Planning Application Details

Development shall not commence until details of the reserved matters: access, appearance, landscaping, layout, scale have been submitted to and approved in writing by the Local Planning Authority. In the case of any reserved matter, application for approval must be made not later than the expiration of three years beginning with the date of the grant of outline planning permission. Thereafter the development shall commence not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. 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, Plans: Location Plan RG-M-01 Rev 1 Land Use Plan RG-M-20 Rev L Supporting documentation: Flood Risk Assessment and Drainage Strategy Report, ref: A156-R005/F, 8 August 2019 Acoustic Design Statement ref: JAE9766-REPT-01-R1, 1 November 2018 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.

Until such a time that the HIF1 infrastructure is fully constructed and open for public use, there are to be no more than 100 dwellings shall be occupied on the site. The HIF1 infrastructure is defined as comprising of the following schemes: · Widening the A4130 from A34 Milton Interchange towards Didcot from single to dual carriageway; · A new Science Bridge over the A4130, Great Western Railway Line and Milton Road into the former Didcot A power station site; · A new Didcot to Culham bridge between the A4130 and A415; and · A Clifton Hampden bypass Reason: In the interest of highway safety in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, the means of pedestrian and cycle access to the adjoining parcel of the Didcot North East site, to be approved through the reserved matters, will be fully constructed and open for public use. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

As part of the approval of reserved matters, details of all river crossings should be submitted to, and approved in writing by, the local planning authority. Further information should include: - Details of crossing dimensions, including bed level height, length of watercourse affected. - Soffit level set a minimum of 300mm above the 1 in 100 year plus climate change level. - Demonstration that any culvert is sufficiently sized to allow unconstrained flow for all events including the 1 in 1000 year event. - Demonstration that the structure will not increase flood risk. Any road access culvert should be set 200mm below the current bed level and then dressed in gravel, thereby ensuring no net loss of natural bed, and ensure the watercourse is not over widened resulting in a silt trap and shall incorporate suitable mammal passage ledges. Reason: To ensure that there will be no increased risk of flooding to other land/properties due to impedance of flood flows, to reduce the risk of flooding and to protect the function of the watercourse and its biodiversity in accordance with Policy EP4 and ENV4 of the South Oxfordshire Local Plan 2035.

The development permitted by this application shall be carried out in accordance with the FRA (ref: A156-R005/F) and following mitigation measures detailed within: - No raising of land above existing levels or built development within Flood Zone 2 or Flood Zone 3. - Finished Floor Levels are set no lower than 50.00m AOD. The mitigation measure(s) 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 ensure that there will be no increased risk of flooding to other land/properties due to impedance of flood flows and/or reduction of flood storage capacity and to reduce the risk of flooding to the proposed development and future occupants in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of the first reserved matters application, a Biodiversity Enhancement Plan (BEP), for the whole of the 'Nature Park' area and 10 meter watercourse buffers (Moor Ditch and Ladygrove Brook), shall be submitted to and approved in writing by the Local Planning Authority. 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 introducing target species; d. Selection of specific techniques and practices for establishing vegetation; e. Sources of habitat materials (e.g. plant stock) or species individuals; f. Method statement for site preparation and establishment of target features; g. Extent and location of proposed works; h. Full details of a biodiversity metric assessment to demonstrate that development will deliver a biodiversity net gain. Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements shall be delivered prior to the final occupation of the site. Reason: To ensure that there is no net loss of biodiversity and to protect the watercourses, in accordance with Policies ENV2, ENV3 and ENV4 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of reserved matters applications for each phase 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, 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 protect the important habitats and species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) for the Nature Park shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management including identification of any rare, declining, protected or otherwise important flora, fauna or habitats within the Nature Park c) Proposals for ecological enhancements for habitats and species as agreed in the Biodiversity Enhancement Plan (see condition 7 above). d) Aims and objectives of management. e) Appropriate management options for achieving aims and objectives. f) Prescriptions for management actions. g) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period). h) Details of the body or organisation responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details and management prescriptions implemented across the site for the plan period. REASON: To avoid a net loss of biodiversity in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the submission of reserved matters a Character Area Brief for the Nature Park (Character Area CA9 as detailed in the North East Didcot Site Wide Design Code June 2018) shall have been submitted to and approved in writing by the Local Planning Authority. The reserved matters shall thereafter demonstrate how the proposals for the Nature Park accord with the approved Character Area Brief. Reason: The red line application boundary includes land that is the subject of outline permission P15/S2902/O and it is necessary to ensure that the proposal for this land (the Nature Park) accords with the requirements of that outline permission, in accordance with Policy DES4 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S0844/DIS

The delivery of the Nature Park included within this scheme shall be in conformity with and accord with the phasing for the delivery of the Nature Park as set out in the approved Didcot North East Phasing Plan and the approved Didcot North East Open Space and Community Facilities Plan, as approved through outline application P15/S2902/O. The delivery of the Nature Park shall be provided before or coincide with the delivery of parcel LG.P6. Reason: To ensure that the planned open space and green infrastructure that forms the Nature Park is delivered in a timely manner, in accordance with the phasing strategy for the Didcot North East site and ensure it is available for use by the occupiers of the site, in accordance with Policies INF4 and DES1 of the South Oxfordshire Local Plan 2035.

