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, 1817 SK2Q, PR 011 D, PR 012 C, 1817-SK4, 1817-200B, 1817-SK3J, 1817-SK5, 0-2090217 Rev A, 1817-SK6, 1817-100B and 1817-SK7, 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 demolition of any building or structure on the site, or excavation (other than for the purposes of archaeological investigation or gas testing), details covering the demolition process shall be submitted to and approved by the Local Planning Authority in the form of written correspondence. The correspondence shall set out the demolition schedule, noise and air quality mitigation during demolition, demolition vehicle traffic management, process for removal of demolition material and tree protection measures for all trees to be retained as indicated on dwg PR 012_C. Thereafter demolition shall be carried out in accordance with these agreed details.
Reason: In the interests of highway safety, and to mitigate the impact of construction on the surrounding highway network, road infrastructure and local residents, and to safeguard trees which are visually important in accordance with in accordance with Policies C9, EP2 and T1 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 construction commencing on site. The approved CTMP shall be implemented prior to any construction 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 on the surrounding highway network, road infrastructure and local residents, in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S1646/DISPrior to any below ground works on-site, other than works carried out in accordance with the agreed Written Scheme of Investigation (ref. BA1747LRW November 2017), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the methodology submitted and approved in the 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: In order to determine the extent, character and significance of the surviving remains of archaeological interest and to safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the NPPF (2012), Policy CSEN3 of the South Oxfordshire Core Strategy 2027 and Policies CON11, CON13 and CON14 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S1685/DISPrior to the commencement of construction work on the food store building, a schedule of all external finishes and materials 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 detail.
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 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S1646/DISThe construction of the development hereby permitted shall not commence until surface water drainage works, based on the SCP Flood Risk Assessment rev 2 of Oct 2017, have been submitted to and approved in writing by the Local Planning Authority.
Such details should include: Site investigation information - existing site drainage and further culvert information; permeability testing and groundwater assessment; appropriate drainage calculations; detailed SuDs proposals informed by the assessment findings; incorporation of climate change allowance; flood exceedance routing; phasing/timetable for works; details of maintenance and management of SuDS features.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S2066/DISThe foodstore hereby permitted shall not be brought into use 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.
Related application(s):
P18/S2066/DISNo below ground works, other than for the purposes of archaeological investigation or gas testing, shall commence until a gas mitigation scheme is submitted to and approved in writing by the Local Planning Authority. Prior to the occupation or use of any part of the new development, the gas mitigation scheme shall be carried out in accordance with the approved details.
Prior to the occupation or use of any part of the new development, a Validation Report confirming completion of the mitigation works and compliance with the mitigation scheme, shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure that ground gas contamination is 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.
Related application(s):
P18/S1646/DISThe existing tree line along the whole of the northern boundary shall be retained in accordance with dwg PR 012_C and properly maintained. Any tree, indicated as being retained, which may die or be seriously damaged or destroyed during the demolition or construction process, or within 5 years of the completion of the development, shall be replaced and the replacement shall be properly maintained.
Reason: To safeguard trees which are visually important in accordance with Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Prior to construction works being carried out on site, or excavation (other than for the purposes of archaeological investigation or gas testing or to carry out works agreed by condition 3), an addendum report to the Arboricultural Impact Assessment / Method Statement Ref. JMK9683 shall be submitted to and approved in writing by the Local Planning Authority to ensure the satisfactory protection of retained trees during the construction period.
The matters to be encompassed within the addendum report shall include the following:-
(i) A specification for the pruning of, or tree surgery to, trees to be retained in order to prevent accidental damage by construction activities;
(ii) The specification of the location, materials and means of construction of temporary protective fencing and/or ground protection in the vicinity of trees to be retained, in accordance with the recommendations of BS 5837 'Trees in relation to design, demolition and construction' and details of the timing and duration of its erection;
(iii) 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;
(v) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees;
(vi) The details and method of construction of any other structures such as boundary walls in the vicinity of retained trees and how these relate to existing ground levels;
(vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, which is to be of a 'no dig' construction method in accordance with the principles of Arboricultural Practice Note 12 "Through the Trees to Development", and in accordance with current industry best practice; and as appropriate for the type of roadway required in relation to its usage.
