The development to which this permission relates must be begun not later than 27 March 2023.
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:
Location Plan 178963-1008D;
Site Plan PL02 Rev E;
Floor Plans PL03 Rev A; PL04 Rev A;
Roof Plan PL05;
Elevations PL06 Rev A; PL07 Rev A;
Sections PL08 Rev A;
Care Home Landscape Strategy 24020 8086 0001 29 001 Rev 5;
Access Improvements MBSK180223-5 Rev C;
Access MBSK 200422-1 Rev P1;
Swept Path MBSK200520-1 Rev A; and
ME02 (Phasing).
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.
No development shall take place until details and samples of the materials to be used for external walls and roofs have been 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.
Related application(s):
P21/S2849/DIS,
P21/S4849/DIS,
P22/S0336/DIS,
P22/S1909/DIS,
P22/S2679/DISNo development shall commence until detailed plans showing the existing and proposed ground levels of the site together with the slab and ridge levels of the proposed development, relative to a fixed datum point on adjoining land outside of the application site, have 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 ensure a satisfactory form of 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.
Related application(s):
P21/S2985/DIS,
P21/S4850/DISPrior to occupation of the care home development hereby approved, the existing means of access on to the site shall have been improved (to include tactile surfacing and dropped kerbs), laid out and constructed strictly in accordance with the local highway authority specifications in accordance with drawing MBSK180223-5 Rev C
Reason: In the interest of highway safety in accordance with Policy T1 of the South Oxfordshire Local Plan 2011.
No development shall take place until specification details for a turning area and car parking spaces to be provided within the curtilage of the site have been submitted to and approved in writing by the Local Planning Authority.
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.
Related application(s):
P21/S2849/DIS,
P21/S4851/DISNo development of the care home site shall commence (including any works of demolition), 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) A scheme for recycling/disposing of waste resulting from demolition and construction works; and
(x) Measures for the protection of the natural environment.
Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P21/S2849/DISPrior to the occupation or use of the development, surface water drainage works shall be carried out in accordance with a detailed scheme which shall first have been submitted to and approved in writing by the Local Planning Authority. Before the drainage scheme is submitted, an assessment shall be carried out of the potential for disposing of surface water by means of a sustainable drainage system in accordance with the principles set out in Annex F of PPS25 (or any subsequent version), and the results of the assessment shall be submitted to the Local Planning Authority. Where a sustainable drainage system is to be provided, the submitted scheme shall include the following:
1. - information about the design storm period and intensity, the method - employed to delay and control the surface water discharged from the site, - and measures taken to prevent pollution of the receiving groundwater - and/or surface watercourses;
2. - a timetable for its implementation;
3. - a management and maintenance plan for the lifetime of the development - - i.e. arrangements for adoption by any public authority or statutory - undertaker and any other arrangements to secure the operation of system - throughout its lifetime.
Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding (Policy EP6 of the adopted South Oxfordshire Local Plan).
Related application(s):
P21/S3300/DIS,
P21/S5103/DISNo development shall take place until details of foul drainage provision have been submitted to and approved by the local planning authority in writing. The development and 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):
P21/S3300/DIS,
P21/S5104/DISNo development shall take place until a detailed scheme for protecting the care home development from the external noise environment of the area [and from internal noise arising from any ventilation plant associated with the development] has been submitted to and approved in writing by the Local Planning Authority. The scheme itself shall be designed, specified and constructed so that the sound insulation performance of the structure, and the layout of the bedrooms, is such 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". Thereafter the development shall not be carried out other than in accordance with such approved scheme which shall be completed before any part of the accommodation hereby approved is occupied.
Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Related application(s):
P21/S2985/DISNo development, including any site works or operations relating to the development hereby permitted, until an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period has been submitted to and approved in writing by the Local Planning Authority.
Written approval must be obtained prior to commencement of any site works including demolition. 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 huts, mixing of cement or concrete, and fuel storage;
iv) The means of demolition of any existing site structures, and of the reinstatement of the area currently occupied thereby;
v) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees;
vi) 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;
vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, 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;
viii) 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 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.
