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, 3771-EVE-ZZ-ZZ-DR-C-9001-P03, AIA01 Rev A, 19283-THPW-XX-XX-DR-A-0217B, 19283-THPW-XX-XX-DR-A-0215B, 19283-VEC-XX-XX-DR-L-2001-P05, 19283-THPW-XX-XX-DR-A-0210A, 19283-THPW-XX-XX-DR-A-0211B, 19283-THPW-XX-XX-DR-A-0213G, 19283-THPW-XX-XX-DR-A-0216B, 19283-THPW-XX-XX-DR-A-0219, 19283-THPW-XX-XX-DR-A-0218C, 19283-THPW-XX-XX-DR-A-0212B and 19283-THPW-XX-XX-DR-A-0214I, 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.

No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR112, or a 'Further Licence') and with the proposals detailed on plan "Hadden Hill Retail Park: Impact Plan for great crested newt District Licensing (Version 1)", dated 7th February 2024. Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR112, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communites Act 2006.

No development shall commence, except for demolition and site clearance until a full surface water drainage scheme has been submitted to, and approved in writing by the Local Planning Authority. The drainage scheme shall be designed in accordance with the strategies set out in the approved drainage strategy documents. Thereafter, the approved scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

No development shall commence, except for demolition and site clearance until a full foul water drainage scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the method, levels, size, position and construction of the drainage scheme and shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Reason: To ensure the proper provision of foul water drainage, to ensure flooding and pollution is not exacerbated in the locality and to mitigate conflicts against the surface water drainage in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby approved (excluding demolition) a scheme for the landscaping of the site, 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 scheme shall be carried out in the first planting season following completion of the development hereby approved and thereafter be maintained in accordance with the approved scheme. In the event of any of the trees or shrubs so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, of a species first approved by the Local Planning Authority, shall be planted and properly maintained in a position or positions first approved in writing by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be kept in place during the entire course of development. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Construction of the development hereby approved (excluding demolition) shall not commence until full details of proposed subterranean drainage and services have been submitted to and approved in writing by the local planning authority. Thereafter the development shall be completed in accordance with the approved details. 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 until a Construction Traffic Management Plan (CTMP) has been submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be implemented prior to any works being carried out on site and shall be maintained throughout the course of the development. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to completion of the development a detailed plan of the proposed cycle parking facilities must be submitted to and approved in writing by the Local Planning Authority. Thereafter, the building shall not be occupied until the cycle parking has been provided in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

All trees to be planted within hard surface areas shall be planted in the first planting season after the first use of the buildings. The trees must be planted into site specific tree pits. The tree pits are to be a crated pit design that incorporates technology that will enable trees to successfully grow in hard surface environments. The pits must provide the significant quantities of growing medium required to allow the trees to become established and grow on to maturity, sustaining the trees in a healthy condition and allow for ease of maintenance. Details of the tree species and the tree pits shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development on the site. In the event of any of the trees so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree of a species first approved by the Local Planning Authority, be planted and properly maintained. 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 development hereby approved shall achieve a minimum BREEAM Rating of excellent as indicated in the BREEAM pre-assessment report produced by Insignis Consulting Engineers. Prior to completion of the building a Design Stage Certificate for the building (prepared by an accredited Building Research Establishment Assessor) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate that BREEAM (or any such equivalent national measure of sustainable national measure of sustainable building which replaces that scheme) rating 'excellent' has been achieved for this development. Within 3 months of occupation of the building, evidence shall be submitted in the form of a Post Construction Certificate (prepared by Building Research Establishment qualified assessor) to demonstrate full compliance with the specified BREEAM standard for the building and site. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to first use and occupation of the development Electric Vehicle Charging Points must be installed in the car park. Reason: To ensure sustainable forms of transport are provided in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall be implemented in accordance with all the ecological avoidance, mitigation and enhancement measures stated in sections 6.3.7 to 6.5.1 (inclusive), and Appendices 04/05 of the supporting Preliminary Ecological Appraisal & Biodiversity Net Gain Assessment (March 2024, Smeeden Foreman). This condition requires the erection and retention of bat boxes, as shown on page 9 of Appendices 04/05. These bat boxes shall be installed prior to first use of the development. Reason: To minimise the ecological impacts of development and secure biodiversity enhancements on-site, in accordance with Policies ENV2 and ENV3 of the SOLP, and paragraphs 180 and 186 of the NPPF.

The development hereby permitted shall only be constructed in the materials specified on the plan hereby approved or in materials which shall previously have been approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.