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 P19-0856-16 Rev F - Full Access Planning Application Boundary P19-0856-EN-125B- 01 (sheets 01, 02 and 03) - Access Points Detailed Planting Proposals P19-0856-EN-100 E - Detailed A40 Bridge Planting Proposal Sheets 1 to 5 P19-0856-EN-112 B - A40 Bridge Landscape Section P19-0856-EN-124 - Section below the Northern Ramp of A40 Pedestrian Bridge A40 Bridge: IMA-20-134-A40-01 Rev E - A40 Bridge General Arrangement IMA-20-134-A40-02 Rev E - A40 Bridge General Arrangement IMA-20-134-A40-03 Rev C - A40 Bridge Vehicle Restraint System IMA-20-134-A40-04 Rev D - A40 Bridge Vehicle Restraint System IMA-20-134-A40-05 Rev D - A40 Bridge VRS Cross Section IMA-20-134-A40-06 Rev D - A40 Bridge Swept Path Analysis - Double Decker Bus IMA-20-134-A40-07 Rev C - A40 Bridge At-grade Forward Visibility Sheet 1 of 2 IMA-20-134-A40-08 Rev C - A40 Bridge At-grade Forward Visibility Sheet 2 of 2 IMA-20-134-A40-09 Rev B - A40 Bridge Forward Visibility on Bridge and Ramps IMA-20-134-A40-10 Rev E - A40 Bridge Impact on trees Sheet 1 of 2 IMA-20-134-A40-11 Rev E - A40 Bridge Impact on trees Sheet 2 of 2 0916-WEA-XX-XX-DR-A-0001 Rev P04 - Existing Site Plan 0916-WEA-XX-XX-DR-A-0002 Rev P05 - Proposed Site Plan and Bridge 0916-WEA-XX-XX-DR-A-1000 Rev P06 - Proposed Plan 0916-WEA-XX-XX-DR-A-1001 Rev P04 - Proposed at Grade 0916-WEA-XX-XX-DR-A-2000 Rev P06 - Proposed Main Span Elevation / Part Plan 0916-WEA-XX-XX-DR-A-2001 Rev P07 - Proposed Ramp Elevation / Part Plan 0916-WEA-XX-XX-DR-A-3000 Rev P06 - Proposed Cross Sections 0916-WEA-XX-XX-DR-A-4000 Rev P04 - Bridge Cross Sections at Columns Supports 0916-WEA-XX-XX-DR-A-5000 Rev P04 - Proposed North Ramp Abutment 0916-WEA-XX-XX-DR-A-5001 Rev P04 - Plan / Elevation South Ramp Landing 0916-WEA-XX-XX-DR-A-6000 Rev P04 - Parapet Details 0916-WEA-XX-XX-DR-A-9000 Rev P03 - Visualisation - View of Bridge - A40 Looking North 0916-WEA-XX-XX-DR-A-9001 Rev P03 - Visualisation - View of Bridge - A40 Looking South 0916-WEA-XX-XX-DR-A-9002 Rev P03 - Visualisation - Plan View 0916-WEA-XX-XX-DR-A-9003 Rev P03 - Visualisation - Proposed South Elevation View 0916-WEA-XX-XX-DR-A-9004 Rev P03 - User Experience North East Approach 0916-WEA-XX-XX-DR-A-9005 Rev P03 - Visualisation - Proposed East Elevation View A40 Public Transport Bridge: IMA-20-134-A40L-01 Rev H - A40 Public Transport Bridge General Arrangement and Longsection IMA-20-134-A40L-02 Rev C - A40 Public Transport Bridge Red Line Plan IMA-20-134-A40L-03 Rev D - A40 Public Transport Bridge Cross-Sections & Elevations IMA-20-134-A40L-04 Rev C - A40 Public Transport Bridge General Arrangement including Construction Access Sheet 1 of 2 IMA-20-134-A40L-05 Rev B - A40 Public Transport Bridge General Arrangement including Construction Access Sheet 2 of 2 IMA-20-134-A40L-06 Rev A - A40 Public Transport Bridge Swept Path Analysis - 16.5m Articulated Vehicle IMA-20-134-A40L-07 Rev B - A40 Public Transport Bridge Swept Path Analysis - 16.5m Articulated Vehicle IMA-20-134-A40L-08 - A40 Public Transport Bridge Connectivity