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, 3867-212B, 3867 210C, MW.2308.CLD.TPP.RevC, 3867-213, C3099-01B, 3867-214, 3867-111, MW.2308.CLD.TS.RevA and 3867-211E, 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 materials to be used in the external construction and finishes of the development hereby permitted shall be those specified on the plans and on pages 14 and 15 of the submitted Design and Access Statement prepared by STL (document reference 3867-PDAS 2024-06) 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.

The vision splays shown on the approved plan 3867/211E 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 the approved plan 3867/211E 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 construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, and the provision of any new gates and 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 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): P25/S1716/DIS

The tree protection, as shown on the approved plan MW.2308.CLD.TPP.RevC and as set out in the approved Arboricultural Impact Assessment Revision C issued 2024.11.14 prepared by Mark Welby Consulting Arborists, including the arboricultural supervision recommended in section 3.12 - 3.13, shall be implemented in accordance with the submitted details and put in place prior to any on site works including demolition and thereafter retained in situ for the duration 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.

Proposed subterranean drainage, electrical and other services shall be routed outside the root protection areas of trees and construction exclusion zones (CEZs) as shown on approved plan MW.2308.CLD.TPP.RevC, unless otherwise agreed in writing by the Local Planning Authority. 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 occupation of the development hereby approved the surface water drainage scheme serving the development shall be implemented in accordance with the following approved details and plans; Impermeable Areas & Exceedance Flow Route Plan reference C3099-02D, Location and Block Plan reference 3867 210C, Site Plan Proposed reference 3867 211E, SuDS Report Rev E, Surface Water Maintenance and Management reference C3099-04E and Surface Water Strategy Layout reference C3099-03E, unless otherwise agreed in writing by the Local Planning Authority. 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 unless and until an allocation agreement or similar document confirming the agreement of a Local Offsetting Provider to deliver a minimum of 0.51 area biodiversity units and confirming the allocation of these units to the development on the statutory biodiversity gain register, has been submitted to and agreed in writing by the Local Planning Authority. The written approval of the Council shall not be issued before the agreement has been issued by the Offsetting Provider. The details of biodiversity enhancements shall be documented by the Offsetting Provider and issued to the Council for their records. Reason: To compensate for the net loss of biodiversity resulting from the development by providing biodiversity enhancements offsite in accordance with Policy ENV3 of the South Oxfordshire Local Plan/ Core Policies 45 and 46 of the Vale of White Horse Local Plan and paragraphs 180 and 186 of the NPPF. Related application(s): P25/S1716/DIS

Prior to any works starting on site, a Construction Method Statement for protected species 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: 1. Badger, hedgehog and other small animals (including measures to be employed to avoid these species becoming trapped in excavations) 2. Nesting birds (including vegetation clearance timings and/or arrangements for ecological supervision) 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. Related application(s): P25/S1716/DIS

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: three integrated bird nest boxes for house sparrow Passer domesticus or swift Apus apus, and two integrated bat boxes. 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 and paragraphs 180 and 186 of the NPPF Related application(s): P25/S1716/DIS

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: a) 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. b) 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 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. Related application(s): P25/S1716/DIS

The development must be carried out in compliance with the approved Working Method Statement for great crested newts prepared by NKM Associates dated 16 October 2024 submitted in support of the application in all respects. Any variation shall be agreed in writing by the Local Planning Authority. Reason: To avoid impacts on great crested newts during construction, 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.