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: · Location Plan: IO-ACM-00-ZZ-DR-AR-0003 Rev P02 · Proposed Site Plan: IO-ACM-00-ZZ-DR-AR-0007 Rev 03 · Storage Compound Proposed Building 2:IO-ACM-00-ZZ-DR-AR-4022 Rev 03 · Storage Proposed Building 6: IO-ACM-00-ZZ-DR-AR-4029 Rev 03 · Demolition Plan: AEL-18539-DR-AR-0005 · Demolition Plan: IO-ACM-00-ZZ-DR-AR-0005 REV P02 · Building Q Ground Floor Plan: IO-ACM-Q-GF-DR-AR-1002 Rev P02 · Building Q Proposed North & West Elevations: IO-ACM-00-ZZ-DR-AR-2004 Rev P02 · Building Q Proposed South & East Elevations: IO-ACM-Q-ZZ-DR-AR-2005 Rev P03 · Building Q First Floor Plan: IO-ACM-Q-FF-DR-AR-1003 Rev P02 · Building Q Module Test Chambers-Building 7: IO-ACM-00-ZZ-DR-AR-4016 Rev P02 · Building Q Proposed Roof Plan: IO-ACM-Q-RL-DR-AR-1004 Rev P02 · Building Q Proposed Sections A-A & B-B: IO-ACM-Q-ZZ-DR-AR-3001 Rev P02 · Building T Proposed Elevations: IO-ACM-00-ZZ-DR-AR-2010 Rev P02 · Building T Proposed Ground & Mezzanine Floor Plans: IO-ACM-T-GF-DR-AR-1011 Rev P02 · EV Buffer Battery Proposed Building 3: IO-ACM-00-ZZ-DR-AR-4025 Rev P02 · Proposed Building 1:IO-ACM-00-ZZ-DR-AR-4021 Rev P02 · Test Chamber Proposed Building 8: IO-ACM-00-ZZ-DR-AR-4015 Rev P02 · Sprinkler Tank & Switch Gear Compound Proposed Building 4 & 5: IO-ACM-00-ZZ-DR-AR-4028 Rev P02 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 (above slab level construction) hereby approved, a photographic schedule 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.

Prior to the construction of any development (above slab level construction) a scheme for the landscaping of the site, including the planting of live trees and shrubs and sedum roof, shall be submitted to and approved in writing by the Local Planning Authority. These details shall include schedules of new trees, shrubs and sedum 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, ENV2, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The approved landscaping scheme shall be implemented prior to the first occupation or use of the approved development and thereafter be maintained in accordance with the approved scheme. In the event of any of the soft landscaping so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, replacement planting, 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, ENV2, 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. Related application(s): P23/S1484/DIS

Prior to the commencement of the development (above slab level construction) hereby approved, details of the specification of the glass coating of the external glazing to prevent illumination and light spill shall be submitted to and approved in writing by the Local Planning Authority. The approved glazing details shall thereafter implemented and retained in accordance with the approved details. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development hereby permitted details of all external lighting for the development area shall be submitted to and approved in writing by the Local Planning Authority. The lighting scheme should accord with the recommendations as set out in the supporting Ecological Impact Assessment (ACD Environmental, 20/07/2022, Ref: PRI23788_EcIA) and the approved lighting scheme shall only be operated, managed and maintained in accordance with the approved details. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

A Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. 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. Related application(s): P23/S1484/DIS

A construction management plan detailing measures to be taken to protect nearby residents from noise and dust shall be submitted to and approved by the Local Planning Authority prior to the commencement of any construction or demolition works. The hours of operation for such works shall be restricted to 8:00 am - 6.00 pm Monday to Friday and 8.00 am - 1.00 pm on a Saturday. No work shall 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. Related application(s): P23/S1484/DIS

Prior to the commencement of development,(above slab level construction), the following details of the air source heat pumps (ASHP) to be used in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority: · A location plan of the ASHP (clearly identifying the site in relation to the neighbouring land(s)), · Design/ technical specification of the ASHP · Documentation to demonstrate full compliance with the Microgeneration Certification Scheme (MCS) Planning Standards and the calculation procedure which assesses whether a location position could be adversely affected by noise from the proposed ASHP (i.e. background noise level at the installation location of greater than 40dB). If the proposed details do not meet the noise assessment criteria laid out in the Microgeneration Certification Scheme (MCS) Planning Standards (i.e. background noise level at the installation location of less than 40dB), the applicant will be required to complete and submit a noise assessment in accordance with BS4142: 2014 'Methods for rating and assessing industrial and commercial sound' and noise mitigation measures to be designed so that the rated noise level from the ASHP does not exceed the background noise level at the boundary of the development site for approval in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details. Reason: To ensure acceptable standards of noise in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

No phase or sub phase of the development shall begin until a detailed sustainable drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the Local Planning Authority. This shall be based on the Flood Risk Assessment and Drainage Strategy, by Aecom September 2022, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the surface drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: · Drainage Catchment Plans and outline strategy for the entire development; · Information on proposed discharge rates with the overall discharge from the site restricted to the 1 in 1yr greenfield runoff rate for the worst case 1 in 1yr storm and the QBar greenfield runoff rate for the worst case 1:100yr + 40%storm; · A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; · Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data; · Fully detailed sustainable surface water drainage layouts; · Proposed site levels, floor levels and an exceedance plan; · SUDS features and sections; · Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; · Drainage Construction Details; · Maintenance and Management Plan covering all surface water drainage and SUDS features. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S0635/DIS

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. Related application(s): P23/S3065/DIS, P24/S0971/DIS

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.

The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must 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' and 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 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. Reason: To safeguard the recording of archaeological matters within the site in accordance with the NPPF and Policy ENV9 of the South Oxfordshire Local Plan 2035. Related application(s): P23/S1484/DIS

Following the approval of the Written Scheme of Investigation referred to in condition 16, 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 within two years of the completion of the archaeological fieldwork. Reason: To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the NPPF and Policy ENV9 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S0950/DIS

Prior to the commencement of the development (above slab level construction), full details (specification, position, height, orientation, etc.) of the biodiversity compensation measures stated in section 8 of the supporting Ecological Impact Assessment (ACD Environmental, 20/07/2022, Ref: PRI23788_EcIA) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be implemented in accordance with the approved details and all features shall be provided on site prior to first use of the development. Reason: To secure biodiversity compensation on site in accordance with Policy ENV2 of the South Oxfordshire Local Plan and paragraphs 174 and 180 of the NPPF.

The development hereby approved shall be implemented in accordance with all of the ecological avoidance and mitigation measures stated in section 7 of the supporting Ecological Impact Assessment (ACD Environmental, 20/07/2022, Ref: PRI23788_EcIA). Reason: To minimise the ecological impacts of development, in accordance with Policy ENV2 of the South Oxfordshire Local Plan and paragraphs 174 and 180 of the NPPF.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement- Project number: 60645698 AECOM May 2022, 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.

The development hereby approved shall achieve a minimum BREEAM Rating of Excellent. Prior to construction (above slab level) of the development hereby permitted, a Design Stage Certificate for Building Q (prepared by an accredited Building Research Establishment Assessor) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate compliance. Within 3 months of occupation of the development, evidence shall be submitted in the form of a Post Construction Certificate (prepared by Building Research Establishment qualified assessor) to demonstrate full compliance with the specified BREEAM standard for the building[s] and site. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.