Planning Application Details

P18/S2162/FULApplication Type: Full Application (Show Map - opens in new window)
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Consultation period
Application under consideration
Decision made
Description
Proposed erection of a two storey boathouse, wet dock, landing stages and associated works. (As amplified by amended arboricultural information received 14th August 2018 and amended plans & further information received 19th September 2018. As further clarified by highways impact information received on 23 March 2019 and tracking details received on 30 May 2019).
Location
Maddy Mooring between High Street and the River Thames Long Wittenham OX14 4QJ
Grid Reference
454761/194339
Applicant
Headington School
C/O Agent
Agent
West Waddy ADP
The Malthouse
60 East St Helens Street
ABINGDON
Oxon
OX14 5EB
Phone: 01235 523139
Constraints
Long Wittenham Conservation Area
Case Officer
Sharon Crawford
Telephone: 01235 422600
Email: planning@southoxon.gov.uk
Folders/Files with a
*
alongside them indicate new content within the folders (i.e. new documents added within the last 7 days)

Consultation / Notification
No further Representations on this application will be accepted.

Consultations / Notifications to date are shown below.

Name / Number
Date Sent
Response Date
 
Long Wittenham Parish Council
c/o Rhonda Hinson
5 Churchill Road
DIDCOT
Oxon
OX11 7BU
08 06 2019
07 08 2018
 
Conservation Officer ( South )
08 06 2019
09 08 2018
 
Countryside Officer(South Oxfordshire & Vale of White Horse)
20 07 2018
30 07 2018
 
Drainage - (South&Vale)
08 06 2019
31 10 2018
 
Forestry Officer (South Oxfordshire District Council)
08 06 2019
28 08 2018
 
Highways Liaison Officer (Oxfordshire County Council)
08 06 2019
19 07 2018
 
Environment Agency
08 06 2019
12 10 2018
 
The Clock House
Long Wittenham
Abingdon
OX14 4QN
08 06 2019
09 08 2018
 
1 Fieldside, Long Wittenham
Abingdon
OX14 4QB
08 06 2019
31 07 2018
 
Bodkins
Long Wittenham
OX14 4QW
08 06 2019
31 07 2018
 
Christmas Cottage
Little Wittenham
Abingdon
Oxon
OX14 4QU
08 06 2019
01 08 2018
 
Oxfordshire County Council Single Response
08 06 2019
25 04 2019
 
Briarwood, Long Wittenham
Abingdon
OX14 4QW
08 06 2019
15 04 2019
 
12 Derwent Road
Harpenden
Herts
AL5 3NU
08 06 2019
11 09 2018
 
consulted by email
08 06 2019
02 10 2018
 
Nap End,
The Nap,
Oakley
Aylesbury
Buckinghamshire
HP18 9PW
08 06 2019
03 10 2018
 
Hamilton
Long Wittenham
OX14 4QW
08 06 2019
16 04 2019
 
Application Type
Minor (Full Application)
Application Progress
Date Received  
25th June 2018
Registration Date  
3rd July 2018
Start Consultation Period  
19th July 2018
End Consultation Period  
21st August 2018
Target Decision Date  
23rd October 2018
Decision
Planning Permission on 7th June 2019
Conditions / Refusal Reasons
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, PL.1510 Rev A, PL.1511 Rev A, PL.1310 Rev A, 43061.4001.001 Rev A, PL.1210 Rev D, PL.1410 Rev B, PL.1412 Rev B, SK.001, SK.002, PL 1200 Rev A, PL 1201 Rev A, PL 1411 Rev A and PL.1311, 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 a schedule of all materials to be used in the external construction and finishes of the development hereby permitted 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 Policy CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of the development (including vegetation clearance) a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following: a) Update ecological surveys for relevant habitats and species (where necessary), update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones . d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction. e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: To ensure that there is no net loss of biodiversity, in accordance with provisions of the NPPF and Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 of the South Oxfordshire Local Plan 2011.