Bridges: IMA-20-134-B1-01 Rev E -Bridge B1 - Barton Park West General Arrangement and Longsection IMA-20-134-B1-02 Rev C - Bridge B1 - Barton Park West Red Line Plan IMA-20-134-B1-03 Rev B - Bridge B1 - Barton Park West Cross-Sections & Elevations IMA-20-134-B2-01 Rev F - Bridge B2 - Barton Park Central General Arrangement and Longsection IMA-20-134-B2-02 Rev B - Bridge B2 - Barton Park Central Red Line Plan IMA-20-134-B2-03 Rev B - Bridge B2 - Barton Park Central Cross-Sections & Elevations IMA-20-134-B3-01 Rev E - Bridge B3 - Barton Park School General Arrangement and Longsection IMA-20-134-B3-02 Rev B - Bridge B3 - Barton Park School Red Line Plan IMA-20-134-B3-03 Rev C - Bridge B3 - Barton Park School Cross-Sections & Elevations IMA-20-134-B4-01 Rev E - Bridge B4 - Fettiplace Road General Arrangement and Longsection IMA-20-134-B4-02 Rev B - Bridge B4 - Fettiplace Road Red Line Plan Sheet 1 of 2 IMA-20-134-B4-03 Rev B - Bridge B4 - Fettiplace Road Red Line Plan Sheet 2 of 2 IMA-20-134-B4-04 Rev D- Bridge B4 - Fettiplace Road Cross-Sections & Elevations IMA-20-134-B5-01 Rev D - Bridge B5 - Underhill Circus General Arrangement and Longsection IMA-20-134-B5-02 Rev B - Bridge B5 - Underhill Circus Red Line Plan IMA-20-134-B5-03 Rev C - Bridge B5 - Underhill Circus Cross-Sections & Elevations IMA-20-134-B5-06 Rev B - Bridge B5 - Underhill Circus Connection including Service 8 Reversal IMA-20-134-B5-07 Rev A - Bridge B5 - Underhill Circus - Swept Path Refuse Vehicle IMA-20-134-B5-10 - Bridge B5 - Underhill Circus Service 8 reversal - Swept Path Barton Village Road Public Transport Bridge: IMA-20-134-BVR-01 Rev G - Barton Village Road Bridge General Arrangement and Longsection IMA-20-134-BVR-02 Rev D - Barton Village Road Bridge Red Line Plan IMA-20-134-BVR-03 Rev D - Barton Village Road Bridge Junction and Pedestrian Visibility IMA-20-134-BVR-04 Rev C - Barton Village Road Bridge Swept Path Analysis IMA-20-134-BVR-05 Rev C - Barton Village Road Bridge Cross Section & Elevation Eastern Access: IMA-20-134-EA-01 Rev F - Eastern Access General Arrangement IMA-20-134-EA-02 Rev D - Eastern Access Red Line Plan IMA-20-134-EA-03 Rev F - Eastern Access Engineering Layout IMA-20-134-EA-04 Rev A - Eastern Access Longsections IMA-20-134-EA-05 Rev C - Eastern Access Swept Path Analysis - Rigid IMA-20-134-EA-06 Rev B - Eastern Access Swept Path Analysis - Refuse Vehicle IMA-20-134-EA-07 Rev A - Eastern Access General Arrangement Alternative Western Access: IMA-20-134-WA-01 Rev F - Western Access General Arrangement IMA-20-134-WA-02 Rev D - Western Access Red Line Plan IMA-20-134-WA-03 Rev F - Western Access Engineering Layout IMA-20-134-WA-04 Rev C - Western Access Longsections IMA-20-134-WA-05 Rev D - Western Access Visibility IMA-20-134-WA-06 Rev B - Western Access Swept Path Analysis - Rigid IMA-20-134-WA-07 - Western Access Swept Path Analysis - Refuse Vehicle IMA-20-134-WA-08 - Western Access General Arrangement Alternative R19 Access: IMA-20-134-R19-01 Rev E - R19 Access General Arrangement and Visibility IMA-20-134-R19-02 Rev D - R19 Access