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, OP1-003, 285-SU1 B, L 001, SS-004, SS-005, RCP-002, PP1416-E-100-P01, 285-LOC1, 285-P1A, 285-P2A, 285-P3A, 285-P4A, 285-P5A, 285-P6A, 285-P7A, 285-P8A, 285-P9A and GRAN ICS 01 XX DR C 0200 P03, 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.

Details, including drawings as necessary, in respect of the following, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development; a. A photographic and detailed schedule of external materials. b. Samples of roof slates and solar slates or specification for solar panels to be used Thereafter the works shall be carried out in accordance with the approved details. Reason: To secure the proper planning of the historic environment and in the interests of the visual appearance of the development in accordance with Policies ENV6 and ENV8 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S2066/DIS

Prior to the commencement of development, with the exception of any demolition, a full surface water drainage scheme following the principles as set out in documents 5565-GRAN-ICS-01-XX-DR-C-0200-S2-P03_Drainage Design and 5565-GRAN-ICS-XX-RP-C-07.001-P02 - Flood Risk Assessment and Drainage Statement, 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 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. The approved scheme 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/S1853/DIS

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. The Arboricultural Method Statement must include the following: (1) A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; (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; (3) The definition of areas for the storage or stockpiling of materials, temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage; (4) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; (5) The route and method of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid siting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with the current edition of NJUG 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. (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) 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. 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 which are visually important in accordance with Policies ENV1, DES1, and DES2 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development (including vegetation clearance or demolition) a construction environmental management plan for Biodiversity (CEMP: Biodiversity) shall be 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, reduce or mitigate the impacts on important habitats and protected species during construction. These shall include measures based on the mitigation recommendations MIT 1 and MIT 4-6 in the Ecological Appraisal submitted with the planning application (Learn Ecology dated October 2024), to: (1) avoid construction impacts on retained onsite mature trees and the offsite Priority Habitat watercourse; (2) avoid entrapment of foraging badgers, hedgehogs and other small animals during construction; (3) to avoid harm to nesting birds during demolition; and (4) to avoid impacts on reptiles during site clearance. 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) 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 2035. Related application(s): P25/S2066/DIS

Prior to the commencement of development, a Landscape and Ecological Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The LEMP shall cover both the application site (red line boundary) and the wider land within the applicant's ownership (blue line boundary) as shown on Plan 1 of the Ecological Appraisal (Learn Ecology, October 2024), and shall include: 1. Description and evaluation of the features to be managed including: o All retained habitats and vegetation within both red and blue line boundaries o All newly created habitats including the proposed native meadow area in the blue line boundary o The proposed native species hedgerow along the southern boundary o All other planted areas and landscaping features shown on the approved Masterplan o Ecological enhancement features (bird/bat boxes, etc.) o Trees and hedgerows, including the retained veteran trees (T2 and T3) o Opportunities for additional enhancement within the blue line area 2. 3. Ecological trends and constraints that might influence management, including: o Relationship between red and blue line areas o Connectivity to wider landscape features including Hakka's Brook o Management implications of retained veteran trees 4. Aims and objectives of management, including: o Establishment of newly created habitats o Maintenance of retained features o Management of ecological enhancement features o Protection of protected/notable species o Integration of management across red and blue line areas 5. Detailed specifications and methodologies for: o All habitat creation and enhancement works within both red and blue line boundaries o Establishment and management of the native meadow area o Species specification, planting methodology and establishment of the new native hedgerow o Tree, shrub and other planting as shown on the approved Masterplan, including species mixes, sizes, densities and locations o Installation of ecological enhancement features (A minimum number of features shall be provided on site as follows: one integrated bird nest box for house sparrow Passer domesticus or swift Apus apus, two integrated bat boxes, one bat box on a retained tree, and one hibernaculum for reptiles within an area of long grassland) o Any additional enhancement opportunities identified within the blue line area 6. Annual work programme and maintenance schedule covering a 5-year period including: o Timing of operations o Regular maintenance operations o Trigger points for remedial actions o Replacement planting requirements o Coordinated management of red and blue line areas 7. Implementation details: o Roles and responsibilities, including co-ordination between red and blue line areas o Body/organisation responsible for implementation o Timing of implementation o Monitoring and review procedures o Mechanisms for securing long-term management of both areas 8. Remedial measures, if required following the monitoring and review procedures should any part of the scheme fail to establish or deteriorate within the 5-year management period The development shall be implemented in accordance with the approved LEMP and all features shall be retained in accordance with the approved details. Reason: To ensure appropriate landscape and ecological management and enhancement across the site and wider land ownership in accordance with Policies ENV1, ENV2, ENV3, DES1 and DES2 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S2066/DIS

Construction of the development hereby approved shall not commence until full details of proposed subterranean drainage and services have been submitted to and approved in writing by the local planning authority. Thereafter the development shall be completed in accordance with the approved details. 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/S1853/DIS

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.

Prior to the first occupation of the development hereby approved, an Electric Vehicle Charging Point shall be installed for each dwelling 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.

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 avoid impacts on bats from insensitive external lighting in line with Policy ENV2 of the South Oxfordshire Local Plan Related application(s): P25/S1853/DIS

The first floor hall way window and first floor study window on the western elevation of the dwelling hereby permitted shall be glazed in obscure glass with a minimum of level 3 obscurity, and shall be fixed shut with the exception of a top hung openable fanlight (or other means of opening to be first agreed in writing by the Local Planning Authority) prior to the first occupation of the accommodation and it shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

The cill level of the roof lights in the west elevation shall be at least 1.7 metres above the floor level of the associated rooms and shall be retained as such. No additional rooflights shall be inserted into the west elevation of the development hereby approved without planning permission from the Local Planning Authority. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.