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, EEP V1, 8805.BS, 8805-BEX, 8805-BPR, 8805-EX and 8805-PREX, 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: a) Appointment of an ecological clerk of works, who will give a toolbox talk to all contractors at the outset of works; b) 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). c) Procedure to be followed if a GCN 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. A closing-out report, including details of the methods used, and any GCN found, is to be issued to the council prior to first use of the development, and within 4 weeks of its completion. Reason: To ensure that GCN, which are a protected species, are not adversely affected by the proposals in accordance with wildlife legislation, the NPPF, and policy ENV2 of the South Oxfordshire Local Plan 2035.

No above ground development (with the exception of demolition works) shall commence until a scheme for the landscaping of the site, including the planting of live trees and shrubs, has been 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 implemented prior to the first occupation of the dwelling 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.

No above ground development shall commence until details of all boundary walls, fences and any other means of enclosure have been submitted to and approved in writing by the Local Planning Authority. All such approved means of enclosure shall be erected prior to the first occupation of the development. 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.

The development shall not be occupied until the parking and turning areas have been provided in accordance with drawing no.8805/BPR. The parking and turning areas shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, wildlife-friendly landscaping and biodiversity enhancements, as prescribed in the submitted Ecological Enhancement Plan (Wharton Natural Infrastructure Consultants, dated 03/07/2024), are to be installed on or around the site under the supervision of a suitably qualified ecologist. This condition shall be discharged through the submission of a brief letter report from the ecologist, within 6 months of the completion of the development, confirming that the enhancements have been installed, including a simple plan showing their location and photographs of the enhancements in situ. For the avoidance of doubt this condition will not be discharged until the brief letter report from the ecologist has been approved in writing by the Local Planning Authority. Reason: To incorporate biodiversity improvements in and around developments in accordance with the NPPF and policy ENV3 of the South Oxfordshire Local Plan 2035.

The development shall not be occupied until a closing-out report, which includes details of the methods used during construction to mitigate any impact on bats and other protected species as stated in sections 5 & 6 of the approved Daytime Bat Walkover Survey report, and which records any bats or signs of bats found during construction is produced and submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt the closing-out report shall be submitted within 4 weeks of completion of the development. Reason: To ensure that bats, which are protected species, are not adversely affected by the proposals in accordance with wildlife legislation, the NPPF, and policy ENV2 of the South Oxfordshire Local Plan 2035.

The development shall be carried out in accordance with the details given in section 5.3 of the updated Daytime Bat Walkover Survey report (Wharton Natural Infrastructure Consultants - dated 5th September 2024 - ref: 240702 1859 DBW V2) unless otherwise agreed in writing by the council. Reason: To ensure that bats, which are protected species, are not adversely affected by the proposals in accordance with wildlife legislation, the NPPF, and local policy ENV2 of the South Oxfordshire Local Plan 2035.

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.

No external lighting shall be installed until a report detailing the lighting scheme, and how this will not adversely impact upon wildlife, has been submitted to and approved in writing by the Local Planning Authority. The report (if external lighting is to be installed) shall include the following figures and appendices: - A layout plan with beam orientation - A schedule of equipment - Measures to avoid glare - An isolux contour map showing light spillage to 1 lux both vertically and horizontally, areas identified as being of importance for commuting and foraging bats, and locations of bird and bat boxes. The approved lighting plan shall thereafter be implemented as agreed. Reason: To limit the impact of light pollution from artificial light on nature conservation in accordance with paragraph 191 of the NPPF and policy ENV12 of the South Oxfordshire Local Plan 2035.