Planning Application Details

Development shall not commence until details of the reserved matters of access, appearance, landscaping, layout, scale have been submitted to and approved in writing by the Local Planning Authority. In the case of any reserved matter, application for approval must be made not later than the expiration of three years beginning with the date of the grant of outline planning permission. Thereafter the development shall commence not later than whichever is the later of the following dates: (a) the expiration of three years from the date of this permission; or (b) the expiration of two years from the final approval of the reserved matters, or in the case of approval on different dates, the final approval of the last such matter to be approved. 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, A_2423 EX105 and A_2423 EX100, 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 phase or sub phase of the development shall begin until a detailed sustainable drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the local planning authority. This shall be based on the Drainage Strategy Issue 1 dated 09/04/2025 by Flow Drainage Design, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the surface drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: Drainage Catchment Plans and outline strategy for the entire development; Infiltration testing in accordance with BRE 365. Information on proposed discharge rates with the overall discharge from the site restricted to the 1 in 1yr greenfield runoff rate for the worst case 1 in 1yr storm and the QBar greenfield runoff rate for the worst case 1:100yr + 40% storm; Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data; Fully detailed sustainable surface water drainage layouts; Proposed site levels, floor levels and an exceedance plan; SUDS features and sections;; Drainage Construction Details; Maintenance and Management Plan covering all surface water drainage and SUDS features. 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 phase or sub phase of the development shall begin until a detailed foul drainage scheme sufficient for the associated phase or sub phase and any upstream catchments, has been submitted to and approved in writing by the local planning authority. No building shall be occupied until the foul drainage works to serve that section of the development have been carried out and completed in accordance with the approved details. 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.

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 non-technical summary; The roles and responsibilities of the people or organisation(s) delivering the HMMP; The planned habitat creation and enhancement works to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; 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; The monitoring methodology 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, paragraphs 187 and 193 of the NPPF, and Schedule 7A of the TCPA.

No development shall take place, including vegetation clearance, demolition or ground works, unless and until a construction environmental management plan for Biodiversity (CEMP: Biodiversity) is submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall be based on Sections 5.17, 5.25, 5.34 and 5.37 of the Ecological Assessment submitted with the planning application (Luscinia Ecology dated 23 July 2025). It shall include the following: a) Update ecological surveys for relevant habitats and species (for any previous surveys that are over three years old, in line with CIEEM guidance). Update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of "biodiversity protection zones". d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction, including: (1) retained Priority habitat orchard and offsite hedgerow and ditch (fencing, pollution prevention and other protection measures); (2) foraging badger and hedgehog (measures to avoid entrapment); (3) nesting birds (vegetation clearance timings and/or ecological supervision), (4) reptiles (phased clearance of long vegetation, storage rules for site waste and building materials to prevent them being used as temporary refuges); and (5) non-native cotoneaster species (responsible removal by a licensed contractor). e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. g) Responsible persons and lines of communication. h) 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.

Prior to the commencement of the development 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: three integrated bird nest boxes for house sparrow Passer domesticus or swift Apus apus, two integrated bat boxes or access tile features (with appropriate batsafe roofing membrane), and one hedgehog fence tunnel within each length of close-boarded fencing forming a plot boundary (arranged so that each plot is connected to at least the adjacent plot and to open/public space as appropriate). 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.

Prior to the construction of the development hereby approved above slab level, details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be implemented prior to first use of the development and thereafter retained in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035. Cycle parking provision to accord with Oxfordshire County Council standards requires two cycle parking spaces per bedroom and be covered and secure.

Concurrent with any reserved matters application 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 and protect priority habitats and species and in accordance with Policies ENV1, ENV2, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development vision splays measuring 2.4 metres by 43 metres shall be provided to each side of the access and the vision splays 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.

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 for the specific lighting units to be installed). 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 2025.