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,
Site Location Plan P.504.001 A
Existing Site Plan P.504.010 A
Proposed Site Plan P.504.110 H
Parkland Management Plan P.504.111 J
Foot/Cycle Path Plans and Elevations P.504.118
Parkside Flats Proposed Floor Plans P.504.172E
Parkside Flats Proposed Elevations 1 of 2 P.504.173 F
Parkside Flats Proposed Elevations 2 of 2 P.504.174 D
Crescent North and South Floor Plans P.504.175 G
Crescent Elevations P.504.176 E
North Terrace Group P.504.177 C
South Terrace Group P.504.178 D
Crescent West Plans and Elevations P.504.181 F
Crescent Elevations 2 P.504.189 B
Refuse Strategy P.504.191 C
Proposed Service Routes Plan P.504.500 C
Lifetime Compliance Plan 1 - Parkside Extract P.504.130
Lifetime Compliance Plan 2 - Crescent Extract P.504.131
Lifetime Compliance Plan 3 - FOG Extract P.504.132
Lifetime Compliance Plan 4 - North Terrace Extract P.504.133
Softworks Landscape Proposal Plan 1 of 5 6520_301 C
Softworks Landscape Proposal Plan 2 of 5 6520_302 D
Softworks Landscape Proposal Plan 3 of 5 6520_303 E
Softworks Landscape Proposal Plan 4 of 5 6520_304 E
Softworks Landscape Proposal Plan 5 of 5 6520_305 F
Hardworks Landscape Proposal Plan 1 of 4 6520_201 C
Hardworks Landscape Proposal Plan 2 of 4 6520_202 D
Hardworks Landscape Proposal Plan 3 of 4 6520_203 D
Hardworks Landscape Proposal Plan 4 of 4 6520_204 D
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.
PRE-COMMENCEMENT
No development shall take place until details of the design, construction and drainage of the internal roads, footways and cycleways (including materials and finishes), vehicle parking and turning areas and cycle parking have been shall be submitted to and approved by the Local Planning Authority. Once approved, internal roads, footways and cycleways, vehicle parking and turning areas and cycle parking shall be laid out and constructed in accordance with the approved details prior to that part of the development being brought into use and maintained as such thereafter.
Reason: In the interests of highway safety and to ensure a satisfactory standard of construction and layout for the development, in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.
No development shall commence until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved statement shall be complied with throughout the construction period, and shall provide details of the following:
(i) A construction traffic management plan;
(ii) Vehicle parking facilities for construction workers, other site operatives and visitors;
(iii) Site offices and other temporary buildings;
(iv) Loading and unloading of plant and materials;
(v) Storage of plant and materials used during construction;
(vi) The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;
(vii) Wheel washing facilities;
(viii) Measures to control the emission of dust and dirt during construction;
(ix) Measures to control level of noise emanating from the site;
(ix) A scheme for recycling/disposing of waste resulting from construction works; and
(xi) Hours of construction.
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, in accordance with TRANS5 of the South Oxfordshire Local Plan 2035.
No development, including any vegetation clearance, shall commence until a Construction Environmental Management Plan for Biodiversity (CEMP for Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP for Biodiversity shall include the following:
(i) Updated ecological surveys for relevant habitats and species to include surveys for badgers. The update surveys shall follow national good practice guidelines;
(ii) Risk assessment of potentially damaging construction activities;
(iii) Identification of biodiversity protection zones, including specific measures to protect the badgers setts;
(iv) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction;
(v) The location and timing of sensitive works to avoid harm to biodiversity features;
(vi) The times during construction when specialist ecologists need to be present on site to oversee works;
(vi) Responsible persons and lines of communication; and
(vii) Use of protective fences, exclusion barriers and warning signs.
The CEMP for Biodiversity shall be adhered to and implemented throughout the construction period 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.
