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 Floor First Plan Proposed drwgno C12157.PL.110 Rev C.pdf Floor Ground Plan Proposed drwgno C12157.PL.100 Rev C.pdf Landscape Strategy Proposed drwgno C12157.PL.052.pdf Location Plan drwgno C12157.PL.001 Rev A.PDF Pedestrian crossing visibility drwgno. 502.0126.005.pdf Refuse vehicle tracking drwgno. 502.0126.003-D.pdf Site Plan Design and Dimensions drwgno. 502.0126.006.pdf Site Plan Proposed drwgno C12157.PL.050 Rev E.pdf Elevations Proposed drwgno C12157.PL.051 Rev C.pdf Elevations Proposed drwgno C12157.PL.200 Rev D.pdf Elevations Proposed drwgno C12157.PL.210 Rev D.pdf Elevations Proposed drwgno C12157.PL.220 Rev A.pdf 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 construction of any development above slab level 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.

Prior to the construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment shall be submitted to and approved in writing by the Local Planning Authority. These details shall include schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), the design and volumes of tree pits in which new tress are to be planted, 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 development 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 landscape and biodiversity maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works and biodiversity enhancements 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 and to avoid a net loss of biodiversity in accordance with Policies ENV1, ENV2, ENV3, DES1 and DES2 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 TRANS2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees and hedges which are shown to be retained, and the trees and hedges shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be 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.

Prior to the commencement of development, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The plan shall demonstrate how the development can achieve a no net loss of biodiversity overall compared to the biodiversity value of the site prior to development. The plan should include both habitat and species enhancements and should use a suitable form of biodiversity accounting to demonstrate the biodiversity impact. The BEP should include: a) Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required. b) 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. c) Selection of appropriate strategies for creating / restoring target habitats or introducing target species; e) Selection of specific techniques and practices for establishing vegetation; f) Sources of habitat materials (e.g. plant stock) or species individuals; g) Method statement for site preparation and establishment of target features; h) Extent and location of proposed works; i) Details of the biodiversity offsetting metric calculations that clearly demonstrate that the proposals contained in the plan avoid a net loss of biodiversity. 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 final occupation. Reason: To avoid a net loss of biodiversity in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035

No development shall begin until a detailed sustainable drainage scheme 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, Issue 7 December 2022 by Cole Easdon Consultants, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. 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"; - Infiltration testing in accordance with BRE 365. - 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. 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. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035."

No development shall begin until a detailed foul drainage scheme has been submitted to and approved in writing by the local planning authority. No building shall be occupied until the foul drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. 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.

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.

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

Following the approval of the Written Scheme of Investigation referenced to in condition 12, 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

The development hereby approved shall achieve a minimum BREEAM Rating of Excellent. Prior to completion of the hotel building a Design Stage Certificate for the hotel building (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 hotel building, 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 and site. 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 occupation of the development hereby approved, a SUDS Compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings, 2) Inspection details of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed, and 5) Confirmation of details of any management company set up to maintain the system. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the use of the development hereby permitted a Green Travel Plan shall be submitted to and approved in writing by the Local Planning Authority; such plans to include proposals for all travel by modes other than the private car for journeys to and from site. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Before the proposed access is first used, the existing accesses onto Tollgate Road and A415 Abingdon Road shall be permanently stopped up by the means of reinstatement of the highway verge and proposed planting to the approval of the Local Planning Authority and in accordance with the local highway authority's specifications. Thereafter the closed access shall not be used by any vehicular traffic whatsoever. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development hereby permitted the proposed means of access onto Tollgate Road is to be formed and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the occupation of the development hereby permitted the following pedestrian improvements shall be provided and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken: - Pedestrian crossing on Tollgate Road (as shown on drwgno, C12157.PL.050 Rev.E and drwgno. 502.0126.006) - Pedestrian improvements to the existing crossing on A415 Abingdon Road (as shown on drwgno. 502.0126.006) - Provision of a pedestrian footway on the eastern side of Tollgate Road between the proposed site access and the A415 Abingdon Road (as shown on drwgno. 502.0126.006) Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, a scheme to provide 25% of the car parking spaces hereby approved with Electric Vehicle Charging Points, and the remaining car parking spaces with ducting for electric vehicle charging, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the approved Electric Vehicle Charging Points and ducting shall be implemented prior to the occupation of the development. Reason: To ensure sustainable forms of transport in accordance with Policies TRANS5, ENV12 and EP1 of the South Oxfordshire Local Plan 2035.

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The occupation of the dwelling shall be limited to a person or persons solely or mainly employed by the business occupying the plot edged red on the approved site location plan. Reason: To ensure that the accommodation is not severed from the public house, since this would undermine the viability of the public house, and the location of the dwelling would otherwise be considered unsustainable, in accordance with Policies CF1 and H1 of the South Oxfordshire Local Plan 2035.

No external lighting shall be installed on the site other than in accordance with details, which have first been submitted to and approved in writing by the Local Planning Authority. Details shall include location of the external lights and product specification. 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.

All plant, machinery and equipment to be used by reason of the granting of this permission shall be so installed, maintained and operated so as to ensure that the rating noise level from the equipment does not exceed the background noise level at the boundary of the premises. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS4142 (2014) 'Method for rating industrial and commercial sound'. The measurement location shall be 1 metre from the facade of the nearest noise sensitive receptor. In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the applicant or persons responsible shall investigate and undertake works to resolve the problem to the satisfaction of the local planning authority. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035. .