Red Line Plan IMA-20-134-R19-03 Rev C - R19 Access Swept Path Analysis - Refuse Vehicle IMA-20-134-R19-04 Rev B - R19 Access Bayswater Road Vertical Visibility and in accordance with the principles set out on the following plans: Bayswater Road: IMA-20-134-BR-01 Rev D - Bayswater Road General Arrangement - North IMA-20-134-BR-02 Rev C - Bayswater Road General Arrangement - Central IMA-20-134-BR-03 Rev D - Bayswater Road General Arrangement - South IMA-20-134-BR-04 Rev B - Bayswater Road Swept Path Analysis - Double Decker Bus Cherwell Drive: IMA-20-134-CH-01 - Cherwell Drive Elms Drive Cycle Improvements IMA-20-134-CH-02 - Cherwell Drive Oxford Road Parallel Crossing Headington Roundabout: IMA-20-134-HR-01 Rev B - A40 Public Transport Link General Arrangement IMA-20-134-HR-02 Rev E - Headington Roundabout General Arrangement IMA-20-134-HR-03 Rev D - A40 Public Transport Link and Headington Roundabout Swept Path Analysis - Double Decker Bus IMA-20-134-HR-04 Rev A - A40 Public Transport Link Highway Cross Section IMA-20-134-HR-07 - A40 Public Transport Link Swept Path Analysis - 16.5m Articulated Vehicle Marsh Lane Improvements: IMA-20-134-ML-01 Rev C - Marsh Lane Cycle Improvements - North - B4150 Crossing General Arrangement IMA-20-134-ML-03 Rev B - Marsh Lane Link General Arrangement IMA-20-134-ML-04 Rev B - Marsh Lane Cycle Improvements - South - General Arrangement IMA-20-134-ML-05 Rev B - Marsh Lane Cycle Improvements - South - Engineering Layout IMA-20-134-WC-01 Rev A - Wick Close Subway General Arrangement 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 development a site wide phasing plan shall be submitted to and approved in writing by the Local Planning Authority. The phasing plan submitted should both be shown in the context of and accord with the phasing plan for the main Land North of Bayswater Brook site which is the subject of condition on planning permission P22/S4618/O. Reason: To ensure that infrastructure is delivered to meet the needs of the development in accordance with Policies STRAT13, INF1 and TRANS4 South Oxfordshire Local Plan.

Prior to the commencement of development of the A40 bridge, the applicant will submit a Management Scheme for the A40 Bridge, which shall include details of landscape design and management, to the Local Planning Authority, for agreement and approval. The A40 bridge shall thereafter be constructed and maintained in accordance with the approved details. Reason: To protect the amenity of the area and in the interests of highway safety in accordance with Policy DES6, ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development of each of the connectivity bridges (bridges B1 to B5), the applicant will submit a Management Scheme for the relevant bridge to the Local Planning Authority, for agreement and approval. The bridges shall thereafter be constructed and maintained in accordance with the approved details. Reason: To protect the amenity of the area and in the interests of highway safety in accordance with Policy DES6, ENV12 of the South Oxfordshire Local Plan 2035.

