Planning Application Details

That the development hereby approved shall be carried out in substantial accordance with the details shown on the following approved parameter plans, Land Use Parameter Plan - P19-0856_18 02 Rev R Building Heights Parameter Plan - P19-0856_18 03 Rev O Access & Movement Parameter Plan - P19-0856_18 04 Rev R Green Infrastructure Parameter Plan - P19-0856_18_05 Rev S Density Parameter Plan - P19-0856_67 01 Rev H and in accordance with the following approved plans, Hybrid Planning Application Boundary - P19_0856_16_03 Rev F Eastern Access - General Arrangement - IMA-20-134-EA-01 Rev F Eastern Access- Red Line Plan- IMA-20-134-EA-02 Rev D Eastern Access - Engineering Layout - IMA-20-134-EA-03 Rev F Eastern Access - Longsections - IMA-20-134-EA-04 Rev A Eastern Access - Swept Path Analysis - Rigid IMA-20-134-EA-05 Rev C - Eastern Access Swept Path Analysis - Refuse Vehicle - IMA-20-134-EA-06 Rev B Eastern Access General Arrangement Alternative - IMA-20-134-EA-07 Rev A Western Access - General Arrangement - IMA-20-134-WA-01 Rev F Western Access- Red Line Plan- IMA-20-134-WA-02 Rev D Western Access - Engineering Layout - IMA-20-134-WA-03 Rev F Western Access - Longsections - IMA-20-134-WA-04 Rev C Western Access Visibility - IMA-20-134-WA-05 Rev D Western Access Swept Path Analysis - Rigid - IMA-20-134-WA-06 Rev B Western Access Swept Path Analysis - Refuse Vehicle - IMA-20-134-WA-07 Western Access General Arrangement Alternative - IMA-20-134-WA-08 R19 Access - General Arrangement - IMA-20-134-R19-01 Rev E R19 Access - Red Line Plan- IMA-20-134-R19-02 Rev D IMA-20-134-R19-03 Rev C - R19 Access Swept Path Analysis - Refuse Vehicle R19 Access - Bayswater Road Visibility - IMA-20-134-R19-04 Rev B Access Points Detailed Planting Proposals P19-0856-EN-125B Sheets 1 to 3 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.

Commencement Outline Permission No development, or in the case of phased development no phase or sub phase of the development, shall be begun until full details illustrating the following matters ('the reserved matters') have been submitted to and approved in writing by the Local Planning Authority in respect of that development or phase or sub phase of the development and the development (or where relevant phase of development) shall be carried out in accordance with such details: The layout of the development; The scale of the development; The appearance of the development; The means of access, not approved by this permission; and The landscaping of the development. In the case of the first phase or sub phase, application for approval of the reserved matters for that phase or sub phase must be made not later than the expiration of three years beginning with the date of this outline planning permission. Thereafter the development of the first phase or sub phase shall commence not later than the expiration of two years from the date of the approval of the first reserved matters. The reserved matters submitted for each parcel shall include all of the matters reserved for consideration. In the case of reserved matter applications for approval on the remainder of the site, all applications must be made not later than the expiration of ten years from the date of the grant of the outline planning permission and development shall be begun not later than the expiration of two years from the approval of the last such matter to be approved. Reason: As the application is outline only and is not accompanied by all detailed plans and 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 shall be carried out in accordance with Land Use Parameter Plan and comprise the following land use proportions: (a) 32.4ha residential land (b) 63.4ha green infrastructure (c) 2.2ha primary school (d) 0.8ha Local Centre (d) 0.1ha Residential Mixed Use Development (community use buildings (Class F2 and commercial use (Class) (e) 1.7ha Assisted Living (f) 10.4ha retained farmland (g) 7.9ha remaining for infrastructure and access No land use shall vary from the above stated area without the prior written approval of the Local Planning Authority. Each reserved matter application shall, where applicable, identify spatially and numerically the area of land in the above land use categories. Reason: To ensure a balanced mix of uses in the development, ensure the approved mix of land uses are delivered as part of the reserved matters and to be in accordance with Policy STRAT13 of the South Oxfordshire Local Plan 2035.

Prior to the submission of any reserved matters applications relating to the Character Areas listed below, as defined in the Design and Access Statement and the Regulating Plan, a Design Code and Character Area Brief for that Character Area shall be submitted to an approved in writing by the Local Planning Authority. CA1: Gateway Park CA2: River Walk CA3: Central Neighbourhood CA4: Wick Farm CA5: Northern Linear Park CA6: Woodlands CA10: Enclosed Dog Walking Field The Design Code and Character Area Brief shall include design guidance for the Character Area building on the design principles set out in the Design and Access Statement and the Environmental Mitigation and Enhancement Strategy. Each reserved matters application shall demonstrate how it accords with the relevant and approved Design Code and Character Area Brief. Reason: To ensure that the design of the development accords with the NPPF and policies STRAT13, DES1, DES2 and TRANS5 South Oxfordshire Local Plan 2035 and the adopted South Oxfordshire Design Guide.

