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, P360-GA-2.01 P1, P360-AP-0.01 P1, 23036_001, P360-LP-0.00 P1, P360-SP-0.00 P1, P360-SP-0.01 P1, P360-SP-1.00 P1, 23036_TR002, P360-TP-0.02 P1, P360-DP-0.01 P1, P360-GA-1.01 P1, P360-GA-1.02 P1, P360-EX-1.11 P1, P360-GA-1.11 P1, P360-EX-0.10 P1, P360-GA-0.11 P1, P360-GA-0.00 P1, P360-GA-0.01 P1 and P360-GA-0.02 P1, 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 implementation of the relevant part of the works samples of all materials to be used in the external construction and finishes of the development hereby permitted shall be 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 STRAT1. ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S2860/DIS

The tree protection details as shown on the approved plan TPP-01 Rev1 and as detailed in the supporting Arboricultural Method Statement Ref: 0324-100132, Prepared by Peter Wilkins BA (Hons) MArborA MIEnvSc. CEnv, dated March 2024 shall be put in place prior to any on site works. Following the conversion and extension of the existing Old Stable building and prior to the commencement of any site works or operations relating to the new dwelling and associated landscaping and access arrangements, including demolition and site clearance relating to the development hereby permitted, an Arboricultural Method Statement and accompanying Tree Protection Plan shall be submitted to and approved in writing by the Local Planning Authority. 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 reinstatement 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. This will also need to detail a no-dig construction for the refuse bin area within the RPA of T1 (Norway spruce). (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. At this site details (and a cross-section plan) will be required on the widening of the existing access and how the new no-dig within the RPA of T2 (Robinia) will be tied into existing levels and the existing vehicle entrance with Horsepond Road. (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. This will need to include a list of critical construction activities that requires arboricultural supervision. Thereafter the development shall be carried out in accordance with the approved details with the agreed measures being 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.

Prior to the commencement of the development above slab level hereby approved a scheme for the landscaping of the site, including the planting of live trees and shrubs, the treatment of the access road and hard standings, and the provision of boundary treatment 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 implemented prior to the first occupation or use of development 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 avoid impacts on protected species and other ecological features and to help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S2860/DIS, P25/S3466/DIS

Prior to the commencement of the new dwelling hereby approved (including vegetation clearance) a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following: a) Risk assessment of potentially damaging construction activities. b) Identification of biodiversity protection zones . c) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction. For clarity, this shall include (1) a detailed method statement describing timing and methods of building demolition, vegetation clearance and post-clearance destructive search in respect of nesting birds and reptiles (2) a method statement for measures to protect the adjacent orchard Priority Habitat from adverse impacts during construction. d) The location and timing of sensitive works to avoid harm to biodiversity features. e) The times during construction when specialist ecologists need to be present on site to oversee works. f) Responsible persons and lines of communication. g) Use of protective fences, exclusion barriers and warning signs. The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. REASON: To avoid impacts on protected species and other ecological features during construction, in line with Policy ENV2 of the South Oxfordshire Local Plan 3035.

All works of demolition, stripping out and conversion of the Old Stable building shall be undertaken in strict accordance with the recommendations for mitigating impacts on nesting birds, as set out in Section 4.3 of the Ecological Appraisal (Cherrywood ecology dated 13 April 2023) hereby approved. ecological supervision/a pre-commencement check for bird nests and would allow them to get on quicker. Reason: To avoid impacts on protected species and to ensure ecological supervision and a pre-commencement check for bird nests in accordance with with Policy ENV2 of the South Oxfordshire Local Plan 3035.

Prior to the first occupation of the new dwelling hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and 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 (for clarity, this shall include the retained and enhanced orchard to the south and east of the site) b) Ecological trends and constraints on site that might influence management. c) Proposals for ecological enhancements for habitats and species. 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 30-year period). h) Details of the body or organization responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall include details of the 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 approved plan will be implemented in accordance with the approved details and management prescriptions implemented across the site for the plan period. REASON: To ensure that habitats are created and managed for biodiversity to maximise their ecological value and deliver a biodiversity net gain, in line with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan.

