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, Plans: Location Plan and Block Plan 1128-P01- Rev E Site Plan 1128-P10-Rev E Ground Floor Plan 1128-P11-Rev B First Floor Plan 1128 -P12-Rev B Second Floor Plan 1128-P13-Rev A Third Floor Plan 1128-P14-Rev A Elevations 1128-P15-Rev A Cycle and Bin Store Details 1128-P16 Rev A Grass Football Pitch Details 1128-P17 Supporting documentation: Energy Statement ERS ref: PR8494 dated 20/01/21 (to be supplemented in accordance with Condition 11) 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 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 Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.

That a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of development above slab level hereby permitted. These details shall include schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation or use of the development hereby approved 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 ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of comprehensive details of the proposed landscape works, a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include: a) Details of long term design principles and objectives. b) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme including hard surfaces, street furniture within open spaces and any play/ youth provision. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of the maintenance of the other areas of the site. d) Summary plan detailing different management procedures for the types of landscape on site e.g. Wildflower meadows, native or ornamental hedgerows. The schedule and plan shall be implemented in accordance with the agreed programme. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 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.

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 ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

No development shall commence on site (including any works of demolition), until a Construction Method Statement, which shall include the following: a) the parking of vehicles of site operatives and visitors; b) loading and unloading of plant and materials; c) storage of plant and materials used in constructing the development; d) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; e) wheel washing facilities; f) measures to control the emission of dust and dirt during construction; g) a scheme for recycling/disposing of waste resulting from demolition and construction works; h) measures for the protection of the natural environment; i) hours of construction, including deliveries; has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The development shall not be carried out otherwise than in accordance with the approved construction methods. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation any dwelling hereby approved, a scheme to provide Electric Vehicle Charging Points on the basis of one charging point per 10 flats shall be submitted to and approved in writing by the Local Planning Authority. Thereafter each Electric Vehicle Charging Points shall be implemented prior to the occupation of the dwelling it would serve. Reason: To ensure sustainable forms of transport are provided in accordance with Policy DES8 of the South Oxfordshire Local Plan 2035.

The new area of car parking for 40 cars, shown on the Block Pan drawing no.1128-P01-E and labelled 'overflow parking for 40 cars (general)', shall be made available for general parking at all times including for the use of visitors to the Willowbrook Leisure Centre. Notwithstanding the information shown on the Block Pan drawing no.1128-P01-E, the car parking provision for the Willowbrook Leisure Centre shall not be limited to that shown in blue as 'allocated parking for Willowbrook'. Reason: In the interests of highway safety and to ensure the provision of off-street car parking for the Willowbrook Leisure Centre in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

An Energy Statement (ERS ref: PR8494 dated 20/01/21) has been submitted with SAP calculations for four of the 25 apartments hereby approved. Prior to the commencement of the development hereby approved a supplementary Energy Statement, including SAP calculations for the remaining 21 apartments in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions 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.

The measures set out in Energy Statement (ERS ref: PR8494 dated 20/01/21), which accompanied the application, include the installation of photovoltaic panels and air source heat pumps to serve the development hereby approved. Prior to the commencement of development, a plan to show the design and location of the photovoltaic panels and air source heat pumps shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented prior to the first occupation of the development, unless as may otherwise be agreed in writing by the Local Planning Authority. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES8 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 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.

Prior to the commencement of development, a full surface water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. These proposals shall be based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No dwelling or building shall be occupied until the foul and surface drainage works to serve that development have been carried out and completed in accordance with the approved details. The proposals shall also include: Ground Investigation Report; Existing topographical and drainage survey; Detailed drainage layout with pipe/chamber/soakaway numbers & sizes; Calculations of greenfield runoff rates; Proposed site levels, floor levels and an exceedance plan; Detailed network calculations to include suitable consideration for the worst case 1:100 + 40% event with discharge limited to QBar; SUDS and drainage construction details; Management and Maintenance Plan for SUDS features Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

No properties shall be occupied until confirmation has been provided that either:- all wastewater network upgrades required to accommodate the additional flows from the development have been completed; or- a housing and infrastructure phasing plan has been agreed with Thames Water to allow additional properties to be occupied. Where a housing and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed housing and infrastructure phasing plan. Reason: The development may lead to sewage flooding and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional flows anticipated from the new development in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035

Details of the drainage of the grass pitch, floodlighting and 1.2 metre high perimeter fence shown on drawing no. 1128-P17 shall be submitted to and approved in writing by the Local Planning Authority prior to the implementation of these works. These works shall thereafter be implemented in accordance with the approved details. Reason: To secure the proper planning of the area in accordance with Development Plan policies.

Prior to the first occupation of the development hereby permitted a residential Travel Information Pack shall be drawn up, and submitted to and approved in writing by the Local Planning Authority. Upon occupation, the first residents of each dwelling shall be provided with a copy of the approved Travel Information Pack. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby permitted a Construction Traffic Management Plan (CTMP) complying with OCC's standards and guidelines shall be submitted to and approved in writing by the Local Planning Authority in consultation with the local highway authority. All construction activity associated with the development shall thereafter be carried out in full compliance with the approved CTMP. 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 TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, the parking and turning areas for the apartments shall be provided in accordance with the approved plan 1128-P10-E 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 Policy TRANS5 of the South Oxfordshire Local Plan 2035.

All ten of the affordable (shared ownership) apartments and two of the market apartments (15%) hereby approved shall be designed and implemented to meet the standards of Part M (4) Category 2: accessible and adaptable dwellings (or any replacement standards). Reason: To ensure accessible and adaptable apartments are provided in accordance with the Policy H11 South Oxfordshire Local Plan 2035.

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 such as Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 'Investigation of potentially contaminated sites'. 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 ENV11 of the South Oxfordshire Local Plan 2035.

The development shall not be occupied 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 ENV11 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development of the flats and the car parking serving those flats hereby approved, the proposed general car parking area to contain forty car parking spaces (as shown on drawing no. 1128-P01-E) located to the south of the football stadium shall be completed and be available for general parking on the site. Reason: To ensure that current car parking spaces that are to be relocated as a consequence of the development are available for use to meet the parking needs of the site in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.