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, b122c, b110c, b300c, b140c, b100c, b125b, b121c, LOC-001, b401f and b120g, 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 implementation of the relevant works hereby approved, details of the specification of glass coating to be applied to the external glazing of openings on the dwelling, shall be submitted to and approved in writing by the Local Planning Authority and should include expected light transmission levels taking into account for all externally mounted screens. Thereafter the glazing and external screens shall be implemented and retained in perpetuity in accordance with the approved details. Reason: To minimise visible light transmittance and prevent illumination and light spill for the protection of the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1 and ENV12 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S2327/DIS

Any external lighting will only be permitted in accordance with a lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development hereby approved. The scheme shall be designed to an E1 Environmental Management Zone as defined by the Institute of Lighting Professional Guidance for the reduction of obtrusive light and should have a focus on a sensitive lighting strategy for bats. The strategy shall includes details of; a) Details of all the equipment uses, specific lamps, luminaries and columns with images. b) For each luminaire a full technical specification (e.g. wattage, colour rating) c) Isolux diagrams overlaid over the site and adjacent areas d) Details of lighting operation hours e) 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. f) 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. Any such lighting shall be implemented in accordance with the approved details and directed downwards to prevent nuisance to adjoining residential occupiers from light spillage, 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 Policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S2327/DIS

Prior to the commencement of the development above slab level hereby approved samples of all materials to be used in the external construction and finishes of the development hereby permitted shall be 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. Related application(s): P25/S2327/DIS

The rooflights hereby approved shall be set flush with the plane of the roof in which they are to be inserted. Reason: In the interests of the visual appearance of the development in accordance with Policies STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The proposed windows, and rooflights on the first floor of the southeast elevation of the development hereby permitted shall either be obscure glazed and fixed shut non-opening windows or positioned so that the cill level is more than 1.7 metres above the floor level of the associated rooms. The obscured balcony screening as shown on the approved plans shall be installed prior to the first occupation of the dwelling and thereafter retained. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

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 the 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.

Prior to any works starting on site, a Construction Method Statement for offsite habitats and protected species shall be submitted to and approved in writing by the Local Planning Authority. This shall be produced by a suitably qualified ecologist, based on Sections 4.4.2 to 4.5 of the Preliminary Ecological Assessment, Biodiversity Net Gain Plan & Bat Survey Report submitted with the application (JW Biodiversity Management, undated). The method statement shall describe sensitive measures to be employed during construction to avoid impacts on: 1. Offsite woodland (including details of protective fencing; siting of construction compound away from woodland edge; details of secure chemicals/waste storage; measures to contain spillages; and measures to minimise dust and surface runoff into the woodland). 2. Badger, hedgehog and other small animals (including measures to be employed to avoid these species becoming trapped in excavations). 3. Hazel dormouse (including details of an ecological watching brief during any clearance of hedgerows required). 4. Nesting birds (including vegetation clearance timings and/or arrangements for ecological supervision). 5. Reptiles, amphibians and other small animals (including details of a two stage cutting regime to encourage any such animals out of the works area). 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 and habitats of ecological value during construction, in line with Policy ENV2 of the South Oxfordshire Local Plan. Related application(s): P25/S1465/DIS

Prior to the commencement of the development above new slab level, details (including specification, position, height, orientation) of a scheme of biodiversity enhancements to be provided, 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. Features provided will be additional and separate to those required as mitigation measures under any protected species licence. A minimum number of biodiversity enhancement features shall be provided onsite as follows: One integrated bird nest box for house sparrow Passer domesticus or swift Apus apus, one integrated bat box, and one bird nest box on a retained tree. Thereafter, the development shall be implemented in accordance with the approved details. All features shall be provided prior to first use and shall subsequently be maintained and retained. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV2 of the South Oxfordshire Local Plan. Related application(s): P25/S1465/DIS

Prior to the commencement of development, with the exception of any demolition, a full surface water drainage scheme 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 BRE 365 soakage testing, 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. Notes Cv values must be set at 0.95. An exceedance plan must be provided. Each building must contain a bio retention/source control feature. This could be in the form of a rain water planter or rain water butt. Full construction details of all surface water drainage components including hard standing areas, must be provided. Drainage layout from RWP must be provided. A manhole schedule must be provided. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S2327/DIS

Prior to the commencement of development, with the exception of any demolition, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall include details of method, levels, size, position and construction of the drainage scheme. Notes Full construction details of all foul water drainage components must be provided. Drainage layout from SVP must be provided. A manhole schedule must be provided. 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/S2327/DIS

The landscaping scheme as shown on the approved plan b125b shall be implemented prior to the first occupation or use of the approved development and thereafter be maintained in accordance with the approved scheme. In the event of any of the soft landscaping so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, replacement planting, 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.

The tree protection details as set out in the Arboricultural Planning Report ref : 2024/039/APR and shown on the tree protection plan 2024/039/TPP hereby approved shall be put in place prior to any on site works including demolition and thereafter retained in situ for the duration 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 development hereby approved full details of proposed subterranean drainage and services shall be 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/S2327/DIS

The air source heat pumps hereby approved shall meet Microgeneration Installation Standard: MCS 020 to qualify as permitted development. If this MCS Certification cannot be met, the approved air source heat pumps shall be so installed, maintained, and operated so as to ensure that the rating noise level from the equipment does not exceed the background noise level at the boundary of the premises. Measurement and rating of noise for the purposes of this condition shall be in accordance with BS4142 (2014) 'Method for rating industrial and commercial sound'. The measurement location shall be 1 metre from the facade of the nearest noise sensitive receptor. In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the persons responsible/owner shall investigate and undertake works to resolve the problem to the satisfaction of the local planning authority. Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policies DES6 and ENV12 of the South Oxfordshire Local Plan 2035.

The solar PV equipment hereby approved shall not protrude more than 0.2 metres beyond the plane of the wall / roof slope when measured perpendicular to the external surface of the wall / roof slope; and shall be removed as soon as reasonably practicable when no longer required. Reason: In the interests of the visual appearance of the development in accordance with Policies STRAT1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.