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, 170161.A.Pr.320 Rev D, 170161.A.Pr.90 Rev D, 170161.A.Pr.240 Rev D, 170161.A.Pr.80 Rev D, 170161.A.Pr.200 Rev D, 170161.A.Pr.210 Rev D, 170161.A.Pr.220 Rev D, 170161.A.Pr.230 Rev D, 170161.A.Pr.110 Rev D, 170161.A.Pr.100 Rev D, 20-012-M-001, 170161.A.Pr.120 Rev D, 170161.A.Pr.300 Rev D and 170161.A.Pr.310 Rev D, 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 any works starting on site, a Construction Method Statement for great crested newt (GCN) shall be submitted to and approved in writing by the Local Planning Authority. This shall be produced by a suitably qualified ecologist and shall describe Reasonable Avoidance Measures to be employed during construction to avoid impacts on any GCN dispersing across the site, including: 1. Appointment of an Ecological Clerk of Works, who will give a toolbox talk to all contractors at the outset of works; 2. Rules for siting and storage methods of building materials and site waste to minimise risks of GCN using them as temporary refugia (such as use of pallets for materials storage, avoidance of storage on grass and vegetated garden areas, and prompt removal of waste). 3. Sensitive methods for clearance of vegetation and removal of any piles of debris or other potential refuges, under ecological supervision. 4. Procedure to be followed if a newt is discovered during works. The approved Construction Method Statement shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: To avoid impacts on protected species during construction, in line with Policy ENV2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development, with the exception of any demolition, a full surface water drainage scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The design of the surface water drainage system shall be in accordance with the non-statutory technical standards for sustainable drainage systems, including details of BRE 365 soakage testing, levels, size, position and construction of all drainage works. The drainage scheme shall be sized to accommodate a minimum of the worst case 1 in 30 year storm, with evidence to demonstrate that the site can accommodate the worst case 1:100 year storm + 40% Climate Change storm, without any flows exiting up to this storm event and any storage on site not causing a nuisance or flooding to property. A surface water discharge to a Thames Water recorded foul sewer will not be permitted under any circumstance. The approved scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Notes BRE 365 percolation testing in log format must be provided. Logs must show ground level, location and full dimensions of the test pits. Cv values must be set at 0.95. A contributing areas plan must be provided. An exceedance plan must be provided. The building must contain a bio retention feature. This could be in the form of a rain water planter/garden. Full construction details of all surface water drainage components including hard standing areas, must be provided. Drainage layout from Rain Water Pipe must be provided. 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, with the exception of any demolition, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall include details of method, levels, size, position and construction of the drainage scheme. The approved scheme shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. Notes Percolation testing undertaken in accordance with BS 6297 must be provided. Hydraulic calculations must be provided. Full construction details of all foul water drainage components must be provided. Drainage layout from Soil Vent Pipe must be provided. 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.

Prior to the commencement of the development above new slab level, details (including specification, position, height, orientation) of a scheme of biodiversity enhancements to be provided, shall be submitted to and approved in writing by the local planning authority. The scheme shall be designed in conjunction with a suitably qualified ecologist and bird/bat boxes on buildings shall be integrated into the fabric of the development. A minimum number of biodiversity enhancement features shall be provided onsite as follows: one integrated bird nest box for house sparrow Passer domesticus or swift Apus apus, one integrated bat box, and one bat box on a retained tree. Thereafter, the development shall be implemented in accordance with the approved details. All features shall be provided prior to first use and shall subsequently be maintained and retained. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV2 of the South Oxfordshire Local Plan 2035 and paragraphs 180 and 186 of the NPPF.

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development in accordance with Policies DES1 and DES2 of the South Oxfordshire Local Plan 2035.

No external lighting shall be installed on site unless and until a sensitive lighting strategy for bats is submitted to and approved in writing by the Local Planning Authority. The strategy shall: 1. identify those areas/features on site that are likely to be both particularly sensitive for bats and vulnerable to disturbance from artificial lighting, including: known or potential breeding sites, resting places, foraging areas or important routes used to access key areas of their territory. 2. show how and where external lighting will be installed (through provision of appropriate lighting plans, isolux contour maps and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites or resting places. All external lighting shall be installed in accordance with the specifications and locations set out in the strategy. Under no circumstances should any other external lighting be installed without the prior consent from the local planning authority. Reason: To avoid impacts on bats from insensitive external lighting in line with Policy ENV2 of the South Oxfordshire Local Plan 2035.

Prior to first occupation, all carbon reduction energy efficiency measures shall be implemented in accordance with the Energy Statement hereby approved and a Verification Report shall be submitted to the Local Planning Authority and approved in writing. The Verification Report shall demonstrate (with photographic evidence) that the energy efficiency measures have been implemented. These measures shall be retained and maintained as such thereafter in accordance with the Energy Statement and Verification Report. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, an Electric Vehicle Charging Point shall be installed for the dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport in accordance with Policies TRANS5, ENV12 and EP1 of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A and B of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the adjoining properties and the character of the area in accordance with Policies DES1, DES2 and DES6 of the South Oxfordshire Local Plan 2035.