Related application(s):
P21/S3103/DISNo development shall take place until a Biodiversity Enhancement Plan (BEP) has been submitted to and approved in writing by the Local Planning Authority. The BEP should be broadly in accordance with the outline details of habitat enhancements illustrated on pages 32 and 35 of the Ecology and Protected Species Appraisal (James Johnston Ecology dated 10th January 2020). The BEP should include:
(i) Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required.
(ii) 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.
(iii) Selection of appropriate strategies for creating / restoring target habitats or introducing target species;
(iv) Selection of specific techniques and practices for establishing vegetation;
(v) Sources of habitat materials (e.g. plant stock) or species individuals; and
(vi) Method statement for site preparation and establishment of target features; and
(vii) Extent and location of proposed works.
Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements should be delivered prior to the occupation of the last unit.
Reason: To provide a net gain in biodiversity in accordance paragraph 170 of the NPPF and Policy ENV3 of the South Oxfordshire Local Plan 2035.
Related application(s):
P21/S3103/DISNo development shall take place until a detailed surface water drainage strategy based upon the principles contained within Flood Risk Assessment, Issue 8 produced by Glanville Consultants Ltd January 2020, has been submitted to and approved in writing by the Local Planning Authority. Details shall include:
(i) Full details of a sustainable surface water drainage system;
(ii) Design calculations with appropriate climate change allowance and storage areas sizing;
(iii) Full Suds construction details and proposals based on the above;
(iv) Detailed proposed site and floor levels;
(v) A full future management and maintenance plan for the SuDs features to ensure the efficient functioning of the onsite SuDs; and
(vi) A programme of implementation.
Reason: To ensure the effective drainage of the site and to avoid flooding in accordance Policy INF4 of the South Oxfordshire Local Plan 2035
Prior to the commencement of any site works or operations relating to the development hereby permitted, an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period shall be submitted to and approved in writing by the Local Planning Authority. Written approval must be obtained prior to commencement of any site works. The matters to be encompassed within the arboricultural method statement 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 other temporary buildings, mixing of cement or concrete, and fuel storage;
(iv) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees;
(v) 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;
(vi) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the root protection area, 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; and
(vii) 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 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 construction phase of the development.
Reason: To safeguard trees which are visually important in accordance with Policies DES1, DES2, DES7 and ENV9 of the South Oxfordshire Local Plan 2035 and Policy HA4 of the Thame Neighbourhood Plan 2013.
No development shall take place until a detailed scheme for protecting those Parkside South and Parkside North units facing towards the Elms Park Recreation Ground has been submitted to and approved in writing by the Local Planning Authority to ensure that that the indoor ambient noise levels do not exceed the values detailed in Table 4 of BS 8233:2014 "Indoor ambient noise levels for dwellings". The development be carried out in accordance with the approved details which shall be completed prior to first occupation of these units.
Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy ENV11 of the South Oxfordshire Local Plan 2035.
No development shall be commenced until details of the proposed means of foul drainage disposal have been submitted to and approved in writing by the Local Planning Authority. The drainage works shall be constructed in accordance with the approved details prior to that part of the development being brought into use.
Reason: To ensure the effective drainage of the site in accordance with Policy INF4 of the South Oxfordshire Local Plan 2035.
PRIOR TO ABOVE GROUND CONSTRUCTION
Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any above ground construction. The trees must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable trees to successfully grow in the hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. All trees to be planted within hard surface areas shall be planted in the first planting season after the first occupation of the nearest unit. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, should be planted and properly maintained.
Reason: To ensure the establishment of trees that will become visually important, contributing to the amenity value of the area, in accordance with Policies DES1 DES2 and ENV1 of the South Oxfordshire Local Plan 2035.
No above ground construction shall take place until a lighting scheme is submitted to and approved in writing by the Local Planning Authority. Thereafter the lighting scheme shall be implemented in accordance with the approved details.