Prior to the commencement of development, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The BEP should be broadly in accordance with the Mitigation and Enhancement Strategy contained in chapter 6.2 of the submitted Ecological Appraisals (Windrush Ecology, June 2018). The BEP should include: a. Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required. b. Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate. c. Selection of appropriate strategies for creating / restoring target habitats or d. introducing target species; e. Selection of specific techniques and practices for establishing vegetation; f. Sources of habitat materials (e.g. plant stock) or species individuals; g. Method statement for site preparation and establishment of target features; h. Extent and location of proposed works; i. Long term management plan for the habitats for 20 years with a 5 -year work plan. Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered within one year of the first use of the new facilities. Reason: To ensure that there is no net loss of biodiversity, in accordance with provisions of the NPPF and Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 of the South Oxfordshire Local Plan 2011.

That, prior to the commencement of any construction activities at this development site, a full surface water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the levels, size, position and construction of the drainage scheme. The surface water drainage system must be designed to withstand a 1 in 100 year storm + 40%. An exceedance plan shall be submitted. The development shall be carried out in accordance with the approved details prior to the commencement of any construction activities at the development site hereby approved. REASON: To ensure the proper provision for surface water drainage and/ or to ensure flooding is not exacerbated in the locality (National Planning Policy Framework and Planning Practice Guidance). NOTE TO APPLICANT: The Surface Water Drainage scheme should, where possible, incorporate Sustainable Drainage Techniques in order to ensure compliance with; - Flood and Water Management Act 2010 (Part 1 - Clause 27 (1)) - The local flood risk management strategy published by Oxfordshire County Council 2015 - 2020 as per the Flood and Water Management Act 2010 (Part 1 - Clause 9 (1)) - CIRIA C753 SuDS Manual 2015

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with the scheme detailed on drawing no 631-02 and set out in the Arboricultural Survey and Impact Assessment by West Waddy dated 21 June 2018. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important 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 hereby permitted a scheme for the landscaping of the site, including the planting of live trees and shrubs and the treatment of the access road and hard standings, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The scheme shall be implemented prior to the first occupation or use as approved within 12 months of the commencement of the approved 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.

No development shall take place until a landscape management plan, including management responsibilities, shall be submitted to and approved in writing by the local planning authority. The landscape management plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the local planning authority. The scheme should follow the recommendations in section 6.2 (Mitigation & Enhancement Strategy) of the Ecological Appraisal (Windrush Ecology, June 2018). It should also include the following elements: · details of new planting, which should be native species of uk provenance; · details of maintenance regimes for all habitats on the site; · details of any new habitat created on site; · details of the enhancements to the site boundary adjacent to the river thames including the new wet dock; · details of management responsibilities. · a lighting strategy to minimise impacts on nocturnal mammals such as bats and otters, which are known to use the river corridor in this location; and · a strategy to control the himalayan balsam on the site. This is an invasive, nonnative plant listed under the wildlife and countryside act 1981 (as amended). Reason: This condition is necessary to ensure the protection of wildlife and supporting habitat and secure opportunities for the enhancement of the nature conservation value of the site in line with national planning policy.in accordance with Policies CSB1 of the South Oxfordshire Core Strategy 2027 and C6 of the South Oxfordshire Local Plan 2011.

The development permitted by this planning permission shall be carried out in accordance with the documents listed above and the following mitigation measures specified in the FRA and D&A: 1. Finished floor levels will be set above the 1% AEP plus 35% climate change allowance at 49.55m AOD (6.1.3, FRA); 2. Underside of the void will be set at the 1% AEP plus 25% climate change level of 49.04m AOD as per 6.1.2 of the FRA and designed with a minimum of 1m openings every 5m length wall on all sides of the building (6.1.6, FRA); and 3. External cladding on the building below the underside of the void will incorporate gaps of at least 100mm (9.0, D&A). Reason: In accordance with paragraphs 163 of the National Planning Policy Framework (NPPF) to: · reduce the risk of flooding to the proposed development and future occupants; and · prevent the increased risk of flooding due to impedance of flood flows and reduction of floodplain storage capacity.

