Planning Application Details

The development to which this permission relates must be begun no later than 15 August 2027. 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, 1073.201 rev B, 1073.116, 1073.215 rev A, 1073.202 rev C, 1073.203 rev C, 1073.204 rev D, 1073.100 rev Ah, 1073.213, 23219-J, 1073.105 rev G and 1073.112 rev F 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 any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an archaeological written scheme of investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Reason - To safeguard the recording of archaeological matters within the site in accordance with policy ENV9 of the the South Oxfordshire Local Plan 2035 and paragraph 200 of the NPPF. Related application(s): P25/S1839/DIS

Following the approval of the written scheme of investigation referred to in condition 3, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed written scheme of investigation), a programme of archaeological mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved written scheme of investigation. The programme of work shall include all processing, research and analysis necessary to produce an accessible and useable archive and a full report for publication which shall be submitted to the Local Planning Authority within two years of the completion of the archaeological fieldwork. Reason To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with policy ENV9 of the South Oxfordshire Local Plan 2035 and paragraph 200 of the NPPF. Related application(s): P25/S1839/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. Related application(s): P25/S1839/DIS

No development shall commence above slab level until a scheme for the landscaping of the site, including the planting of live trees and shrubs and the treatment of the access drive and hard standings has been submitted to and approved in writing by the Local Planning Authority. The landscaping scheme 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 approved scheme shall be implemented prior to the first occupation or use as approved within 12 months of the commencement of the 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/S1839/DIS

No development shall commence until a maintenance schedule and a long term management plan (for a minimum period of 30 years) for soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include: a) Details of long term design principles and objectives. b) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme. c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of the maintenance of the other areas of the site. d) Summary plan detailing different management procedures for the types of landscape on site e.g. Wildflower meadows, tree planting native or ornamental hedgerows. The schedule and plan shall be implemented in accordance with the agreed programme. REASON: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan, and to deliver a biodiversity net gain in accordance with policy ENV3 of the South Oxfordshire Local Plan. Related application(s): P25/S1839/DIS

No development shall commence, except for any demolition and site clearance, until a full surface water drainage scheme has been submitted to and approved by the local planning authority. The surface water drainage scheme shall include details of the size, position and construction of drainage works. The drainage scheme shall be designed to accommodate a 1:100 year storm + 40% Climate Change. Thereafter, the development shall be implemented in accordance with the approved details prior to occupation of the development. 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/S1839/DIS

No development shall commence, except for any demolition and site clearance, until a full foul water drainage scheme has been 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 with calculations to evidence this. Thereafter, the development shall be implemented in accordance with the approved details prior to occupation of the development. Reason: To ensure the proper provision of foul 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/S1839/DIS

No development shall commence, except for any demolition and site clearance, until a construction phase surface water management strategy scheme has been submitted to and approved in writing by the Local Planning Authority. The strategy must demonstrate how surface water will be managed throughout the construction phase. The approved scheme shall be implemented in accordance with the approved details prior to the commencement of above ground development and thereafter remain in place for the duration of the development. 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/S1839/DIS

No above ground development shall commence until samples of all materials to be used in the external construction and finishes of the development hereby permitted have been submitted to and 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.

No above ground development shall commence until details of all boundary walls, fences and any other means of enclosure have been submitted to and approved in writing by the Local Planning Authority. All such approved means of enclosure shall be erected prior to the first occupation of the development. 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.

No above ground development shall commence until details of cycling parking facilities have been submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved cycling parking facilities shall be provided prior to the occupation of the development. Reason: To encourage the use of cycles as a means of transport in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

No above ground development shall commence until details (including specification, position, height, orientation) of a scheme of biodiversity enhancements as recommended in the PEA report (Windrush Ecology, dated February 2024) have been 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 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 boxes, two integrated bat boxes, and two hedgehog fence tunnels per residential plot (connecting each plot to two separate adjacent plots, or to one other plot and open/public space as appropriate). Thereafter, the development shall be implemented in accordance with the approved details and all features provided prior to first use. 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.

No windows shall be installed until details of the specification of the external glazing on the front and rear elevations have been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, this condition requires the provision of a scheme to minimise visible light transmittance from inside to out. Thereafter, the glazing approved shall be installed and maintained in perpetuity in accordance with the approved details, unless otherwise agreed in writing by 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 policy ENV1 of the South Oxfordshire Local Plan 2035.

Prior to the occupation of any dwelling, a SUDS Compliance report prepared by an appropriately qualified engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings in DWG or DXF format, 2) Inspection details of key SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) CCTV survey. 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.

Prior to the occupation of any dwelling, a foul water drainage compliance report prepared by an appropriately qualified engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the foul water drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings in DWG or DXF format, 2) Inspection details of key foul water drainage features such as the manhole chambers, and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) CCTV survey. Reason: To ensure the proper provision of foul water drainage and to ensure flooding is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the dwelling hereby approved an Electric Vehicle Charging Point shall be installed for the property. Reason: To ensure sustainable forms of transport are provided in accordance with Policy DES8 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 1073.201 Rev B 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 first occupation of the development, the existing means of access onto 'Abingdon Road', shall be improved and laid out and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken. Reason: In the interest of highway safety in accordance with policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to first occupation of any dwelling, all carbon reduction energy efficiency measures shall be implemented for that dwelling in accordance with the Energy Statement and SAP calculations (produced by Blew Burton Limited dated December 2023) 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 for that dwelling. 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.

The vision splays shown on drawing no. 1073.101, Rev F, 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 provided on site other than that which has first been permitted in accordance with a lighting scheme submitted to and approved in writing by the Local Planning Authority prior to the installation of any external lighting. Any external lighting provided shall be implemented only in accordance with the approved details and directed downwards to prevent undue light spread/spillage, and shall thereafter be retained as such. Reason: To protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with policy ENV1 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall be implemented in full accordance with the method statements for mitigating construction impacts on reptiles and great crested newt set out in Section 6.3.3 of the EcIA report submitted with the application (Windrush Ecology, dated February 2024) Any variation shall be agreed in writing by the Local Planning Authority before such change is made. REASON: To ensure adverse construction effects on protected species are avoided in line with policy ENV2 of the South Oxfordshire Local Plan.