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, PA01-70, PA01 A-90A, PA01 A-91A, PA01-92, PA01 A-93B, PA01-300, PA01-301, PA01-302, PA01-303, PA01-304, PA01-305, PA01-306, PA01-100, PA01-101, PA01-102, PA01-103, PA01-104, PA01-105, PA01-106, PA01-107, PA01-200, PA01-201A, PA01-202A, PA01-203A, PA01-204, PA01-205, PA01-206A, PA01-400, PA01-401, PA01-402, PA01-403B, PA01-500, PA01-501, PA01-502, PA01-503, PA01-504 and PA01-505, 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.

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development and to safeguard the special architectural interest, historic fabric and setting of listed buildings in accordance with Policies DES1, DES2 and ENV7 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S3253/DIS

No development above slab level shall take place until a detailed specification of the type, design and external finish of all windows, external doors and roof lantern have been first been submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development and to safeguard the special architectural interest, historic fabric and setting of listed buildings in accordance with Policies DES1, DES2 and ENV7 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S3253/DIS

Prior to the commencement of development, a full surface water drainage scheme in accordance with the surface water drainage hierarchy as set out in Part H of the Building Regulations, including details of the size, position and construction of drainage works, shall be submitted to, and approved in writing by, the Local Planning Authority. The drainage scheme shall be designed to accommodate a 1 in 30 year storm + 40% CC and shall be implemented in accordance with the approved details prior to the occupation of the development hereby approved. 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. Related application(s): P25/S3253/DIS

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 scheme shall include details of the size, position and construction of the drainage scheme, all coupled with calculations to evidence this. Thereafter the scheme as approved shall be implemented prior to the 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. Related application(s): P25/S3253/DIS

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. Related application(s): P25/S3253/DIS

Prior to the construction of any development above slab level a scheme for the landscaping of the site, including the planting of replacement 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. Related application(s): P25/S3253/DIS

No development shall take place, including vegetation clearance, demolition or ground works, unless and until a Construction Method Statement for protected species is submitted to and approved in writing by the Local Planning Authority. This shall be produced by a suitably qualified ecologist. It shall include details of the role of an Ecological Clerk of Works and a toolbox talk to be given to contractors before works begin. The Construction Method Statement shall describe Reasonable Avoidance Measures to be employed during construction to avoid impacts on roosting bats, including: a. Details of ecological supervision/watching brief during roof stripping works and areas to be stripped using hand tools only; b. Details (including specification, location, height and orientation) of alternative bat roosting space to be provided on site before any works start; c. Timing of works (works only outside the summer bat active season; works only during daytime); d. Measures to limit lighting, dust, vibration and noise to be employed throughout the works. The Construction Method Statement shall also include details of measures to be employed to protect other species during vegetation clearance works, including: 1. Badger, hedgehog and other small animals (including measures to be employed to avoid these species becoming trapped in excavations) 2. Hazel dormouse (including details of an ecological watching brief during clearance of all hazel scrub) 3. Nesting birds (including vegetation clearance timings and/or arrangements for ecological supervision) 4. Reptiles (including details of a directional two-stage cutting regime of any rough grassland to encourage any reptiles out of the works area, plus rules for siting building materials and waste to avoid them being used as temporary refuges). The Construction Method Statement shall include the procedure to be followed in each case if a protected species is found on site. 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 Related application(s): P25/S3253/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 protect the conservation status of local bat populations, by: a) identifying those areas/features on site that are likely to be both 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) demonstrating that the design and siting of the proposed lighting installation will not disturb or prevent bats using the areas identified in a) (through provision of appropriate lighting plans, isolux contour maps and technical specifications) All external lighting shall be installed in accordance with the specifications and locations set out in the approved strategy. Under no circumstances should any other external lighting be installed without the written approval of the local planning authority. Reason: To avoid impacts on bats from insensitive external lighting in line with Policy ENV2 of the South Oxfordshire Local Plan.

Prior to the commencement of the stable block or garden room developments above new slab level, details (including specification, position, height, orientation) of a scheme of features to be provided for protected and priority species, 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: two 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 be retained and maintained thereafter. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV2 of the South Oxfordshire Local Plan, The South and Vale Joint Design Guide and paragraphs 187d and 193d of the NPPF . Related application(s): P25/S3253/DIS

No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR150, or a 'Further Licence') and with the proposals detailed on plan "The Old Rectory: Impact plan for great crested newt District Licensing (Version 1)" dated 20th February 2025. Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR150, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.