Prior to the commencement of development a site wide Phasing Plan that accords with the approved Land Use Parameter Plan shall be submitted to and approved in writing by the Local Planning Authority. The Phasing Plan shall identify the sequence of development and indicate where phases or sub phases may overlap. The Phasing Plan shall identify development in parcels of residential, education, leisure, open space, community uses and commercial uses and identify key infrastructure works including access and primary roads and off-site infrastructure. The Phasing Plan shall show means of access (vehicular, cycle and pedestrian) serve those parcels by first occupation (of each parcel) and other supporting infrastructure. The development shall be carried out in accordance with the approved Phasing Plan or such updated version as shall be subsequently approved in writing by the Local Planning Authority. Each reserved matters application shall refer to the phase(s) to which they relate and, where relevant, shall identify the sub-phases within the reserved matters application area. 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.

As part of the green infrastructure provision on the site, the development shall provide the following open space and play facilities as a minimum: 5.10ha Amenity green space 0.91 ha Play provision (designated equipped play space) to include: - 2 x Neighbourhood Equipped Areas of Play (NEAP) - 1 x Local Equipped Area of Play (LEAP) - 3 x Local Landscaped Areas of Play (LLAP) 1.09ha Play provision (Teenage/adult incl MUGA, tennis courts outdoor gym, bike track) 1.46ha Allotments Each reserved matter application shall, where applicable, identify spatially and numerically the area of land in the above land use categories. Reason: To ensure appropriate provision of amenity greenspace and play facilities on the site in accordance with Policy CF5 of the South Oxfordshire Local Plan 2035.

Prior to the submission of the first reserved matters application for residential development, details of the sitewide number and mix of market dwellings to meet the needs of current and future households shall be submitted to and approved in writing by the Local Planning Authority. The mix of housing shall have regard to the Council's latest evidence, monitoring and delivery and the character of the site and its setting. Thereafter, the development shall be implemented in accordance with the agreed mix unless otherwise approved in writing by the Local Planning Authority. Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035.

Prior to the submission of the first reserved matters application for residential development a Housing Delivery Document shall be submitted to and approved in writing by the Local Planning Authority. The Housing Delivery Document shall demonstrate the disposition of housing across the whole site and provide the following information for each phase or sub phases (as determined in the approved Phasing Plan). a) The number and mix of market dwellings (cumulatively totalling 725 across the site or 50% of the total housing provision) in accordance with the approved market mix (the subject of condition 7) b) The number and mix (bedroom size) of affordable housing (cumulatively totally 725 units across the site or 50% of the total housing provision) in accordance with the agreed affordable mix appended to the S106 c) The tenure of each affordable unit d) The number and mix of the market assisted living Extra Care units e) The number and mix of the affordable assisted living Extra Care units d) The number of units to meet Building Regulations Part M (4) Category 2 and Part M (4) Category 3 for both market and affordable sectors, in accordance with Condition 9 An updated Housing Delivery Document shall be provided for each phase or sub phase incorporating residential development and submitted with the reserved matters application. The Development shall be carried out in accordance with the approved Housing Delivery Document as updated and approved in writing by the Local Planning Authority. Reason: To provide the housing mix on the site to meet housing need and facilitate a balanced community in accordance with the strategic housing market assessment (SHMA) and Policies H9, H11, H13 of the South Oxfordshire Local Plan 2035 and to enable monitoring of the provision.

Residential development shall be constructed to Building Regulations Part M (4) Category 2 for all affordable units and in fifteen per cent of all open market homes and Part M (4) Category 3 in five per cent of affordable units. Details of the properties to be provided to these standards shall be shown on all reserved matters applications incorporating residential development. Reason: To improve and increase the amount of housing stock that be used or adapted easily for use by people with disabilities in accordance with policy H11 of the South Oxfordshire Local Plan 2035.

Prior to any demolition and the commencement of the development within a phase or sub phase a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation for that phase or sub phase, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 South Oxfordshire Local Plan 2035.

Following the approval of the Written Scheme of Investigation referred to in condition 10, and prior to any demolition on the site and the commencement of 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 enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 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 (Conditions 13 and 14) and Arboricultural Method Statement (Condition 29) and include the following matters for that phase or sub phase: (a) Traffic during construction: access arrangements, 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, contact details for the Site Supervisor responsible for on-site and off-site works; (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 LEMP and Aboricultural Method Statement (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 of each phase or sub phase shall be carried out in accordance with the 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.

Prior to the commencement of development within a phase or sub phase (including demolition, ground works, vegetation clearance) a Construction Environmental Management Plan for Biodiversity (CEMP Biodiversity) for that phase or sub phase shall be submitted to and approved in writing by the Local Planning Authority. The CEMP (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 ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

A site wide strategy for landscape and ecology management (LEMS) shall be submitted with the first Reserved Matter application. No development shall commence until the strategy has been approved in writing by the Local Planning Authority. The LEMS shall cover the whole of the development site covered by the outline approval P22/S4618/O and be broadly in accordance with the outline details agreed in the Biodiversity Enhancement and Management Plan (Appendix 7.3 of the approved Environmental Statement) and the approved Drainage Strategy (Condition 21). The LEMS shall include: a) Description and evaluation of all features to be managed including SUDs, water courses, wetlands, ponds, nature park, woodland, trees and hedgerows; b) Ecological trends and constraints on site that might influence management; c) Proposals for ecological enhancements for habitats and species; d) Palette of trees and shrubs appropriate to each character area and their objective e) Use of topsoil and subsoil from the site, storage locations on the site and minimum depths of topsoil for planting f) Locations and programme of early implementation of screening and buffer planting Reason: To ensure that there is no net loss of biodiversity, to manage flooding and enhance the landscape in accordance with provisions of the NPPF and Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

