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, WWF-MAK-ST-XX-DR-A-80-3100 P01, OP1-001, 8674-AP, WWF-MAK-ST-00-DR-A-80-1100 P01, WWF-MAK-SW-XX-DR-A-80-1002 P01, WWF-MAK-ST-R1-DR-A-80-1101 P01, WWF-MAK-SW-XX-DR-A-80-1500 P01, WWF-MAK-SW-XX-DR-A-80-1503 P01 and OP1-002, 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.

The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans/supporting documents 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.

Prior to the construction of any development above slab level 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 including any new access gates, 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 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.

The development hereby approved shall be implemented strictly in accordance with all of the measures stated in sections 9.2, 9.3.1, 9.4, and 9.5 of the supporting Preliminary Ecological Appraisal (John Wenman Ecological Consultancy, December 2024, Ref: R2823_PEA_a DRAFT). Reason: To minimise the ecological impacts of development, in accordance with Policy ENV2 of the SOLP and paragraphs 187 and 193 of the NPPF.

Prior to the first use of the development, a biodiversity enhancement plan (BEP) for the application site shall be submitted to and approved in writing by the local planning authority. The BEP shall provide full details (specification, position, height, orientation, etc.) of enhancement measures to be provided onsite and be consistent with the recommendations made in section 9.6 of the supporting Preliminary Ecological Appraisal (John Wenman Ecological Consultancy, December 2024, Ref: R2823_PEA_a DRAFT). Thereafter, the approved BEP shall be implemented onsite and all enhancement measures provided prior to the first use of the development. Reason: To secure the provision of biodiversity enhancements onsite, in accordance with Policy ENV3 of the SOLP and paragraphs 187 and 193 of the NPPF.

No external lighting shall be installed on the site other than in accordance with details, which have first been submitted to and approved in writing by the Local Planning Authority. Details shall include location of the external lights and product specification. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to occupation of the development hereby permitted the proposed means of access onto Shiplake Row is to be formed 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. 8674/AP, shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 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. P01, 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.

Any gates provided shall be set back a minimum of 5.0 metres from the edge of the carriageway and shall open inwards into the site. Reason: To ensure that vehicles may wait clear of the highway while the gates are opened or closed in the interests 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, an Electric Vehicle Charging Point shall be installed 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.

The development hereby permitted shall only be used for private equestrian purposes and shall not be used for any other commercial use. Reason: To secure the proper planning of the area and in the interest of neighbouring amenity, in accordance with Development Plan policies.

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. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Notes: The hydraulic model must be run in the latest FEH format. Currently, this is FEH 22. Cv values must be set at 0.95. An exceedance plan must be provided. Each 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.

Prior to the commencement of development, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. 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. 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.

No development shall commence on site until a Habitat Management and Monitoring Plan (HMMP), to be provided in conjunction with the Biodiversity Gain Plan, has been submitted to and approved in writing by the Local Planning Authority. The HMMP must include: a) A non-technical summary; b) The roles and responsibilities of the people or organisation(s) delivering the HMMP; c) The planned habitat creation and enhancement works to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; d) The management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; e) The monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the Local Planning Authority. Monitoring reports shall be produced and submitted to the Local Planning Authority on years 1, 3, 5, 10, 15, 20, 25 and 30 after the completion of development. No use or occupation of the development shall take until written notice confirming the date of the completion of the development has been given to the council. Thereafter the HMMP shall be implemented onsite as approved. REASON: To ensure the development delivers onsite biodiversity net gain measures in accordance with Policy ENV3 of the South Oxfordshire Local Plan, and paragraphs 187 and 193 of the NPPF, and Schedule 7A of the TCPA.