The reserved matters for the scheme shall be designed to secure an appropriate affordable housing unit size mix that shall accord with the following: Affordable Rented units (75%) 1 bed (2 person) - 22% 2 bed (4 person - 49% 3 bed (5 person) - 18% 3 bed (6 person) 7% 4 bed (7 person) 4% Shared Ownership (25%) 2 bed (4 person) - 67% 3 bed (5 person) - 33% Reason: To ensure the affordable housing provision is of a size and type which meets the requirements of those in housing need, in accordance with Policy H9 of the South Oxfordshire Local Plan 2035.

The reserved matters for the scheme shall be designed to secure an appropriate market housing mix in general conformity with the Oxfordshire Strategic Housing Market Assessment 2014 (Table 65), or subsequent update to the Strategic Housing Market Assessment. Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035.

The reserved matters shall include an Energy Statement to comply, including SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions, and for development beginning construction after 31 March 2026 at least a 50% reduction, compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement hereby approved and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented. These measures shall be retained and maintained as such thereafter in accordance with the Energy Statement and Verification Report. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to the submission of the first Reserved Matters application, a surface water drainage scheme for the entire site, based on the Flood Risk Assessment and Drainage Strategy Report by Abley Letchford Partnership Limited dated 08 August 2019 shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. Each reserved matters application shall be accompanied by a report detailing compliance with the Scheme. The scheme shall also include: - A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; - A range of SuDS techniques throughout the site to manage water quantity and maintain water quality and ensure any final attenuation features are installed above the 1 in 100 year plus climate change fluvial flood levels; - Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change; - Infiltration tests to BRE 365 and extensive ground water monitoring; - A Flood Exceedance Conveyance Plan; - Detailed design drainage layout drawings of the SuDS proposals including cross section details; - SUDS and drainage construction details to include flow control, headwall and trash screen details; - Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element; and - Details of how water quality will be maintained during construction. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S0844/DIS

Prior to the commencement of development, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. Reason: To ensure the proper provision of foul water drainage and to ensure flooding and pollution is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

No properties shall be occupied until confirmation has been provided that either (i) all water network upgrades required to accommodate the additional flows to serve the development have been completed, or (ii) a development and infrastructure phasing plan has been agreed with Thames Water to allow additional development to be occupied. Reason: The development may have low / no water pressures and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional demand anticipated from the new development. Any necessary reinforcement works will be necessary in order to avoid low / no water pressure issues, in accordance with policy INF4 of the South Oxfordshire Local Plan 2035.

No development shall commence until details of a Construction Phase Drainage Management Plan based on CIRIA publication 'Control of Water Pollution from Construction Sites' has been submitted to and approved by the Local Planning Authority. Measures shall include sufficient measures to prevent the washing of silt and potential pollutants into the watercourse network. Reason: To avoid contamination of nearby watercourses and ditches in accordance with Policies ENV4 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, details of the maintenance / clearance / desilting of the Ladygrove Brook where adjacent to the site including a timetable for implementation shall be submitted to and approved by the Local Planning Authority and implemented thereafter in accordance with the approved details. Reason: To ensure the maintenance of the Ladygrove Brook which is critical to the effective functioning of the drainage system in accordance with Policies ENV4 and EP4 of the South Oxfordshire Local Plan 2035.

All dwellings shall be provided with access to electric vehicle charging points in accordance with details which have been submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. No dwelling shall be occupied until the approved details are operational for that property. Reason: To encourage the use of electric cars as a means of transport and to mitigate any impacts on air pollution in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority concurrent to or as part of the Reserved Matters Application. Prior to the first occupation of each dwelling that dwelling shall be provided with the cycle parking, in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works or operations, including demolition and site clearance relating to the development hereby permitted, an Arboricultural Method Statement and accompanying Tree Protection Plan shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following: (1) A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; (2) The specification and location of temporary tree protective fencing and any ground protection required to protect all retained trees in accordance with the current edition of BS 5837 ''Trees in relation to design, demolition and construction'', and details of the timing and duration of its erection; (3) 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; (4) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (5) The route and method of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid siting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with the current edition of NJUG 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (6) The details and method of construction of any other structures such as boundary walls in the RPA of retained trees and how these relate to existing ground levels; (7) The details of materials and method of construction of any roadway, driveway, parking, pathway or other surfacing within the RPA, which is to be of a 'No Dig' construction method, in accordance with the principles with in Arboricultural Association Guidance Note 12 "The use of cellular confinement systems near trees" and in accordance with current industry best practice; and is appropriate for the type of roadway required in relation to its usage. (8) Provision for the supervision of ANY works within the RPA 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 development; 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 Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Prior to any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Following the approval of the Written Scheme of Investigation, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved 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: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 of the of the South Oxfordshire Local Plan 2035.

The dwellings hereby approved shall meet the following requirements: a) all affordable housing and at least 15% of market housing shall be designed to meet the standards of Part M (4) Category 2: accessible and adaptable dwellings (or any replacement standards); b) at least 5% of affordable housing dwellings shall be designed to meet the standards of Part M (4) Category 3: wheelchair accessible dwellings; and c) all affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards. The reserved matter details shall demonstrate that the development complies with the above requirements and upon completion of the development evidence of construction to these standards shall be provided to the Local Planning Authority if requested. Reason: To ensure that there is an adequate stock of properties to meet the needs of people with disabilities, to provide adequate living conditions for future residents and in accordance with policy H11 of the South Oxfordshire Local Plan 2035.

The hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.