A Landscape and Ecology Management Plan (LEMP) for each phase or sub phase shall be submitted with Reserved Matters for approval. Each LEMP shall be consistent with the details of the approved Strategic Landscape and Ecology Management Strategy (LEMS), approved under Condition 14. No development shall commence within that phase or sub phase until the LEMP for that phase or sub phase has been approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed including the integration of existing and new planting b) Ecological trends and constraints on site that might influence management c) Proposals for ecological enhancements for habitats and species d) Management plan for SUDs on the site d) Aims and objectives of management e) Appropriate management options for achieving aims and objectives f) Prescriptions for management actions g) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period) h) Details of the body or organisation responsible for implementation of the plan i) Ongoing monitoring and remedial measures The LEMP shall also include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The development of each phase or sub phase shall be implemented and maintained in accordance with the approved details for that phase or sub phase. Reason: To ensure that there is no net loss of biodiversity, to manage surface water and enhance the landscape in accordance with provisions of the NPPF and Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the submission of any reserved matters applications linked to this outline permission, a Site Wide Biodiversity Enhancement Plan shall be submitted to and approved in writing by the Local Planning Authority. The Site-Wide Biodiversity Enhancement Plan should broadly be in accordance with the Biodiversity Impact Assessment v6 and supporting Biodiversity Metric submitted with the Environmental Statement (ES) and the outline details of habitat creation and enhancement contained in the Outline Biodiversity Enhancement and Management Plan (Appendix 7.3b of the ES). The Site-Wide Biodiversity Enhancement Plan should include: a) Details of habitat creation or enhancement likely to be delivered within each agreed phase of the development and the costing of these works. Habitat type and condition should be referenced with regards to the statutory biodiversity metric. b) Parameters for the number and type of species enhancements (such as bat and bird boxes, hedgehog highways etc.) to be delivered within each agreed phase. c) Selection of appropriate strategies for creating or enhancing target habitats, or introducing target species. Reference should be made to achieving relevant habitat condition criteria, with regards to the statutory biodiversity metric. d) Provision of a minimum 10 metre buffer, measured from the top of either bank, of retained and enhanced watercourses, where relevant. There is a presumption against operational development within the buffer unless essential for the development. e) Use of the statutory biodiversity metric to demonstrate that the Site-Wide Biodiversity Enhancement Plan can deliver the required level of biodiversity net gain. f) A phase-by-phase BNG tracker, identifying the number and type of units that each phase of development will deliver to accord with the site-wide Biodiversity Plan. The tracker will be updated with each subsequent phase approved. g) Outline provisions for the monitoring of delivered habitats, post-completion, for a minimum of 30 years. Monitoring reports shall be provided to the council at years: 1, 2, 5, 10, 15, 20, 25, and 30 post completion. The Site-Wide Biodiversity Enhancement Plan shall deliver a net gain for biodiversity accounting for the impacts of development approved in outline, and linked SODC application P22/S4596/FUL, and linked Oxford City Council application 22/03049/FUL. The biodiversity net gain shall be sufficient to clearly demonstrate as a minimum no net loss of units relating to application P22/S4596/FUL and the delivery of 1.2 units for habitats and 0.77 units for hedgerows relating to the linked Oxford City application 22/03049/FUL. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the NPPF.

Prior to the commencement of development within a phase or sub phase, a Biodiversity Enhancement Plan shall be submitted to and approved in writing by the Local Planning Authority. The Phase Biodiversity Enhancement Plan will accord with the Site-Wide Biodiversity Enhancement Plan agreed under condition 16. The Phase Biodiversity Enhancement Plan should include: a) Details of habitat creation or enhancements, including 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, hedgehog highways etc. as appropriate. c) Method statements for establishing or enhancing target habitats, or introducing target species. d) Sources of habitat materials (e.g. plant stock), seed mixes, or species individuals. e) Method statement for the ongoing management of relevant habitats for a minimum of 30 years post-completion of the phase (including all built development and habitat establishment works); f) Full details from the statutory biodiversity metric demonstrating that the Phase Biodiversity Enhancement Plan can deliver the required biodiversity units to accord with the BNG tracker approved as part of the Site-Wide Biodiversity Enhancement Plan. g) Phase-specific BNG monitoring plan providing for the submission of post-completion monitoring reports in accordance with the Site-Wide Biodiversity Enhancement Plan. Thereafter the Phase Biodiversity Enhancement Plan shall be implemented, maintained and retained in accordance with the approved details. All enhancements should be delivered prior to the final occupation of the relevant phase or sub phase. Reason: To secure net gains for biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035 and the NPPF.

Prior to or concurrent with the submission of reserved matters for each phase or sub phase of built development an Energy Statement shall be submitted for approval in writing by the Local Planning Authority for that phase or sub phase. The Energy Statement shall include SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve carbon reduction compared with code 2013 Building Regulations, as follows: - for dwellings begun before 31 March 2026 at least a 40% reduction in carbon emissions - for dwellings and development begun after 31 March 2026 and before 31 March 2030 at least a 50% reduction in carbon emissions - for dwellings and development begun after 31 March 2030 a 100% reduction in carbon emissions The development of that phase or sub phase shall be constructed in accordance with the approved details. Reason: To ensure high standards of sustainable design and construction in accordance with Policies DES 7, DES8 and DES10 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of each dwelling on each phase or sub phase, an Energy Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall identify when the dwellings were begun and 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.