Notwithstanding the details shown on approved plans IMA-20-134-B1-03 Rev B, IMA-20-134-B2-03 Rev B, IMA-20-134-B3-03 Rev B, IMA-20-134-B4-04 Rev D, IMA-20-134-B5-03 Rev C details of proposed parapet design and lighting for the connectivity bridges over the Bayswater Brook shall be submitted to and approved in writing by the local planning authority prior to the construction of the relevant connectivity bridge. The lighting proposals should firstly set out why lighting of the bridge is essential and secondly demonstrate that the proposed lighting provides the minimum acceptable levels required for legal operation, and provide detailed descriptions of all mitigation and avoidance measures, lux contour plans and compliance with Guidance Note 08/18 from the Institute of Lighting Professionals (ILP). The connectivity bridges shall thereafter be implemented in accordance with the approved details. Reason: To mitigate the impact on protected species and to help to assimilate the development into its surroundings in accordance with Policies ENV1, ENV2, DES1, DES2 and TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of each phase or sub phase of the development (including demolition, ground works, vegetation clearance) a Construction Environmental Management Plan for that phase or sub phase for Biodiversity (CEMP Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP for each phase or sub phase (Biodiversity) shall where relevant include the following: a) Up to date ecological surveys for bats, reptiles, water vole/otter, badger, nesting birds and habitats shall be undertaken (as appropriate). The up to date surveys shall be of an appropriate type for the above species and survey methods shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of "biodiversity protection zones". d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction (may be provided as a set of method statements). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works and their roles and responsibilities. g) Responsible persons and lines of communication. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) for each phase or sub phase shall be adhered to and implemented throughout the construction period of that phase or sub phase strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason: To protect the important species on the site, in accordance with provisions of the NPPF and Policies ENV3 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of a phase or sub phase of a development, where relevant, details the proposed culverts to be installed for that phase or sub phase shall be submitted to and approved in writing by the Local Planning Authority. The details shall explain how the ecological functionality of the Bayswater Brook shall not be harmed. The works shall be carried out in accordance with the approved details. Reason: To ensure the function and setting of the Bayswater Brook is protected and that the culverts include appropriate design mitigation measures in accordance with Policy ENV4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development of a phase or sub phase (and notwithstanding the detail shown on drawing nos. P19-0856-EN-125B- 01 (sheets 01, 02 and 03)) a scheme for the landscaping of the access works for that phase of sub phase, including the planting of live trees and shrubs, 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 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 approved scheme for each phase or sub phase shall be implemented prior to the first use of the access works associated with that phase or sub phase and thereafter be maintained in accordance with the approved Landscape Management Plan (condition 12). 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, ENV6, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to commencement of development of the Barton Village Road public transport link and bridge (as shown on approved plan IMA-20-134-BVR-01 rev G) details of the retaining wall adjacent to the listed boundary stone shall be submitted to and approved in writing by the Local Planning Authority. The retaining wall shall thereafter be implemented in accordance with the approved plans. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, ENV6, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the first use of the Barton Village Road public transport link and bridge, details relating to the provision and siting of interpretation panels setting out the historic significance of the listed boundary stone shall be submitted to and approved in writing by the Local Planning Authority. The interpretation panels shall thereafter be implemented and maintained in accordance with the approved details. Reason: To promote understanding and enhance the positive contribution this listed boundary stone makes to the public realm, in accordance with Policy ENV6 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of comprehensive details of the proposed landscape works for a phase or sub phase, a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan for that phase or sub phase 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 for that phase or sub phase shall be implemented in accordance with the agreed programme. 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

Prior to the commencement of development the requirement for a biodiversity net gain (as a minimum no net loss) related to the development hereby approved shall be demonstrated as part of a Biodiversity Enhancement Plan to be submitted and approved by the Local Planning Authority. The Biodiversity Enhancement Plan shall be linked with the Biodiversity Enhancement Plan to be submitted in relation to planning permission P22/S4618/O. The Biodiversity Enhancement Plan shall be based on the combined site area associated with linked application P22/S4618/O and this application P22/S4596/FUL. The approved Biodiversity Enhancement Plan shall be implemented, maintained and retained in accordance with the approved details. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the SOLP35 and the NPPF.

