The development to which this permission relates must be begun not later than 12 February 2022.
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, 14-40-103A, 12 39 03, 12 39 11, 12 39 02, 14 40 202, 14, 40 302, 14 40 201, 14 40 301 REV B, 12 39 200, 209296 106 REV P6, 14 40 203, 14 40 303, 14 40 102 REV A and 12 39 15 REV D (Phasing Plan), 3567.201, 3567.102, 3567/103, 3567.202 Rev B, 3567.203 rev B, 3567.204 Rev A 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.
The buildings on any phase or sub-phase of the development shown to be demolished on the plans accompanying the application shall be demolished, and any demolished material which is not to be utilised in the new development shall be removed from the land, before development of that phase or sub-phase commences, and this provision shall apply unless an alternative scheme for the phased demolition of the building(s) and removal of materials is first submitted to and approved in writing by the Local Planning Authority.
Reason:To ensure satisfactory comprehensive development in accordance with Policy DES2 the South Oxfordshire Local Plan 2035.
All materials to be used in the external construction and finishes of Phase 1 and Phase 2 shall accord with the details provided in applications P20/S0435/DIS and P20/S3901/DIS. Prior to the commencement of development on Phase 3 a schedule of all materials to be used in the external construction and finishes of Phase 3 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.
Prior to the commencement of development for the conversion of the tithe barn the following details shall be submitted to and approved in writing by the Local Planning Authority;
i) Details of treatment to stone walls to include details of any rebuilding, repointing, repair and internal finishes (to include drawn details and cross sections where appropriate)
ii) Details of the extent and nature of timber repair and replacement
iii) Method statement for any underpinning
iv) Details of proposed roof composition to include cross sections showing any insulation, felts and internal finishes.
Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.
Before any of the dwellings on any phase or sub phase of the development are first occupied, the proposed vehicular accesses, driveways and turning areas that serve those dwellings shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of any phase or sub phase, apart from works to construct the site accesses. The surfacing to the parking area should be permeable paving and constructed SUDS compliant.
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.
Related application(s):
P21/S2016/DISBefore any of the dwellings on any phase or sub phase of the development are first occupied, the proposed site accesses for that phase or sub phase shall be constructed, laid out, surfaced and drained in accordance with the specification details to be submitted to and approved in writing by the Local Planning Authority prior to the works to construct the site accesses.
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.
Related application(s):
P21/S2016/DISThe construction traffic shall be controlled in accordance with the Construction Traffic Management Plan (CTMP) by Glanville approved under DIS application ref P17/S0977/DIS unless otherwise agreed in writing by the by the Local Planning Authority prior to the commencement of the development of that phase or sub phase. 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.
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.
No building in any phase or sub phase shall be occupied until the roads and footpaths for that phase or sub phase shown on the layout plan accompanying the application, and all surface water drainage works for that phase or sub phase have been laid out, constructed and completed in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development of any phase or sub phase.
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.
Related application(s):
P21/S2016/DISUnless otherwise agreed by the Local Planning Authority 'LPA' under application ref P20/S0435/DIS for the discharge of condition 10 of permission P17/S4413/FUL, development on any phase or sub phase other than that required to be carried out as part of an approved remediation scheme must not commence until phases i) to iv) have been complied with, or further works have been deemed unnecessary as a result of conclusions based on risk assessments during stages i), ii) or iii), and this has been agreed upon in writing
by the LPA.
Document(s) detailing the works undertaken in each stage for any phase or sub phase of development must be submitted to and approved by the LPA in writing before any other stage commences, and before occupation of any building on any phase or sub phase in relation to stage v). All stages of investigation must be designed and conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR 11.
i) A South Oxfordshire District Council contaminated land statement questionnaire.
ii) A preliminary risk assessment, including a site walkover and conceptual site model detailing all potential contaminants, sources and receptors.
iii) An intrusive site investigation to assess the type, nature, extent and risk(s) of any contamination identified in ii), whether or not it originates on site. It is recommended that the LPA are consulted on proposals.
iv) A detailed remediation scheme, to bring the site to a condition suitable for the intended use. The scheme shall include all works to be undertaken, proposed remediation objectives and remediation criteria, a timetable of works and site management procedures. The scheme shall also ensure that after remediation the site will not qualify as Contaminated Land under Part 2A Environmental Protection Act 1990.
v) Validation of the remediation scheme demonstrating the effectiveness of the remediation approved in iv). If contamination is found during the course of development that was not previously identified, the development must be halted on that part of the site to the extent specified by the LPA and until the LPA are satisfied that all necessary phases above have been undertaken.