A BREEAM pre-assessment for the new build non-residential development shall be submitted with the reserved matters for each phase or sub phase where relevant, to demonstrate that the buildings shall achieve a minimum BREEAM rating of Excellent. Prior to completion of each building a Design Stage Certificate for that 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 6 months of occupation of any non-residential 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 that building. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to commencement of development within a phase of sub phase a detailed Surface Water Management Scheme for that phase or sub-phase of development, shall be submitted with Reserved Matters for approval 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 b dated April 2024 and Stantec Surface Water Drainage Strategy report reference 332510694/2001-R001 rev B dated April 2024. The scheme shall be subsequently implemented in accordance with the approved details before the development is completed. No dwelling or building shall be occupied or used by the public until the surface drainage works to serve that phase or sub-phase of the development have been carried out and completed in accordance with the approved details. 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 to include an assessment of the risks to controlled waters; · Detailed design drainage layout drawings of the SuDS proposals including cross-section 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.

No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the Local Planning Authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details. Reason: To ensure that the development does not contribute to, and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution caused by mobilised contaminants, in accordance with the National Planning Policy Framework and Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the occupation of 75% of the dwellings within any phase, a record of the installed SuDS within that phase or sub phase 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 development within a phase or sub phase, details of groundwater mitigation measures required based on detailed groundwater assessment following monitoring undertaken over at least a period of 6 months over the winter period and historical evidence are to be submitted to and approved by the Local Planning Authority for that phase or sub phase. Details are to include any required mitigation measures to intercept and redirect groundwater, information in peak expected groundwater levels in affected areas of the site, details of any ground level or floor level raising to reduce the risk of groundwater emergence. The scheme for a phase or sub phase shall subsequently be implemented in accordance with the approved details before that phase or sub phase is occupied in any of the areas subject to higher groundwater risk. 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 development, 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 Road 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 commencement of development within a phase or sub phase, a detailed Foul Water Scheme for that phase or sub-phase of development, shall be submitted with Reserved Maters for approval in writing by the Local Planning Authority. In areas of the site at higher risk of groundwater levels being within 3m of the surface of the site as detailed in the Stantec Flood Risk Assessment report reference 332510694 rev b dated April 2024, details of specific measures to reduce the risk of groundwater entering the pipe and manhole network and to ensure that the system is suitably watertight shall be included in the submission. The scheme for a phase or sub phase shall be subsequently implemented in accordance with the approved details and no dwelling or building shall be occupied until the measures related to that dwelling or building have been implemented. 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.

All below ground drainage infrastructure serving more than one property is to be offered for adoption to Thames Water or alternative OFWAT approved water statutory authority. Water authority approved adoption plans are to be provided to the Local Planning Authority prior to the final occupation of any phase or sub phase where applicable. Reason: To ensure that robust measures are taken to ensure that below ground drainage is adopted by an appropriate authority in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to commencement of development within a phase or sub-phase that includes the Sydlings Brook or is adjacent to a phase or sub-phase that includes the Sydlings Brook, a detailed design of the Sydlings Brook mitigation measures are to be submitted with the Reserved Matters for approval by the Local Planning Authority. The approved works are to be completed prior to the first occupation of the relevant phase of sub phase. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 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 within the 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 of that phase or sub phase. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Each reserved matters application which includes a residential parcel shall include a detailed scheme for protecting the dwellings from the external noise environment of the area. This should be informed by noise modelling to demonstrate how the proposed buildings would provide screening and thus affect the acoustic environment relating to road traffic noise. No development shall take place within the site subject of these reserved matters until details of the scheme have been approved in writing by the Local Planning Authority for that residential parcel. The scheme shall be designed, specified and constructed so that the sound insulation performance of the structure and the layout of the dwellings 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". Noise levels in external amenity areas shall not exceed the desirable level of 50dB LAeq,T, as specified in Paragraph 7.7.3.2 of BS 8233:2014 "Design criteria for external noise" unless otherwise agreed by the Local Planning Authority. Thereafter the development of that phase or sub phase shall not be carried out other than in accordance with such approved scheme and no dwelling shall be occupied until the scheme measures that relate to that dwelling have been implemented. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

The submission of Reserved Matters for non-residential buildings shall include a noise assessment together with a detailed scheme of mitigation for protecting occupants and surrounding residents from the internal and external noise. The scheme shall be approved in writing by the Local Planning Authority and the details shall be implemented in accordance with the approved scheme. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035

Details of the hours of operation for all non-residential buildings shall be submitted with reserved matter applications for approval in writing by the Local Planning Authority. Reason: To protect the amenity of residential properties in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035

Details relating to the provision of car parking to serve the Wick Farm Local Centre, to include the number of spaces and associated layout, shall be submitted to and approved in writing by the Local Planning Authority. The details should be included as part of the reserved matters application for development adjoining the Local Centre as identified the Phasing Plan to be approved in Condition 5. The Wick Farm Local Centre shall not be occupied until the car parking to serve it has been approved and implemented. Reason: To ensure an appropriate provision of car parking to serve the Local Centre in accordance with Policies DES1 and TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to first occupation of any part of the development hereby approved, a Framework Travel Plan shall be submitted to and approved in writing by the Local Planning Authority based on the Framework Travel Plan, Dec 2022 submitted with the application. Thereafter, from first occupation, the associated details shall be implemented in full in accordance with the approved document. Reason: To promote the use of non-car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035