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 as recommended in Table 18 of the EA report (Cherrywood Ecology, dated 13 April 2023), 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 shall be integrated into the fabric of the development. A minimum number of biodiversity enhancement features shall be provided onsite as follows: two integrated bird boxes for swift Apus apus, two integrated bat boxes (separate from any provision required under a European protected species licence), four bird nest boxes on retained trees. Additionally, any new fencing to be provided to boundaries will be fitted with hedgehog fence tunnels (sufficient to connect each plot to two separate adjacent plots or to one other plot and open space as appropriate). Finally, a hibernaculum for reptiles shall be provided within the offsite orchard under the applicant s ownership. Thereafter, the development shall be implemented in accordance with the approved details and all features provided prior to first use. 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 Related application(s): P24/S2860/DIS

No external lighting shall be installed at the site until, a sensitive lighting strategy for bats has been submitted to and approved in writing by the Local Planning Authority. The strategy shall: a) identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites or resting places or along important routes used to access key areas of their territory, for example for foraging; and b) show how and where external lighting will be installed (through provision of appropriate lighting contour plans 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. If no external lighting is proposed, this should be confirmed in writing to the Local Planning Authority before any works start on site. REASON: To protect the rural night time character of the area and avoid impacts on bats from insensitive external lighting in line with Policies STRAT1, ENV1, ENV2, DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S3466/DIS

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 Cv values must be set at 0.95. 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. Full construction details of all surface water drainage components including hard standing areas, must be provided. Drainage layout from RWP must be provided. A manhole schedule must be provided. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S2860/DIS, P25/S3466/DIS

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 BS6297 percolation testing, method, levels, size, position and construction of the drainage scheme. Notes Hydraulic calculations must be provided. Full construction details of all foul water drainage components must be provided. Drainage layout from SVP must be provided. A manhole schedule 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 policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P24/S2860/DIS, P25/S3466/DIS

Prior to the first occupation of the development, the existing means of access onto 'Gallowstree Common', shall be improved and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

The vision splays shown on drawing no. 001, shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.6 metres as measured from carriageway level. Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, hereby approved, the parking and turning areas shall be provided in accordance with drawing no. P360_AP_0.01, P1, and 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 hereby approved, no less than two Electric Vehicle Charging Points shall be installed (one for the new dwelling and one for the holiday let) 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.

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.

The air source heat pumps hereby approved shall meet Microgeneration Installation Standard: MCS 020 to qualify as permitted development. If this MCS Certification cannot be met, the approved air source heat pumps shall be so installed, maintained, and operated so as to ensure that the rating noise level from the equipment does not exceed the background noise level at the boundary of the premises. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS4142 (2014) 'Method for rating industrial and commercial sound'. The measurement location shall be 1 metre from the facade of the nearest noise sensitive receptor. In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the persons responsible/owner shall investigate and undertake works to resolve the problem to the satisfaction of the local planning authority. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

The solar PV equipment hereby approved shall not protrude more than 0.2 metres beyond the plane of the wall / roof slope when measured perpendicular to the external surface of the wall / roof slope; and shall be removed as soon as reasonably practicable when no longer required. Reason: In the interests of the visual appearance of the development in accordance with Policies STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The rooflights hereby approved shall be set flush with the plane of the roof in which they are to be inserted. 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.

Prior to the first occupation of the accommodation the first floor window in the southwest elevation and the rooflight across the first floor of the northwest elevation of the converted 'old stable' building hereby permitted shall be glazed in obscure glass with a minimum of level 3 obscurity, and shall be fixed shut below 1.7 metres from finished floor level of the rooms in which they to be inserted, and shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

The converted 'old stables' building hereby permitted may be used as ancillary accommodation for the host property and as holiday accommodation. No part of the accommodation shall be let by the same person(s) for a period exceeding 28 days in any 90 day period. Reason: The site lies in an area where new development is strictly controlled and the proposal has only been justified on the grounds of its benefit to local tourism (Policies CP3, CP4 and CP31 of the adopted Local Plan 2031 Part 1).

The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must 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' and 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.