Related application(s):
P21/S2849/DISThe care home development shall not be commenced until a scheme for hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a timetable for implementation and a schedule for future maintenance and shall include boundary treatment details. Development shall be carried out in accordance with the approved scheme. Any trees or plants which within a period of 5 years from the completion of the residential development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
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.
Related application(s):
P21/S2849/DISPrior to the first occupation of the development, the turning area and car parking spaces shall be provided within the curtilage of the site so that motor vehicles may enter, turn around 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 the approved specification details.
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 use or occupation of the care home, covered cycle parking facilities shall be provided on site in accordance with details in drawing PL02 Rev E. 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.
Prior to the occupation of the development, copies of the Sustainable Travel Information Packs (STIP) for the care home, shall be submitted to and approved in writing by the Local Planning Authority. The approved STIP shall then be provided to each resident and employee of the care home and shall include information on the alternatives to single occupancy car use available to residents, walking and cycle route maps, discounts, and public transport information.
Reason: To promote the use of non car modes of transport in accordance with Policy CSM2 of the South Oxfordshire Core Strategy 2027.
Related application(s):
P23/S1880/DISThe care home development hereby permitted shall not be occupied until all works specified in the Delta Simons (2018), Remediation and Verification Strategy, Kingsmead Business Park, Thame, OX9 3FB, dated September 2018, relating to the care home development, have 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.
Related application(s):
P23/S1011/DISThe 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 EP2 of the South Oxfordshire Local Plan 2011.
The premises shall be used for care home use only and for no other purpose (including any other purpose in Class C2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.
Reason: In the interests of the amenity of local residents of the site in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011 and having regard to the specific considerations
OUTLINE PLANNING PERMISSION
Details of appearance, landscaping, layout and scale (hereinafter called "the reserved matters" shall be submitted to and approved in writing by the Local Planning Authority before any development takes place and the development shall be carried out as 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.
In the case of any reserved matter, application for approval must be made not later than the expiration of 18 months from 27 March 2020.
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.
The development hereby permitted shall take place not later than 12 months from the date of approval of the last of the reserved matters to be approved, 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.
The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Drawing Numbers 178963-1008D; and Access Improvements MBSK180223-5 Rev C.
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
The reserved matters for the scheme shall be designed to secure an appropriate market housing mix and shall include a Thame specific affordable housing and dwellings mix strategy to demonstrate how the proposal meets identified housing needs in Thame.
Reason: In accordance with Policy CSH4 of the South Oxfordshire Core Strategy, Policy H10 of the Thame Neighbourhood Plan and having regard to the Oxfordshire Strategic Housing Market Assessment April 2014.
No development of the care home site shall commence (including any works of demolition), 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) A scheme for recycling/disposing of waste resulting from demolition and construction works; and
(x) Measures for the protection of the natural environment.
Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
No development shall take place until a detailed sustainable drainage scheme based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development has been submitted and approved by the Local Planning Authority in writing. This should be based on Flood Risk Assessment reference A/APTHAME.10 prepared by Mayer Brown. The scheme should include:
i) Maintenance and management plan for SuDS features (including details of who will be responsible for maintaining the SuDS and landowner details);
ii) Sizing of features - attenuation volume;
iii) Infiltration tests undertaken in accordance with BRE365;
iv) Detailed drainage layout with pipe numbers (to include direction of flow) and SuDS features;
v) Network drainage calculations with consideration given to the worst case 1:100 yr + 40% event;
vi) Phasing plans; and
vii) Detailed site and floor level plans to include information on exceedance routing.
Development should be carried out in accordance with the approved details.
Reason: To ensure the effective and sustainable drainage of the site in the interests of public health and the avoidance of flooding (Policies DC9 and DC14 of the adopted Local Plan).
Related application(s):
P21/S0044/DISPrior 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 prevent pollution in accordance with Policy EP1 of the South Oxfordshire Local Plan 2011.