Prior to first occupation of the proposed residential use, a Travel Plan and Travel Information Pack shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, upon first occupation, the Travel Plan shall be implemented in full and the first residents of each dwelling shall be provided with a digital copy (hard copies on request) of the approved Travel Information Pack. Reason: To promote the use of non-car modes of transport in accordance with guidance contained within the National Planning Policy Framework and Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the proposed primary school, assisted living units and other commercial units with a gross floor area (GFA) of 1500sqm or more, a Travel Plan or Travel Plan Statement for such individual use shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, from first occupation of the primary school, the assisted living units and relevant commercial units, such use shall be implemented in accordance with the approved document for such use. Reason: To promote the use of non-car modes of transport in accordance with guidance contained within the National Planning Policy Framework and Policy TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to first occupation within a phase or sub phase, a wayfinding strategy for that phase or sub phase, which shall include where relevant details of signage, locations for signage and key routes to destinations in Oxford and the surrounding area and a programme for implementation and a maintenance schedule (where relevant), and shall be broadly in accordance with plan, reference IMA-20-134-WCH-10 (Future Proposed/Potential Cycle Network and Wayfinding Signage), shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall thereafter be implemented within each phase or sub phase in accordance with the approved strategy. Reason: To promote the use of non-car modes of transport in accordance with guidance contained within the National Planning Policy Framework and Policy TRANS4 of the South Oxfordshire Local Plan 2035.

The details of each mobility hub, which shall include as appliable details of parking levels for electric vehicles, car club, disabled and visitor spaces, cycles, bus stop infrastructure, shall be submitted as part of the reserved matters application where relevant for approval in writing by the Local Planning Authority. The mobility hubs shall thereafter be implemented in accordance with the programme set out in the S106 Agreement. 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

Before any building within a phase or sub phase of the development is occupied, the estate/access roads, footpaths and cycleways that will serve that building, including the adjacent spine road shall be laid out, constructed, lit and drained and if required temporary or permanent traffic calming shall be put in place in accordance with Oxfordshire County Council's Specifications. 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

A scheme for each phase or sub phase demonstrating all on-plot residential car parking to be provided with active (live) on-plot charging points for electric vehicles and for all off-plot parking (residential and non-residential) a minimum of 25% of all parking spaces to be provided active charging points with ducting for future connection for the remainder, in accordance with the County Council's adopted parking standards, shall be submitted with reserved matters for approval in writing by the Local Planning Authority. Thereafter, the electric charging points and future connections within that phase or sub phase shall be provided before first occupation of the building served in that phase or sub phase and maintained and retained at all times. Reason: To secure the provision of electric vehicle charging points in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The submission of each reserved matters application (with the exception of infrastructure only reserved matters applications) shall be accompanied by details of cycle parking facilities, including e-cycle parking and charging for that reserved matters area, to be provided in accordance with the County Council's parking standards. No dwelling or building shall be occupied until the measures related to that dwelling or building have been implemented and thereafter maintained and retained at all times. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

A scheme for the landscaping of each phase or sub phase shall be submitted with Reserved Matters, for approval in writing by the Local Planning Authority. The landscaping scheme shall include: i) the planting of live trees and shrubs, ii) locations of trees and tree pits in a crated design iii) the treatment of the access road and hard standings, and the provision of boundary treatments iv) schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), v) the identification of the existing trees, hedgerows and shrubs on the site to be retained (noting species, location and spread) and root protection areas, vi) any earth moving operations and finished levels/contours, vii) details of play areas viii) details of street furniture (seating, bins, boundary treatments) ix) implementation programme. The landscaping scheme for each phase or sub phase shall be implemented in the first planting season either before or after first occupation or use of development within that phase or sub-phase, or in accordance with a programme submitted as part of the scheme, and thereafter be maintained in accordance with the approved landscape management plan for that phase of sub phase. 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 phase, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, shall be planted in the first available planting season with species first approved 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.

No phase shall commence until a management plan and programme for the maintenance of landscaping (for a minimum period of 20 years) within that phase has been 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 soft landscaping, trees within pits, 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, verge and border planting. The maintenance shall be carried out in accordance with the approved management plan and 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.

Contaminated Land Prior to the commencement of the development of a phase or sub phase a phased risk assessment for that phase or sub phase 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 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken. 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 (for each relevant phase or sub phase of development) to be 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.

Contaminated Land Prior to the first occupation of a phase or sub-phase any previously approved remediation strategy in condition 44 shall be carried out in full for that phase or sub phase 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.

Groundwater Contamination Prior to the commencement of development within a phase or sub phase, a remediation strategy to deal with the risks associated with contamination within that phase or sub phase, shall be submitted to and approved in writing by the Local Planning Authority. This strategy will include the following components: 1. An updated site investigation scheme, based on the Geotechnical and Geoenvironmental Investigation 2022, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site. This should also include detailed baseline monitoring of groundwater elevations across the whole site, as well as groundwater quality and surface water quality baseline datasets. 2. The results of the further site investigation and baseline monitoring, the detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the written consent of the Local Planning Authority. The scheme shall be implemented as approved. Reason: To ensure that the development does not contribute to and is not put at unacceptable risk from or adversely affected by, unacceptable levels of water pollution in accordance with the National Planning Policy Framework and Policy ENV11 of the South Oxfordshire Local Plan 2035.