The development shall be carried out in accordance with the submitted flood risk assessment (Land North of Bayswater Brook Flood Risk Assessment, Revision B, 03/04/2024 ref. 332510694) and the following mitigation measures it details: · 'Level-for-level' Floodplain compensatory storage to be provided as outlined in section 7.9 of the Flood Risk Assessment and Stantec Drawing 332510694/100/002 in Appendix F. · Floodplain compensatory storage shall be completed in advance of the various phases of built development, such that there are no losses in storage at any phase of the construction, as outlined in Technical Note 5, September 2023 Job no. 332510694, and section 7.9.8 of the Flood Risk Assessment. · All new bridge structures over the Bayswater Brook and the proposed secondary channels shall have a minimum freeboard of 600mm above the 1% annual exceedance probability plus appropriate allowance for climate change (AEP + CC) flood level, except the two proposed new bus crossings where it is accepted this is not feasible (Barton village Road Bus link, and A40 bus bridge crossing) as outlined in Technical Note 5, September 2023 Job no. 332510694 and the Flood Risk Assessment Sections 7.5.8 to 7.8.5 o Underhill Circus Shared Bridge (B5) shall have a minimum soffit level of 72.31 metres above ordnance datum (mAOD), giving a freeboard of 600mm over the design flood level o Fettiplace Bridge (B4) shall have a minimum soffit level of 70.44 mAOD, giving a freeboard of 600mm over the design flood level o Barton Park School Pedestrian/Cycle Bridge (B3) shall have a minimum soffit level of 66.58 mAOD giving a freeboard of 670mm over the design flood level o Barton Park Central Bridge (B2) shall have a minimum soffit level of 65.79mAOD giving a freeboard of 610mm over the design flood level o Barton Park Western End (B1) Bridge shall have a minimum soffit level of 63.74mAOD giving a freeboard of 600mm over the design flood level o A40 Pedestrian/Cycle Bridge (Wilkinson Eyre) shall have a minimum soffit level of 67.80mAOD for the Bayswater Brook Crossing, giving a freeboard of 6,050mm. The new river channel crossing shall have a minimum soffit level of 66.30mAOD giving a freeboard of 4,580mm o Barton Village Road Bus Bridge (TM13) shall have a minimum soffit level of 68.60mAOD for the new bridge crossing, giving a freeboard of 610mm over the design flood level. The Culvert on the Bayswater brook shall have a minimum soffit level of 67.44mAOD o A40 Bus Bridge Crossing shall have a minimum soffit level of 62.40mAOD for the New Bridge Crossing, giving a freeboard of 770mm over the design flood level. The Culvert on the Bayswater Brook shall have a minimum soffit level of 61.79mAOD giving a freeboard of 110mm over the design flood level o The Elsfield Lane Realignment (Downstream Boundary) replacement culvert shall have a minimum soffit level of 59.82mAOD as per the existing · Provision of a new flood relief culvert under the Wick Farm access road, with dimensions as described in section 7.8.4 of the Flood Risk Assessment Reason: To reduce the risk of flooding elsewhere by ensuring that compensatory storage of flood water is provided and to reduce the risk of flooding from blockages to the proposed culverts and bridges in Accordance with the NPPF and Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of each phase or sub phase of the development, a detailed Surface Water Management Scheme for that phase or sub phase, shall be submitted to and approved in writing by the Local Planning Authority. The detailed design is to be based on the principles contained within Stantec Flood Risk Assessment report reference 332510694 rev 3 dated November 2022 and Stantec Surface Water Drainage Strategy report reference 332510694/2001 dated December 2022. The scheme for that phase or sub phase shall be subsequently implemented in accordance with the approved details before the development is completed. The scheme shall include: · A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire" · Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change; · A Flood Exceedance Conveyance Plan · Proposed site and finished floor levels · Comprehensive infiltration testing across the site to BRE DG 365 · Detailed design drainage layout drawings of the SuDS proposals including crosssection details · Detailed design for all bridge structures and associated infrastructure to be provided demonstrating management of surface water, water quality, run-off rates and volumes · Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate · Drainage construction details · Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element, and · Details of how water quality will be managed during construction and post development in perpetuity · Consent for any connections into third party drainage systems · Details of silt management and design against blockage · Details of surface water management during construction Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the completion of the development, a record of the installed SuDS shall be submitted to and approved in writing by the Local Planning Authority for deposit with the Lead Local Flood Authority Asset Register. The details shall include: (a) As built plans in both .pdf and .shp file format; (b) Photographs to document each key stage of the drainage system when installed on site; (c) Photographs to document the completed installation of the drainage structures on site; (d) The name and contact details of any appointed management company information. