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, FD-19 00, FD-20 00, FD-03 00, FD-11 00, FD-04 00, FD-12 00, FD-05 00, FD-06 00, FD-14 00, FD-13 00, FD-02 00, FD-10 00, FD-01 00, FD-09 00, LOC-001, FD-08 00, FD-16 00, FD-07 00 and FD-15 00, 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 approved 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, DES2 and ENV8 of the South Oxfordshire Local Plan 2035.

The tree protection details as shown on the Tree Protection Plan (Appendix 4) of the approved Tree Survey Report, Impact Appraisal & Tree Protection Details document dated October 2024 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, 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 1 in 30 year storm. 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/S0766/DIS

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 include the following: a) Risk assessment of potentially damaging construction activities. b) Identification of biodiversity protection zones . c) Appointment of an Ecological Clerk of Works (ECoW), times the ECoW needs to be present on site during construction, and details of a toolbox talk to be presented to all contractors at the outset of works. d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate impacts on adjacent aquatic habitats within the Ewelme Cress Beds Local Wildlife Site and Local Nature Reserve, including: location and specifications of exclusion zones and silt fences; rules for safe storage and covering of site waste, chemicals and building materials; and measures to keep key surfaces clear of mud, remove groundwater and contain pollution events on site. e) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate impacts on roosting bats, including: Details of a preconstruction check by the ECoW; ecological supervision during any roof stripping works; full details of alternative bat roosting space to be provided on site before any works start; sensitive timing of works; prohibition on the use of power tools in the vicinity of potential roost features; areas to be treated as exclusion zones throughout work and details of how this will be enforced; other measures to limit lighting, dust, vibration and noise throughout the works; and procedure to be followed if a bat is discovered during works. f) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate impacts on amphibians and reptiles, including: sensitive clearance and maintenance of vegetation during construction; rules for storage of site waste and building materials so that these do not form temporary refuges for reptiles and amphibians; and measures to avoid amphibians and reptiles becoming trapped in excavations. 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 Policies ENV2 and ENV4 of the South Oxfordshire Local Plan 2035. Related application(s): P25/S0766/DIS

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 trees within the site shall be provided. A minimum number of biodiversity enhancement features shall be provided onsite as follows: one bird nest box for house sparrow Passer domesticus or swift Apus apus, and one bat box. 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 Related application(s): P25/S0766/DIS

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 orpotential breeding sites, resting places, foraging areas or important routes used to access key areas of their territory. b) Demonstrating (through provision of appropriate lighting plans, isolux contour maps and technical specifications) that the design and siting of the proposed lighting installation will not disturb or prevent bats using the areas identified in a). 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 Plan2035. Related application(s): P25/S0766/DIS