Groundwater Contamination Prior to the first occupation or use within a phase or sub-phase, a verification report demonstrating the completion of works set out in the approved remediation strategy for that phase or sub phase and the effectiveness of the remediation shall be submitted to, and approved in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. Reason: To ensure that the site does not pose any further risk to the water environment by demonstrating that the requirements of the approved verification plan have been met and that remediation of the site is complete, in accordance with the National Planning Policy Framework and Policy ENV11 of the South Oxfordshire Local Plan 2035.

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: · Finished Floor Levels shall be set no lower than 62.2 metres above Ordnance Datum (AOD) and will be set at 600mm above the 1% Annual Exceedance Probability (AEP) plus an appropriate allowance for Climate Change (CC), as outlined in section 7.4 of the FRA. · Ground floor levels to be set at least 150mm higher than the surrounding ground levels as outlined in section 7.4.4. · All residential development to be situated outside of the 0.1% AEP flood extent in the post development modelled scenario as outlined in sections 6.2.4 and 7.3.3 of the FRA. · Ground raising within the 1% AEP+CC flood extent to be fully mitigated for via level for level compensation to ensure floodplain capacity is maintained, as outlined in sections 7.3.5 and 7.9 of the FRA. · An overall gain of floodplain storage volume of at least 5000m3 should be achieved as outlined in section 7.9.7 of the FRA · 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. · 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 · Works to Sydling's Brook including removal of existing culverts such that flood risk associated with these culverts is reduced, as outlines in section 7.11 of the FRA. · No storage of materials within the floodplain as detailed in section 7.1.2 of the FRA. · Site plan amended to exclude parcels R3, R4 and Assisted Living from the functional floodplain, as detailed in the drawing 'Land North of Bayswater Brook Baseline Flood Extent, 1 in 20 and 1 in 30 annual probability events, figure number 332510694/4000/305, May 2024', and in sections 6.2.3 and 7.3.7 of the FRA These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme's timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development. 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.

In accordance with the approved Flood Risk Assessment, there shall be no raising of ground levels or development within the baseline pre-development Flood Zone 3B except for approved essential infrastructure, as defined on the SODC Strategic Flood Risk Assessment (March 2019). Reason: To ensure there is no increased risk of flooding to the proposed development and future users and to prevent flooding elsewhere by ensuring that compensatory storage of flood water can be provided in accordance with the NPPF and Policy EP4 of the South Oxfordshire Local Plan 2035.

In accordance with the approved Flood Risk Assessment, no development shall take place within the post-development Flood Zones 2 and 3A other than to provide for the following: (a) any outdoor playing field or sports pitch; (b) any road or parking area; (c) any footpath or cycle path; (d) any children's play equipment and hard surfaces; (e) any gates, fences, walls or other means of enclosure; (f) areas of Open Space and Green Infrastructure (g) any other category of development as shown on the approved parameter plans Reason: To reduce the risk of flooding to the proposed development and future users in accordance with the National Planning Policy Framework.

No development approved by this permission shall be commenced until a scheme for the improvement of the sewerage system to accommodate the additional wastewater flows from the development has been submitted to and approved in writing by the Local Planning Authority. The scheme shall: · Identify the network and/or wastewater treatment works improvements required to provide sufficient capacity to accommodate the development · Include a timeline of the required network and/or wastewater treatment works improvements in relation to the timescales of the development · Demonstrate that no occupation of buildings shall occur until adequate network and wastewater treatment work capacity has been created and taking account of water quality and the Water Framework Directive at the point of discharge. This may be in line with a development and infrastructure phasing plan that ensures the sewage system has capacity for the increase in foul flows before each building or commercial space is bought into use The scheme shall be implemented as approved. No occupation of buildings allowed by this permission shall occur until either the approved scheme for improvement of the sewage system has either been completed or in line with the phasing plan set out within the scheme. Reason: Sewage treatment upgrades are likely to be required to accommodate the proposed development. Any upgrade works identified will be necessary to avoid sewage flooding and/or pollution incidents in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

No construction shall take place within 5m of the water main. Information detailing how the developer intends to divert the asset / align the development, so as to prevent the potential for damage to subsurface potable water infrastructure, must be submitted to and approved in writing by the Local Planning Authority in consultation with Thames Water. Any construction must be undertaken in accordance with the terms of the approved information. Unrestricted access must be available at all times for the maintenance and repair of the asset during and after the construction works. Reason: To protect the underground strategic water main and utility infrastructure, in accordance with Policy INF1 of the South Oxfordshire Local Plan..