Reason: To ensure community safety, safeguard the character of the area and protect trees which are visually important and proposed planting in accordance with Policies DES1, DES2, DES7 and ENV9 of the South Oxfordshire Local Plan 2035 and HA4 of the Thame Neighbourhood Plan 2013.
No above ground construction shall take place until samples of all materials to be used in the external construction and finishes of the built development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The approved samples of all materials to be used in the external construction and finishes of the built development shall be erected on the site of the development before any above ground construction takes place and retained until development is completed, and the samples shall thereafter be removed from the site.
The development shall be constructed in accordance with the approved details.
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.
No above ground construction shall take place until full details of all new external joinery for the windows and doors (including cross-section drawings at a scale of 1:20 or 1:10) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details.
Reason: In the interest of the visual appearance of the in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.
PRIOR TO OCCUPATION
Prior to the first occupation of the development a Residential Travel Plan and Travel Information Pack for the encouragement of the use of sustainable modes of transport for the development shall be submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall be implemented upon first occupation of the development and thereafter used to promote the use of sustainable transport and reduce the single occupancy use of the private car; the targets for this shall be specified according to SMART criteria. The first occupants of each unit shall be provided with a copy of the approved Travel Information Pack. The Residential Travel Plan shall be monitored and reviewed in accordance with details to be set out in the approved plan.
Reason: To encourage and promote the use of sustainable means of transport to and from the development in the interests of sustainability and in accordance with local and national policies in accordance with paragraph 110 of the NPPF and Policy DES8 and TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to first occupation of the development hereby permitted details of the footpath sign posting to and from the site including the size, location, materials and content shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the approved signs shall be installed prior to the first occupation of the development and retained thereafter.
Reason: To ensure that the new footpath and cycle links through the site are clearly signposted in accordance with Policy HA4 of the Thame Neighbourhood Plan 2013.
Prior to the first occupation of the development hereby permitted the details of the allocation of staff and visitor car parking spaces shall be submitted to and agreed in writing by the Local Planning Authority. The parking spaces shall be retained and maintained thereafter.
Reason: To ensure adequate car parking provision within the site and in the interests of highway safety in accordance with TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to first occupation of the development, details, including a timetable for their installation, of ten electric vehicle charging points (at a minimum of 1 per every 10 units) shall be submitted to and approved in writing by the Local Planning Authority. The electric vehicle charging points shall be installed and operational in accordance with the agreed timetable and maintained thereafter.
Reason: To ensure sustainable forms of transport are provided in accordance with paragraph 110 of the NPPF and Policy DES8 and TRANS5 of the South Oxfordshire Local Plan 2035.
COMPLIANCE
The vehicle access visibility splays of 2.4 x 33m (left hand) and 2.4 x 33m (right hand) shall be maintained and 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 TRANS5 of the South Oxfordshire Local Plan 2035.
The entrance gates onto the Upper High Street shall be removed prior to the first occupation of this development hereby approved.
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.
The development hereby permitted shall only be used for Use Class C2 extra care in accordance with The Town and Country Planning Act (Use Classes Order) 1987 (as amended).
Reason: As the scheme has been designed and assessed as an extra care scheme and other uses would have a different impact on the character and amenities of the site and area in accordance with Policies DES1, DES6, H13, ENV6 and ENV8 of the South Oxfordshire Local Plan 2035.
All hard and soft landscape works shall be carried out in accordance with the approved details unless otherwise agreed in writing by the local planning authority. In the event of any species that is planted dying or being destroyed within 5 years from completion of the development a new species shall be planted which shall first have received written approval from the Local Planning Authority.
Reason: To ensure satisfactory landscaping provision of the site in accordance with Policy ENV1 of the South Oxfordshire Local Plan 2035 and Policy HA4 of the Thame Neighbourhood Plan 2013.
All gas fired boilers shall meet a minimum standard of <40 mgNOx/kWh.
Reason: To ensure satisfactory standards of air quality for occupants in accordance with Policy DES8 of the South Oxfordshire Local Plan 2035.
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