(viii) Provision for the supervision of ANY works within the root protection areas 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 below ground works; 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 CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P18/S2066/DISThe landscaping scheme as shown on the approved plan PR-011 Rev D shall be implemented prior to the first operational use of the foodstore 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 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
Evidence that the development is registered with a BREEAM certification body and a final certificate indicating that the development has achieved the stipulated BREEAM level 'Excellent' shall be submitted to the local planning authority within 6 months of the occupation of the development.
Reason: To ensure high standards of sustainable design and construction in accordance with Policy CSQ2 of the South Oxfordshire Core Strategy 2027.
The foodstore shall not open to customers outside of the following times:
Monday to Saturday and Bank Holidays between the hours of 07:00 - 23:00
Sunday between the hours of 08:00 - 17:00.
Reason: To safeguard the amenity of neighbouring residents in accordance with Policies G2 and EP2 of the South Oxfordshire Local Plan 2011.
That the hours of deliveries or collections to the store shall be restricted to the following times:
Monday to Saturday and Bank Holidays between the hours of 07:00 - 23:00;
Sunday between the hours of 08:00 - 17:00;
with the exception of a small delivery vehicle to allow for the delivery of newspapers outside of these hours.
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.
Prior to the first operational use of the store, solid barrier fencing, as detailed in the Noise Impact Assessment Report ref. REP 10/06870-AM-R1 dated 18 September 2017, shall be installed along the southern site boundary immediately adjacent to the loading bay shall be provided. All barrier fencing shall be continuous to ground level without gaps or openings and have a minimum mass of 10kgm-2.
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.
All external lighting hereby approved shall be installed, maintained and operated in accordance with the details specified in the 'Philips lighting report' dated 3 October 2017 and the supplementary lighting information dated 19 January 2018.
Reason: To minimise light pollution and safeguard the residential amenity of neighbouring occupants in accordance with paragraph 125 of the NPPF and Policy EP3 of the South Oxfordshire Local Plan 2011.
All plant, machinery and equipment hereby approved shall be installed, maintained and operated in accordance with the details specified in the Noise Impact Assessment Report reference REP 10/06870-AM-R1 dated 18 September 2017. The mitigating measures specified in the report which relate to noise from plant and machinery shall be implemented prior to the first operational use of the store.
Reason: To minimise noise disturbance and safeguard the residential amenity of neighbouring occupants in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Prior to the first operational use of the foodstore, vision splays shall be formed, laid out and constructed in accordance with dwg SCP/16236/F01 of the Transport Assessment. 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 operational use of the foodstore, the provision for 144 car parking spaces as indicated on SK2 rev Q, shall be implemented and maintained as such, unless otherwise agreed in writing by the Local Planning Authority. Such parking facilities shall be laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with the approved details, prior to the first operational use of the foodstore hereby permitted.
Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policies T1 and T2 of the South Oxfordshire Local Plan 2011.
Prior to the first operational use of the foodstore, two rapid Electric Vehicle Charging Points shall be provided in accordance with dwg SK2 Rev Q, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To provide measures which contribute to the use of sustainable transport modes and reduce impact on air quality in accordance with paragraph 35 of the NPPF and Policy CSWAL1 of the South Oxfordshire Core Strategy 2027.
Prior to the first operational use of the foodstore, 6 bicycle stands shall be provided in accordance with dwg SK2 Rev Q, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 and Appendix 5 of the South Oxfordshire Local Plan 2011.
Prior to the installation of any external refrigeration equipment, details 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 that the proposed use is carried out in such a way that no undue noise nuisance is caused to the occupiers of neighbouring residential properties in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
That the measures and monitoring identified in the Travel Plan Ref. EF/16236/TP/1 shall be implemented in accordance with the Travel Plan from the date of the first operational use of the foodstore, unless otherwise agreed by the Local Planning Authority. The measures and monitoring shall be carried out in conjunction with Oxfordshire County Council.
Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.
A programme of public art shall be submitted to and agreed in writing by the Local Planning Authority within 12 months of the occupation of the development. The approved works shall be carried out in conjunction with the Public Arts Team and implemented within 18 months of the first operational use of the foodstore.
Reason: To enhance the visual appearance of the site and contribute to a sense of place and identity, in accordance with policy D12 of the South Oxfordshire Local Plan 2011 and the Revised Draft Section 106 Planning Obligations SPD (August 2017).
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