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:
Proposed Site Plan: AL (P) 01 Rev J
Proposed Market Building Elevations: AL (P) 05 Rev B
Proposed External Site Structures: AL (P) 06 Rev A
Proposed Market Building First Floor Plan: AL (P) 03 Rev A
Proposed Market Building Ground Floor Plan: AL (P) 02 Rev C
Landscaping Planting Plan: WC307/P1 Rev C
Proposed Market Building Roof Plan: AL (P) 08 Rev A
Proposed Market Building Sections 1-1, 2-2, 3-3, 4-4: AL (P) 04 Rev B
Proposed and Existing Site Sections: AL (P) 07 Rev C
Land Usage Plan: AL(p) 09
Location Plan and Existing Site Survey: AL (90) 01 Rev D
Visibility Splay and Redline Amendment: OX5014M-DR-013
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 above ground works on any of the buildings, hereby approved, 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 and to help to assimilate the development into its surroundings in accordance with Policies CSQ3 and CSEN1 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
Prior to the first use of the livestock market details of any signage to be provided shall be submitted to and approved in writing by the Local Planning Authority.
Reason: That control over signage is considered to be required to ensure that the visual impact of the development is controlled whilst still allowing adequate direction for users of the facility in accordance with Policy G2 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of above ground works on any part 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 treatments shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented prior to the first 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 and Policies G2, C9 and D1 of the South Oxfordshire Local Plan 2011.
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.
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.
Related application(s):
P22/S3246/DISThe development shall not be used until any previously approved remediation strategy has been carried out in full and a validation report confirming completion of these works has been submitted to and approved in writing by the Local Planning Authority.
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.
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 first use 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.
Prior to the first operational use of the livestock market, three rapid Electric Vehicle Charging Points shall be provided within the public parking area, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To provide measures which contribute to the use of sustainable transport modes and provide facilities for charging plug-in and other ultra-low emission vehicles and address issues of adaptation to climate change, in accordance with paragraph 105 of the NPPF, and Policies CSM1 and CSQ2 of the South Oxfordshire Core Strategy 2027.
Cycle parking facilities shall be provided in accordance with the details shown on drawing AL(p)01 Rev J, in addition to shower, washing and changing facilities for cyclists, prior to the first operational use of the development hereby approved. Thereafter, the cycle parking and washing facilities shall be retained as approved.
Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.
Prior to the first operational use of the livestock market, the parking spaces and turning areas indicated on drawing AL(p)01 Rev J, 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 livestock market 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 livestock market, hereby permitted, the proposed means of access onto Rycote Lane indicated on drawing 'Access and Highways Plan AL 90 01 Rev D' 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.
Prior to the first operational use of the livestock market, vision splays shall be formed, laid out and constructed in accordance with drawing 'Access and Highways Plan AL 90 01 Rev D'. 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 use 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 shall 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, hereby permitted, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the following:
- Vehicle parking facilities for construction workers,
other site operatives and visitors
- Site offices and temporary buildings
- Loading and unloading of plant and materials
- Vehicle wheel washing facilities
- Measures to control the emission of dust, dirt and
noise including a dust management plan
- Routing of construction traffic
The approved plan shall be complied with throughout the site clearance and construction period.
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):
P22/S3418/DISThe development hereby permitted shall not commence until the detailed surface water drainage design, based upon the principles outlined within Rolton Group Limited Flood Risk Report Vol 2, has been submitted to and approved in writing by the Local Planning Authority. Such details should include evidence of soakage testing in accordance with BRE 365. Thereafter the development shall be carried out in accordance with the approved details.
Reason: To prevent pollution and flooding in accordance with Policies EP1, EP4 and EP6 of the South Oxfordshire Local Plan 2011.
Related application(s):
P22/S4071/DISThe development hereby permitted shall not commence until the detailed foul water drainage design, based upon the detailed foul water drainage design based upon the principles outlined within Rolton Group Limited Foul and Effluent strategy Vol 3, has been 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 prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P22/S4071/DISThe development hereby permitted shall not commence until a sustainable drainage scheme, based upon the principles outlined within Rolton Group Limited Flood Risk Assessment and subsequent drainage reports, has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include the following:
-Site investigation information permeability testing and groundwater assessment;
-Appropriate drainage calculations;
-Detailed Suds proposals based on these including treatment of contaminated runoff;
-Use of appropriate climate change allowance;
-Flood exceedance routing;
-Phasing/timetable for proposals;
-Details of future 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):
P22/S4071/DISNotwithstanding the details submitted on drawing 'External Lighting Isoline Plot 170377 RGL ZZ XX DR E 73 0001', external lighting will only be permitted in accordance with a lighting scheme to be submitted to and approved in writing by the local planning authority. Any such lighting shall be directed downwards to safeguard the rural landscape setting of the development and shall be turned on only during the operational hours of the livestock market or the ancillary uses directly associated with the livestock market, and shall remain off at all other times.
Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policy CSEN1 of the South Oxfordshire Core Strategy 2027 and Policy EP3 of the South Oxfordshire Local Plan 2011.
Prior to the commencement of above ground works on any of the buildings, hereby approved, a programme of public art shall be submitted to and agreed in writing by the Local Planning Authority. The approved works shall be carried out in accordance with the approved programme and the Public Art Statement as set out in the Unilateral Undertaking accompanying this decision.
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.
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's organisational licence (WML-OR27-2020-1) and with the proposals detailed on plan 'Site location/Application Boundary' (as per inset shown in Thame Livestock Market Relocation Land Usage Plan AL(p)09).
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence WML-OR27-2020-1, Policies C6 and C8 of the SOLP, Policy CSB1 of the South Oxfordshire Core Strategy and paragraph 170 of the NPPF.
No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR27-2020-1), confirming that all necessary measures in regard to great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the local planning authority and the local authority has provided authorisation for the development to proceed under the district newt licence.
The Delivery Partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
Reason: In order to adequately compensate for negative impacts to great crested newts, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the South Oxfordshire Core Strategy and paragraph 170 of the NPPF.
Related application(s):
P22/S3739/DISNo development hereby permitted shall take place except in accordance with Part 1 of the GCN Mitigation Principles, as set out in the District Licence WML-OR27-2020-1, and in addition in compliance with the following:
· Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
· Capture methods must be used at suitable habitat features prior to ground clearance or removal of such features (i.e. hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto a development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development).
Reason: In order to adequately mitigate impacts on great crested newts, in accordance with Policies C6 and C8 of the SOLP, Policy CSB1 of the South Oxfordshire Core Strategy and paragraph 170 of the NPPF.
That the commercial units hereby approved shall be no greater in area than the floorspace indicated on dwgno AL(p)02. Notwithstanding the provision of the Town and Country (General Permitted Development Order) 1995 (or any Order revoking or re-enacting that Order), the commercial units shall only fall within use classes A1 or A2, where the active use is ordinarily ancillary to the livestock market function as defined in the description of the proposal hereby approved.
Reason: That permission is only granted because of the very specific economic needs associated with the agricultural development site, and to safeguard the viability and vitality of shopping areas in the vicinity, in accordance with policies TC7 and E5 of the South Oxfordshire Local Plan 2011.
Prior to the first occupation of the commercial units indicated on drawing number AL(p)02, details of the businesses intending to occupy the units, shall be submitted to and approved in writing by the Local Planning Authority. Any further changes thereafter shall be notified in writing to the Local Planning Authority for approval within 28 days.
Reason: That permission is only granted because of the very specific economic needs associated with the agricultural development site, and to safeguard the viability and vitality of shopping areas in the vicinity, in accordance with policies TC7 and E5 of the South Oxfordshire Local Plan 2011.
The land and buildings shall be used solely as a livestock market and for purposes directly connected with the use as a livestock market, with administrative offices and commercial units to serve such. The office floor space and commercial units shall at no time be used other than for purposes ancillary to or in connection with these principal uses of the site/building.
Notwithstanding the provision of the Town and Country (General Permitted Development Order) 1995 (or any Order revoking or re-enacting that Order), no ancillary development shall be undertaken without the prior written permission of the Local Planning Authority.
Reason: That permission is only granted because of the very specific needs associated with the agricultural industry, and specific business and community needs in a rural area, and in accordance with paragraph 84 of the revised Framework, and Policies CSS1 and CSR2 of the South Oxfordshire Core Strategy 2027, and policy E5 of the South Oxfordshire Local Plan 2011.
That other than shown on the approved drawings, no additional mezzanine or other floors shall be inserted unless an application for such development has first been submitted to and approved in writing by the Local Planning Authority.
Reason: That the permission is given in view of the special circumstances. The application advises that the use specified requires space for ventilation. Control over additional floors is required to ensure that the special need continues to be met by the building in accordance with Policy G2 of the South Oxfordshire Local Plan 2011.
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