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, R1081-01, R1081-02, R1081-03, R1081-20-B and R1081-21-C, 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.
The exterior of the development hereby permitted shall only be constructed in the materials specified on the plans/supporting documents hereby approved or in materials which shall previously have been 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.
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. Written approval must be obtained prior to commencement of any site works.
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 within Root Protection Areas of trees to be retained, and the re-instatement of the area they currently occupy;
(5) The route and method of installation of any underground services in the RPA 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) A specification of the foundation design demonstrating absolute minimal soil excavation, soil compaction or soil contamination within the root protection area of the adjacent trees;
(9) 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/S1834/DISPrior to any works starting on site, a Construction Method Statement for bats shall be submitted to and approved in writing by the Local Planning Authority. This shall be produced by a suitably qualified ecologist and shall describe Reasonable Avoidance Measures to be employed during construction to avoid impacts on any bats roosting in the building, including:
a) Appointment of an Ecological Clerk of Works, and details of a toolbox talk to be presented to all contractors at the outset of works;
b) Details of ecological supervision/watching brief during stripping works on the roof lantern structure;
c) Details (including specification, location, height and orientation) of alternative bat roosting space to be provided on site before any works start;
d) Timing of works (works only outside the summer bat active season; works only during daytime);
e) Prohibition on the use of power tools in the vicinity of potential roost features;
f) Measures to avoid blocking potential roost features overnight with scaffolding or other access equipment;
g) Areas to be treated as exclusion zones throughout work and details of how this will be enforced;
h) Other measures to limit lighting, dust, vibration and noise to be employed throughout the works;
i) Procedure to be followed if a bat is discovered during works.
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/S1834/DISNo 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. Notwithstanding the provisions of Schedule 2, Part 1, Class A of the Town and and Country Planning (General Permitted Development) (England) Order 2015 (as amended) 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.
The biodiversity enhancements shown on approved drawing R1081-21-C shall be installed prior to the first use of the development hereby approved. Thereafter, the installed bird and bat boxes shall be maintained and retained.
Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 187b and 193d of the NPPF.
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