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the improvement measures on Elsfield Lane, a survey of all ordinary watercourses on or on the boundaries of the site along with any improvement measures / remedial work necessary to ensure suitable flow through drainage ditches / watercourses / other drainage features to cater for the associated upstream catchment are to be submitted to and approved by the local planning authority. Details for the improvement of ditches and drainage along Elsfield Lane shall be included in the submission along with any interception ditches or swales required to reduce the risk of overland flow affecting the proposed development. The scheme shall be subsequently implemented in accordance with the approved details before the area of development related to the works is occupied. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of works on the Western Access a lighting strategy for the Western Access including the realignment of Elsfield Lane and works to the Marston Interchange shall be submitted to and approved in writing by the Local Planning Authority. The lighting strategy shall include measure to mitigate the impact of street lighting on the Oxford View Cone. The street lighting shall thereafter be implemented in accordance with the approved strategy. 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.

No works or operations including demolition and site clearance shall take place within any phase or sub phase until an Arboricultural Method Statement, accompanying Tree Retention and Removal Plan and Tree Protection Plan has been submitted to the Local Planning Authority for approval in writing either prior to or concurrent with the submission of reserved matters for that phase or sub phase. 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 of each phase or sub phase shall be carried out in accordance with the approved details for that phase or sub phase with the agreed measures being kept in place during the entire course of development unless otherwise agreed in writing by 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.

No development shall commence within a phase or sub phase until a Construction Management Plan (CMP) has been submitted to and approved in writing by the Local Planning Authority for that phase or sub phase. The CMP for each phase or sub phase shall comply with the approved CEMP Biodiversity and LEMS approved for permission P22/S4618/O and Arboricultural Method Statement (condition 19) and include the following matters: (a) Traffic during construction: access, traffic routes, routes within site kept free from obstruction, hours on local highway network, wheel washing, travel plan for construction workers, location of compounds, vehicle parking and turning areas, scheme for prevention of surface water discharges onto the highway; (b) Location of exclusion zones to prevent soil compaction for large scale planting areas, public and school playing fields, allotments and the remediation of any soil compaction; (c) Handling and storage of topsoil; (d) Protection of trees, hedgerows and water features identified in the LEMS (e) Archaeology protection; (f) Environmental protection from noise, vibration (including piling), dust for residents within and adjoining the site; (g) Contamination investigations and reporting; (h) Method statement for the prevention of contamination or soil and groundwater and air pollution and remediation in the event of pollution; (i) A management strategy and proposals for the minimisation of construction waste and sustainable working methods including the re-use of rainwater (j) hours of operation for construction to be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday, and no work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. The development for each phase or sub phase shall be carried out in accordance with CMP for that phase or sub phase or such updated version as shall be subsequently approved in writing by the Local Planning Authority. Reason: To protect the amenity of the area and in the interests of highway safety in accordance with Policy DES6, ENV12 of the South Oxfordshire Local Plan 2035.