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, P16, P03, P-02, P10, P11, P12, P13, P14, P01 Rev B and P15 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.

Prior to the commencement of the development hereby approved samples of the materials to be used for the external walls and roofs 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 Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C4, D1 and H4 of the South Oxfordshire Local Plan 2011 and Policy D1 of the Woodcote Neighbourhood Plan.

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, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. 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 CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C4, D1 and H4 of the South Oxfordshire Local Plan 2011, and Policies D1, E1 and HS5 of the Woodcote Neighbourhood Plan.

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: To ensure a satisfactory form of development in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C4, D1 and H4 of the South Oxfordshire Local Plan 2011, and Policy D1 of the Woodcote Neighbourhood Plan.

External lighting will only be permitted in accordance with a lighting scheme to be first approved in writing by the Local Planning Authority. Any such lighting shall be directed downwards to prevent nuisance to adjoining residential occupiers from light spillage. Reason: To safeguard the amenity of neighbouring residents and the rural character of the countryside in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C4, D1, H4 and EP3 of the South Oxfordshire Local Plan 2011, and Policies D1 and D2 of the Woodcote Neighbourhood Plan.

Prior to the commencement of the development hereby permitted, including any groundworks, details of the foundation design of the development and the surface water management system shall be submitted to and approved in writing by the Local Planning Authority. Such details should be based upon the recommendations outlined within the Geo-Environmental and Hydrogeological Site Assessment (ref: A10619/1.1) dated May 2016. Thereafter, the development shall be carried out in accordance with the approved details. Reason: To protect the integrity of the nearby Greenmore Ponds in accordance with Policy CSB1 of the South Oxfordshire Core Strategy, Policies C8, EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011, and Policy HS5 of the Woodcote Neighbourhood Plan.

Prior to the commencement of the development a phased risk assessment shall be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice. Each phase shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until it has been carried out in accordance with the approved details. Phase 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken. 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 accordance with Policy EP8 of the South Oxfordshire Local Plan 2011.

The 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.

The development hereby permitted shall not be commenced (including any ground works or site clearance) until details of a scheme to eradicate Japanese Knotweed has been submitted to and approved in writing by the local planning authority. The approved scheme shall be implemented as agreed. Reason: In the interests of nature conservation in accordance with Policy C6 of the South Oxfordshire Local Plan and in order to comply with legislation (The Wildlife and Countryside Act 1981).

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), 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 for the Local Planning Authority. Reason: To ensure the Local Planning Authority retains control over any future development as specified in the condition in the interests of amenity and in accordance with Policies CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027, Policies G2, C4, D1 and H4 of the South Oxfordshire Local Plan 2011, and Policies E1 and D1 of the Woodcote Neighbourhood Plan.

Prior to occupation of the development hereby permitted the proposed means of access onto Greenmore 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. Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011, and Policy T7 and HS5 of the Woodcote Neighbourhood Plan.

The proposed vision splay shall be formed, laid out and constructed in accordance with detailed plans which shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved and the vision splays 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 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 P01 B and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011, and Policy T8 of the Woodcote Neighbourhood 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.

In connection with the implementation of this permission no construction works shall take place outside the hours of 8am to 6pm Mondays to Fridays and 8am to 1pm on Saturdays. Works shall not take place at all on Sundays or Bank Holidays. Reason: To protect the occupants of nearby residential properties from noise and dust disturbance during the development of the site in accordance with Policies EP1 and EP2 of the South Oxfordshire Local Plan 2011.

Prior to the first occupation of the development hereby approved, the pedestrian footways, including the footway along the frontage of the site with Greenmore, as indicated on drawing P01 B shall be provided. Reason: In the interests of highway safety and convenience in accordance with Policy T1 of the South Oxfordshire Local Plan 2011, and Policies T7 and HS5 of the Woodcote Neighbourhood Plan.

Prior to the occupation of the development hereby permitted a Green 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.