nearby neighbouring properties in accordance with Policy D1 of the adopted South Oxfordshire Local Plan.
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.
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 T1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P16/S1460/DISPrior to the use of the development hereby permitted a Framework 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.
Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.
Prior to the commencement of development the developer shall receive a licence issued by Natural England pursuant to Regulation of the Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead.
Reason: To protect the important species on the site in accordance with the requirements of the NPPF.
Related application(s):
P16/S1185/DISThe development permitted by this planning permission shall only be carried out in accordance with the following approved Flood Risk documents:
1. Waterman Flood Risk Assessment (FRA) of reference CIV16905ES001 dated February 2015.
2. Waterman Drainage Management Plan of reference CIV16905DR001 dated February 2015.
3. Rev A01 of Waterman proposed drainage strategy drawing number 001 dated 26 February 2015.
The following mitigation measures detailed within the above documents:
1. Attenuation will be provided through the provision of 4 geo-cellular attenuation tanks capable of catering for 690m
2. Discharge from the entire site will be reduced to 224l/s through provision of hydrobrakes at the downstream ends of the attenuation tanks.
The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site in accordance with Policy EP6 of the adopted South Oxfordshire Local Plan 2011.
That the materials to be used for the surface of Station Road shall be:
- Corduroy paving - Charcon silver grey granite corduroy tactile paving - 400mm x 400mm x 70mm
- Pavers - Marshalls Tegula pavers (various colours to match existing) - 120mm x 160mm x 80mm
- Flush kerb - Charcon silver grey conservation kerb - 145mm x 145mm x 915mm
unless otherwise agreed 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 D1 of the South Oxfordshire Local Plan 2011.
Development shall not commence until an Agreement under Section 278 of the Highways Act 1980 has been entered into with Oxfordshire County Council by the Applicant and all parties with an interest in any land to be dedicated as highway or in the easement areas in respect of which rights are to be granted further to such Agreement requiring the execution by the applicant of the following works:
1. Principal Works
The provision and construction of the following works ("the Principal Works")
WORKS PHASE 1
(a) Station Road (North of cinema complex)
i) Widening of station road (North of the cinema complex) to 6.5m and associated footway width adjustment
ii) Radial adjustments to the priority junction Station Road / White Leys Close and associated footway width adjustment (minimum 1.5metres)
iii) Define car parking bay 2metres width by lining on the west side of Station Road adjacent residential properties
iv) Removal of 3 existing disabled car bays adjacent cinema complex and reinstate as footway
v) Provide a Northbound single bus stop adjacent cinema complex to include bus bay lining and bus shelter with seating and internal lighting
vi) Provide a Southbound single bus drop off with lining (no shelter required) south of White Leys Close
(b) Station Road (Pedestrian area and South thereof)
i) Remove existing street furniture within the proposed highway corridor. Upgrade the construction makeup of the pavement to withstand loading from bus traffic and provide a suitable surface material
ii) Create a defined 4m wide vehicular route within the pedestrian area using appropriate paving materials
iii) Provide appropriate street furniture and planting (in planters) and other associated works in order to define and create a safe pedestrian area
iv) Install 4 rising bollards and 2 rising bollard controllers; 3 lockable bollards and additional static bollards as shown on the Works Plan
v) Provide southbound double bus stop south of the pedestrian area - to include bus bay lining and bus shelter with seating and internal lighting
(c) Station Road / Broadway Junction
i) Remove 3 parking bays on Broadway east of Station Road and realign the kerb extending the footway pavement area accordingly and associated works in order to accommodate a new signalised Junction
ii) Remove the existing pedestrian crossing on Broadway adjacent Station Road
iii) Create a signalised junction at the intersection of Station Road and Broadway and associated pedestrian crossing points and other associated works
WORKS PHASE 2
(d) Broadway/High Street Junction
i) Remove the signalised junction High Street / Broadway and associated pedestrian crossing points
ii) Close the northern carriageway of high street and provide a new 4.4m footway on Northern side of Broadway
iii) Create a Priority Junction at intersection Broadway / High Street (south of Broadway) with associated new uncontrolled pedestrian crossing over High Street
iv) Create a new bell mouth access off the north of Broadway, west of High Street with associated new uncontrolled pedestrian crossing over the access
v) Create new Zebra controlled pedestrian crossing across Broadway, east of High Street
WORKS PHASE 3
(e) Retaining Wall supporting Station Road
Provision of a retaining wall to support the highway adjacent to the proposed new private car park (Sainsburys) and associated works for the avoidance of doubt the barrier (which shall not constitute a highway structure) shall be constructed as part of the Works Phase 3
2. Preparatory and Ancillary Works
The provision and construction of all such preparatory and ancillary works (or in the case of existing works or features necessarily affected by any part of the Works such alteration thereof) as the Council shall consider requisite for the proper construction and functioning of the Principal Works including:-
(a) all earthworks and other things necessary to prepare the site and provide proper support for the Principal Works
(b) all culverts ditches and other things necessary to ensure the satisfactory movement of surface water
(c) all gullies channels grips drains sewers and other things necessary for the permanent drainage of the Principal Works
(d) all ducts cables columns lamps and other things necessary for the permanent lighting of the Principal Works and the illumination of traffic signs
(e) all kerbs islands verges and reservations including the grading and seeding of grassed areas
(f) all measures necessary to ensure visibility for drivers at any bend or junction
(g) all traffic signs road markings bollards and safety barriers
(h) all tapers joints and reinstatements necessary where the Principal Works abut the existing highway
(i) all railings and barriers and the like to safeguard highway users
3. Amenity and Accommodation Works
The provision and construction of all such amenity and accommodation works as the Council shall consider requisite for the protection of the local environment and private and public rights and property in consequence of the Principal Works including:-
(a) any earth bunds and/or planting necessary to screen the Principal Works
(b) all fences gates hedges and other means of separation of the Principal Works from adjoining land
(c) any necessary alteration of any private access or private or public right of way affected by the Principal Works
(d) any necessary embankments retaining walls or other things necessary to give support to adjoining land and prohibiting
(i) commencement of any of works so as to affect in any way the operation of High Street nor to commence the Works Phase 2 or the Works Phase 3 before the Works Phase 1 have been substantially completed pursuant to and in accordance with the Section 278 Agreement and Certificate of Completion (as defined in the Section 278 Agreement) issued.
(ii) occupation of any part of a Commercial Unit before the Works have been completed pursuant to and in accordance with the Section 278 Agreement unless otherwise agreed with County Council.
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