No development shall take place until a Bayswater Brook Landscape and Ecological Management Plan (LEMP), has been submitted to and approved in writing by the Local Planning Authority. The Bayswater Brook LEMP shall be carried out as approved and any subsequent variations shall be agreed in writing by the Local Planning Authority. The scheme shall provide a comprehensive plan for the enhancement of river habitats for the length of the Bayswater Brook which is contained within the application site. The extent and scale of the interventions should be such that a significant ecological response could be expected. The LEMP shall specify the detail of proposed interventions, including cross section and long section information, which shall be designed to create: · significant water velocity and depth diversity in the water channels; · variety in the water channels in terms of planform and channel width and depth; and · provision of coarse sediment features using gravel of an appropriate size and geological provenance. The LEMP shall set out how the above interventions are proposed to be delivered, which should include: · introduction of increased channel sinuosity · alteration of uniform incised channel cross section to create areas of 2 stage channels and improved lateral connection. Any presence of secondary channels should be for flow attenuation purposes only. Given the nature of the Bayswater Brook and the potential for very low flows during the summer months, by attempting to create flow dependant river habitats across two channels it is likely to result in compromised habitat in both channels. · creation of backwater features to mimic natural refuge areas which fish and other species can utilise during higher flows, but which also create permanent features of benefit to such species as water voles · use of lots of large woody debris (LWD) to help slow down flow, create areas of scour and deposition and develop variety in depth and velocity · creation of long reaches of gravel bed, with diversity of form encouraged by installation of LWD · channel variation created using brushwood or gravel berms · ensuring that planned river crossings comply with best practice. For example, ensuring continuation of sediment processes and species (e.g. fish movement) Each reserved matters application shall demonstrate how the proposals as part of that application accord with the approved Bayswater Brook LEMP. Reason: To ensure the protection of wildlife and supporting habitat and to secure opportunities for enhancing the site's nature conservation value in accordance with the NPPF and Policy ENV3 of the South Oxfordshire Local Plan.

Prior to commencement of development within a phase or sub-phase requiring piling/investigation boreholes using penetrative methods, the details of these works shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Environment Agency. The development of that phase or sub phase shall be carried out in accordance with the approved details. Reason: To ensure that the proposed development does not harm groundwater resources in accordance with the NPPF and Policy ENV11 of the South Oxfordshire Local Plan 2035.

A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes within a phase or sub phase shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme for a phase or sub phase as approved shall be implemented prior to the occupation of that phase or sub phase and managed thereafter in accordance with the approved details. Reason: To ensure that the proposed development does not harm groundwater resources in accordance with the NPPF and Policy ENV11 of the South Oxfordshire Local Plan 2035.

The development to which this permission relates for the detailed proposals for the Wick Farm Local Centre (as identified in condition 57 below) must be begun not later than the expiration of five 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, except as controlled or modified by conditions of this permission. Demolition drawings: 241351-XXXX-PUR-01-ZZ-DR-A-1200 Rev P02 - Building A Floor Plan 241351-XXXX-PUR-01-ZZ-DR-A-1250 - Rev P02 - Building A East Elevation 241351-XXXX-PUR-01-ZZ-DR-A-1251 Rev P02 - Building A West Elevation 241351-XXXX-PUR-02-ZZ-DR-A-1201 Rev P02 - Building B Floor Plan 241351-XXXX-PUR-02-ZZ-DR-A-1252 Rev P02 - Building B Elevations 241351-XXXX-PUR-03-ZZ-DR-A-1202 Rev P03 - Building C Floor Plan 241351-XXXX-PUR-03-ZZ-DR-A-1253 Rev P01 - Building C Elevations 241351-XXXX-PUR-04-GF-DR-A-1203 Rev P02 - Grade II Listed Barn Floor Plan 241351-XXXX-PUR-04-ZZ-DR-A-1254 Rev P01 - Grade II Listed Barn North Elevation 241351-XXXX-PUR-04-ZZ-DR-A-1255 Rev P01 - Grade II Listed Barn South Elevation 241351-XXXX-PUR-05-ZZ-DR-A-1204 Rev P03 - Grade II* Listed Well House Floor Plan 241351-XXXX-PUR-05-ZZ-DR-A-1256 Rev P01 - Grade II* Listed Well House Elevations P19-0856-DE-93A Rev 01 Demolitions Plan Existing drawings: 241351-XXXX-PUR-01-GF-DR-A1000 Rev P02 Building A Floor Plan 241351-XXXX-PUR-01-ZZ-DR-A1050 Rev P02 Building A Elevations 241351-XXXX-PUR-01-ZZ-DR-A1051 Rev P02 Building A West Elevation 241351-XXXX-PUR-01-ZZ-DR-A1060 Rev P02 Building A Sections 241351-XXXX-PUR-02-GF-DR-A1001 Rev P02 Building B Floor Plan 241351-XXXX-PUR-02-ZZ-DR-A1052 Rev P02 Building B Elevations 241351-XXXX-PUR-03-GF-DR-A1002 Rev P03 Building C Ground Floor Plan 241351-XXXX-PUR-03-ZZ-DR-A1053 Rev P01 Building C Elevations 241351-XXXX-PUR-04-GF-DR-A1003 Rev P03 Grade II Listed Barn Floor Plan 241351-XXXX-PUR-04-ZZ-DR-A1054 Rev P01 Grade II Listed Barn Elevations 241351-XXXX-PUR-04-ZZ-DR-A1055 Rev P01 Grade II Listed Barn Elevations 241351-XXXX-PUR-05-GF-DR-A1004 Rev P02 Grade II* Listed Well House Floor Plan 241351-XXXX-PUR-05-ZZ-DR-A1056 Rev P01 Grade II* Listed Well House Elevations Proposed drawings: 241351-XXXX-PUR-01-GF-DR-A-2000 Rev P01 Building A Co-Working Hub Floor Plan 241351-XXXX-PUR-01-ZZ-DR-A-2050 Rev P01 Building A Co-Working Hub Elevations 241351-XXXX-PUR-01-ZZ-DR-A-2051 Rev P01 Building A Co-Working Hub Elevations 241351-XXXX-PUR-01-ZZ-DR-A-2060 Rev P01 Building A Co-Working Hub Sections 241351-XXXX-PUR-02-GF-DR-A-2001 Rev P01 Building B Bicycle Shop Floor Plan 241351-XXXX-PUR-02-ZZ-DR-A-2052 Rev P01 Building B Bicycle Shop Elevations 241351-XXXX-PUR-03-GF-DR-A-2002 Rev P05 Building C Retail Unit Floor Plan 241351-XXXX-PUR-03-ZZ-DR-A-2053 Rev P02 Building C Retail Unit Elevations 241351-XXXX-PUR-04-GF-DR-A-2003 Rev P04 Grade II Listed Barn Floor Plans 241351-XXXX-PUR-04-ZZ-DR-A-2054 Rev P01 Grade II Listed Barn Elevations 241351-XXXX-PUR-04-ZZ-DR-A-2055 Rev P01 Grade II Listed Barn Elevations 241351-XXXX-PUR-05-GF-DR-A-2004 Rev P03 Grade II* Listed Well House Floor Plan 241351-XXXX-PUR-05-ZZ-DR-A-2056 Rev P01 Grade II* Listed Well House Elevations 241351-XXXX-PUR-06-GF-DR-A-2005 Rev P04 New Barn Cafe and Bar Floor Plan 241351-XXXX-PUR-06-ZZ-DR-A-2057 Rev P02 New Barn Cafe and Bar Elevations 241351-XXXX-PUR-06-ZZ-DR-A-2058 Rev P02 New Barn Cafe and Bar Elevations 241351-XXXX-PUR-07-GF-DR-A-2006 Rev P02 Community Centre Floor Plan 241351-XXXX-PUR-07-ZZ-DR-A-2059 Rev P03 Community Centre Elevations 241351-XXXX-PUR-07-ZZ-DR-A-2063 Rev P02 Community Centre Elevation and Sections 241351-XXXX-PUR-ZZ-SL-DR-A-2100 Rev P05 Proposed Site Plan 241351-XXXX-PUR-ZZ-SL-DR-A-2101 Rev P04 Proposed Roof Plan P19-0856-EN-116 Rev A Wick Farm Hardworks Plan P19-0856-90 Rev G Wick Farm Landscape Masterplan P19-0856-98 Rev E Wick Farm Landscape Sections P19-0856-99 Rev F Wick Farm Detailed Planting Reason: To secure the proper planning of the area in accordance with Development Plan policies.