The voids beneath the building shall be retained as open in perpetuity and shall not be used for storage etc. Reason: To mitigate for an increase in built footprint within the 1% annual probability (1 in 100) flood extent with an appropriate allowance for climate change in accordance with NPPF advice.

Upon completion of the development any external lighting shall be designed and installed so the main beam angle is not directed towards any receptors. To prevent glare, the lighting sources (bulbs and reflectors) shall not be visible from any adjacent properties. The luminaire's front glazing shall be kept parallel to the ground surface (i.e. facing downwards). This scheme shall also ensure that light trespass into the windows of any light sensitive premises shall not have a Vertical Illuminance greater than [2, 5, 10 or 25] Lux (in accordance with the Institution of Lighting Engineers Guidance Notes for the Reduction of Obtrusive Light GN01). Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policy EP3 of the South Oxfordshire Local Plan 2011.

Prior to occupation of the site, hereby permitted the proposed means of access onto High Street is to be formed and laid out to the approval of the Local Planning Authority, constructed in accordance with the local 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.

The proposed vision splays (still to be agreed with the LHA through the S278 agreement process) 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 and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 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 turning areas and car parking spaces shown on the tracking drawing nos 19520 - 04- 01 and 02 shall be provided within the curtilage of the site so that motor vehicles may enter, turn round and leave in a forward direction and vehicles may park off the highway. The turning area and parking spaces shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles in strict accordance with specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The turning area and car parking spaces shall be retained unobstructed except for the parking and manoeuvring of motor vehicles at all times. 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. NB: A new car parking plan, as the access drawing and proposed site plan show the disabled spaces in slightly differing places.

Prior to the first use of the development hereby permitted, covered cycle shall be provided on the site in accordance with details which shall be firstly submitted to and approved in writing by the Local Planning Authority. Thereafter, the covered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy T2 of the South Oxfordshire Local Plan 2011.

Mini bus trips to and from the site within the peak periods of 16:00 - 19:00 Monday to Friday shall be limited to 6 trips in total. Reason: in the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The site will be restricted to the following hours of operation: · Monday to Thursdays between the hours of 1600hrs - 1830hrs. - Friday between the hours of 1600 and 1830hrs. · Saturdays - no restriction. · Sundays - no restriction. The site will only be used for training purposes in association with the rowing club and not for any other social events without prior permission from the Local Planning Authority (condition 20 requires the submission of details of any social events). Reason: in the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

The site will be controlled by a permit-based system on Saturdays, which will limit the number of vehicles to the site, so as not to exceed the number of parking spaces on the site. Reason: in the interest of highway safety and in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.

Prior to the first use of the building, a traffic management plan (TMP) for the operational use of the site shall be submitted to and approved in writing by the Local Planning Authority. The TMP shall include information including: · Operational hours for the site during the week and weekend (to be within the hours allowed by condition 18 · Details of the permit system to be operated and how it will function. · Measures employed if parents fail to comply with restrictions (i.e. dropping off without a permit, dropping off on High Street). · How changeover times will be manged to ensure free spaces in the car park. Reason: In the interests of highway safety and to mitigate the impact of vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times in accordance with Policy T1 of the South Oxfordshire Local Plan 2011 and the National Planning Policy Framework .

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. The CTMP shall provide details of the following: 1. Vehicle parking facilities for construction workers, other site operatives and visitors; 2. Site offices and other temporary buildings; 3. Loading and unloading of plant and materials; 4. Storage of plant and materials used during construction; 5. Vehicle wheel washing facilities; 6. Measures to control the emission of dust and dirt; 7. A scheme for recycling and/or disposing of waste materials arising from the demolition and construction works; 8. Installation and maintenance of security hoarding/fencing. 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 and the National Planning Policy Framework .
Appeal
No appeal lodged.
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