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, P10A, P06A, P01A, P07A, P08A, P05, P09, P03A, P02A and P04A, 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 the commencement of any site works or operations, 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. Written approval must be obtained prior to commencement of any site works. The Arboricultural Method Statement must include the following: (1) The Tree Protection Plan needs to be submitted in a format and scale that can be enlarged and used on site; (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. To help the contractor position the fencing correctly, dimensions from fixed points should be shown on the TPP. Protective fencing (or the position of existing fencing) needs to be shown to prevent access to the TPO Woodland located to the north; (3) The definition of areas for the storage or stockpiling of materials (including sections of the prefabricated building), temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage. Trees within 15m of the site compound need to be shown plotted on the TPP and appropriate tree protection measures shown. (4) Construction access route needs to be shown on the TPP; (5) Confirmation that prefabricated annexe sections and all building materials can be pedestrian carried across the site. If crane use is envisaged, then an appropriate method statement will be required to demonstrate that damage to retained trees will be minimal; (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; (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. (8) A technical specification for the screw pile foundation design and their locations demonstrating absolute minimal soil excavation, soil compaction or soil contamination within the root protection area of the adjacent trees; (9) A method statement for installing the screw piles, demonstrating that significant roots (greater than 25mm diameter) will be retained and protected; (10) 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; and (11) A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities. 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 protected by a Tree Preservation Order and those within the National Landscape which are visually important in accordance with policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035

No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been 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 or reduce impacts during construction (may be provided as a set of method statements and should include measures to protect the adjacent river and the onsite trees, a reasonable avoidance measures strategy to protect reptiles and common toads, and measures to prevent harm to any other protected or priority species that may be present on the site during works). 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) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person. h) Use of protective fences, exclusion barriers and warning signs. The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority. Reason: To minimise impacts on biodiversity and waterways in accordance with the NPPF and policies ENV2 and ENV4 of the South Oxfordshire Local Plan 2035.

Prior to the construction of any development a scheme for the landscaping of the site, including the planting of live trees and shrubs, 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 the development 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.

Prior to the commencement of the development details of biodiversity enhancements, to include integral bird and bat boxes, tiles or bricks built into the fabric of the new building and around the site, the native-species green roof, and native planting along the riverbank, shall be submitted to, and approved in writing by the council. Thereafter, the approved enhancements will be installed as agreed under the supervision of a suitably qualified ecologist. A brief letter report, confirming that the boxes, bricks or tiles have been installed, including a simple plan showing their location and photographs of the boxes, bricks or tiles in situ, is to be submitted to and approved in writing by the Council. Reason: To incorporate biodiversity improvements in and around developments in accordance with the NPPF and local policy ENV3, and enhance the function and setting of the watercourse and its biodiversity in line with local policy ENV4.

No installation of external lighting shall commence 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 LPA. 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 local policy ENV12.

The development shall be carried out in accordance with the submitted flood risk assessment (Flood Risk Assessment Rev A - September 2024) and the following mitigation measures it details: · There shall be no raising of existing ground levels on the site, in accordance with the submitted FRA Reason: To prevent an increase in flood risk elsewhere by ensuring that the flow of flood water is not impeded, and the proposed development does not cause a loss of floodplain storage in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

The development hereby permitted shall only be constructed in the materials specified on the plans 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.