Prior to the occupation of the Wick Farm Local Centre, details relating to the provision and siting of interpretation panels setting out the historic significance of the listed structures located within the Wick Farm Local Centre 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 these listed structure make to the public realm, in accordance with Policy ENV6 of the South Oxfordshire Local Plan 2035.

The development hereby permitted shall be implemented in accordance with the recommendations and mitigation strategy of the Wick Farm Outline Bat Mitigation Strategy v2 submitted with the application in all respects. All ecological mitigation and enhancement features shall be delivered on site prior to first use and retained as such thereafter. Any variation shall be agreed in writing by the Local Planning Authority before such change is made. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

The hours of operation for the community centre located in the Wick Farm Local Centre shall be submitted to and approved in writing by the Local Planning Authority. The hours of operation shall have regard to and be informed by the noise assessment for the Wick Farm Local Centre to be approve through Condition 61. The hours of operation for the community centre shall thereafter be carried out in accordance with the approved details. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035

Prior to the commencement of development of the mixed-use local centre, a noise assessment for the community centre and the Class E uses, together with a detailed scheme of mitigation for protecting occupants and surrounding residents from the internal and external noise shall be submitted. The scheme shall be approved in writing by the Local Planning Authority and the details shall be implemented in accordance with the approved scheme. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development of the Wick Fam Local Centre, a scheme for the landscaping of the local centre shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme shall include: i) the planting of live trees and shrubs, ii) locations of trees and tree pits in a crated design iii) the treatment of the access road and hard standings, and the provision of boundary treatments iv) schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), v) the identification of the existing trees, hedgerows and shrubs on the site to be retained (noting species, location and spread) and root protection areas, vi) any earth moving operations and finished levels/contours, vii) details of play areas viii) details of street furniture (seating, bins, boundary treatments) ix) implementation programme. The landscaping scheme shall be implemented in the first planting season after first occupation or in accordance with a programme submitted as part of the scheme, and thereafter be maintained in accordance with the approved Landscape and Ecology Management Plan. 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 phase, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, shall be planted in the first available planting season with species first approved 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 new build non-residential development hereby approved shall achieve a minimum BREEAM Rating of Excellent. Prior to completion of each building a Design Stage Certificate for that 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 6 months of occupation of any non-residential 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 that building. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

No loudspeakers or other sound amplification equipment shall be used in the external areas of the site of the community centre located in the Wick Farm Local Centre. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035