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 drainage strategy for phases 1 to 4 shall be carried out in accordance with the details approved under application ref P20/S0435/DIS prior to the occupation of any dwelling within each phase or sub phase. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.
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.
The watching brief for Phase 2 shall be carried out by a professional archaeological organisation in accordance with the submitted Written Scheme of Investigation (Cotswold Archaeology 2019). No development shall commence on Phase 2 of the site without the appointed archaeologist being present. Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including 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 within two years of the completion of the archaeological fieldwork.
Reason - To safeguard the recording and inspection of matters of archaeological importance on the site in accordance with the NPPF (2019).
Related application(s):
P21/S2560/DISThe materials to be used for the ducts and flues for phase 1 and Phase 2 shall be those approved under application refs P20/S0435/DIS and P20/S3901/DIS as detailed in drawing 3567.INFO02 rev A unless otherwise agreed in writing. Prior to the commencement of development on Phase 3 as identified on drawing no 12/39/15 rev D accompanying application P20/S0435/DIS, a detailed specification of any external ducts, flue pipes or means of external venting for Phase 3 shall be submitted to and approved in writing by the Local Planning Authority and any such works shall be implemented 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.
The joinery details for phase 1 and Phase 2 shall be those approved under application refs P20/S0435/DIS and P20/S3901/DIS unless otherwise agreed in writing. Prior to the commencement of development on phase 3 as identified on drawing no 12/39/15 rev D accompanying application P20/S0435/DIS, a detailed specification of the type, design and external finish of all windows and external doors for that phase shall be 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: 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 development on phase 3 including site clearance stripping or demolition shall commence for buildings within that phase which have been recorded as containing roosting bats until either:
a) a bat licence issued by Natural England pursuant to the Regulation 53 of The Conservation of Habitats
and Species Regulations 2017 authorising the specified activity to go ahead; or
b) proof of registration of the site for a bat low impact class licence, has been submitted to and agreed in
writing by the Local Planning Authority.
Thereafter, the approved measures shall be carried out and retained in accordance with the approved details.
Reason: To protect the important species on the site, in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035.
The detailed landscape design and specification, surfacing & fencing hereby approved in drawings 19- 2015 v6 for any phase or sub phase shall be implemented as approved within the first planting season of occupation and thereafter be maintained in accordance with the approved scheme. In the event of any ofthe trees or shrubs so planted dying or being seriously damaged or destroyed within 5 years of thecompletion of the development, a new tree or shrub or equivalent number of trees or shrubs, as the casemay be, of a species first approved by the Local Planning Authority, shall be planted and properlymaintained 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.
The vision splays 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.
No surface water from the development shall be discharged onto the adjoining highway
Reason: In the interests of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Classes A, B, C or D of the Order shall not be undertaken without the prior written permission of the Local Planning Authority.
Reason: To safeguard the character of the listed buildings and the character of the conservation area in accordance with Policies ENV6 and ENV7 of the South Oxfordshire Local Plan 2035.
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order) the provision within the curtilage of any dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken without the prior written permission of the Local Planning Authority.
Reason: To safeguard the setting of the listed buildings and the character of the conservation area in accordance with Policies ENV6 and ENV7 of the South Oxfordshire Local Plan 2035..
Prior to works commencing within the root protection areas 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 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 the current edition of BS 5837 ''Trees in relation to 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 any existing site structures, and of the reinstatement of the area currently occupied thereby;
(v) The specification of the routing and mean of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid the sighting 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 NJUG Volume 4, 2007 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to 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 the roadway, 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) A specification of the foundation design demonstrating absolute minimal soil excavation, soil compaction or soil contamination within the root protection area of the adjacent trees;
(ix)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.
Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.
Related application(s):
P21/S0780/DISThat a scheme for the improvement of landscaping on the road frontage, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of phase 3 of the development the development. These details shall include schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation of phase 3 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.
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