Related application(s):
P21/S0044/DISFor every 10 residential homes built and 1000m2 of non-residential development (i.e. care home and office) there shall be at least 1 'rapid charge' EV charging point installed. Where on-site parking is provided for residential dwelling, EV charging points for each parking space shall be made.
Reason: To ensure sustainable forms of transport are provided in accordance with Policy CSQ2 of the of the South Oxfordshire Core Strategy 2027.
No development shall take place (including any ground works or site clearance) until a method statement for reptile protection and translocation has been submitted to and approved in writing by the Local Planning Authority. The content of the method statement shall include the:
i) Purpose and objectives for the proposed works;
ii) Detailed design(s) and/or working method(s) necessary to achieve stated objectives;
iii) Extent and location of proposed works including on-site and off-site translocation shown on appropriate scales maps and plans;
iv) Trigger points for the transition between on-site and off-site translocation;
v) Timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
vi) Persons responsible for implementing the works;
vii) Initial aftercare and long-term maintenance for on-site and off-site receptor areas;
viii) Disposal of any wastes arising from works;
ix) Details of population monitoring post translocation for a period of two years to be submitted to LPA.
The translocation and long term maintenance of on-site and off-site receptor areas shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
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.
Related application(s):
P21/S0044/DISNo development shall take place until a detailed scheme for protecting the care home development from the external noise environment of the area [and from internal noise arising from any ventilation plant associated with the development] has been submitted to and approved in writing by the Local Planning Authority. The scheme itself shall be designed, specified and constructed so that the sound insulation performance of the structure, and the layout of the bedrooms, is such 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". Thereafter the development shall not be
carried out other than in accordance with such approved scheme which shall be completed before any part of the accommodation hereby approved is occupied.
Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
No development, including any site works or operations relating to the development hereby permitted, until an arboricultural method statement to ensure the satisfactory protection of retained trees during the construction period has been submitted to and approved in writing by the Local Planning Authority.
Written approval must be obtained prior to commencement of any site works including demolition. 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 huts, mixing of cement or concrete, and fuel storage;
iv) The means of demolition of any existing site structures, and of the reinstatement of the area currently occupied thereby;
v) The specification of the routing and means of installation of drainage or any underground services in the vicinity of retained trees;
vi) 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;
vii) The details of the materials and method of construction of any roadway, parking, pathway or other surfacing within the RPA, 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;
viii) 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 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.
Related application(s):
P21/S0044/DISThe care home development hereby permitted shall not be occupied until all works specified in the Delta Simons (2018), Remediation and Verification Strategy, Kingsmead Business Park, Thame, OX9 3FB, dated September 2018, relating to the care home development, have 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.
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 EP2 of the South Oxfordshire Local Plan 2011.
The total number of dwellings shall not exceed 129.
Reason: To protect local amenities in accordance with Policies CS1, CSH1, CSEN1 and CSQ3 of the South Oxfordshire Core Strategy 2027 and Policies G2 and D1 of the South Oxfordshire Local Plan 2011.
The premises shall be used for offices and for no other purpose (including any other purpose in Class B1a of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).
Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy EP2 of the South Oxfordshire Local Plan 2011.
Prior to occupation of the seventy fifth residential unit details of the footpath connection through the approved housing development linking the section of footpath that runs south from Towersey Road to the application site behind properties fronting on to Towersey Drive to public footpath 383/13 and the Phoenix Trail shall be submitted to and approved in writing by the local planning authority. The footpath shall be developed in accordance with the approved details.
Reason: In the interest of highway and pedestrian safety and to encourage walking and cycling from the site in accordance with Policies T1 and T7 of the South Oxfordshire Local Plan 2011.
Related application(s):
P23/S1395/DISThe development hereby approved can be treated as a phased development to comprise i) the Care Home Phase including access works and ii) the Housing and Office Phase, as shown on drawing ME02.
Reason: In order to provide certainty in respect of the delivery of the site for neighbouring residents and future occupiers of the site in accordance with poliicies DC5 and DC9 of the adopted Local Plan.
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