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, P.1340_003B, P.1582_083C, EF-001, P.1582_081D, P.1582_001B, P.1582_002A, P.1582_080D, 1520-03B, TC22117-310-P01, TC22117-301-P02 and TC22117-311-P01, 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.

No development shall commence until a Habitat Management and Monitoring Plan (HMMP) has been submitted to, and approved in writing by, the Local Planning Authority. The HMMP shall be consistent with, and submitted alongside, the associated Biodiversity Gain Plan and include: 1) a non-technical summary; 2) the roles and responsibilities of the people or organisation(s) delivering the HMMP; 3) the planned habitat creation and enhancement works to create or improve habitat to achieve the Biodiversity Net Gain in accordance with the associated Biodiversity Gain Plan; 4) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion* of development; and 5) the monitoring methodology (including the specification of subsequent required monitoring reports) to be provided to the Local Planning Authority at monitoring intervals. The monitoring intervals shall be at years 1, 2, 5, 10, 15, 20, 25 and 30, after the completion* of development. Thereafter, the created and/or enhanced habitat approved by the associated Biodiversity Gain Plan shall be implemented in accordance with the approved HMMP. All subsequent monitoring reports shall be submitted to, and approved in writing by, the Local Planning Authority, in accordance with the methodology and frequency specified in the approved HMMP. (*completion is taken to be when a Building Control Completion Certificate has been obtained for the development AND all establishing habitat creation and enhancement works, as set out in the approved HMMP, have been implemented successfully). Reason: To ensure the development delivers a Biodiversity Net Gain onsite in accordance with Policy ENV3 of the South Oxfordshire Local Plan, and Schedule 7A of the Town and Country Planning Act 1990.

Following the approval of the Habitat Management and Monitoring Plan (HMMP) referred to in condition 4, no use and/or occupation of the development shall take place until evidence confirming that the development is complete* has been submitted to, and approved in writing by, the Local Planning Authority. The date of completion shall be confirmed in that evidence. (*completion is taken to be when a Building Control Completion Certificate has been obtained for the development AND all establishing habitat creation and enhancement works, as set out in the approved HMMP, have been implemented successfully). Reason: To ensure the development delivers a Biodiversity Net Gain onsite in accordance with Policy ENV3 of the South Oxfordshire Local Plan, and Schedule 7A of the Town and Country Planning Act 1990.

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 or potential 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 Plan 2035.

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. A minimum number of biodiversity enhancement features shall be provided onsite as follows: One bird nest box for house sparrow Passer domesticus on the new building or a retained tree, and one bat box on the new building or 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 be retained and maintained thereafter. Reason: To secure biodiversity enhancements onsite, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.

The surface water drainage scheme shall be implemented in accordance with the details agreed under TC22117-310-P01, TC22117-311-P01 and TC22117-301-P02 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.

The foul water drainage scheme shall be implemented in accordance with the details agreed under TC22117-310-P01, TC22117-311-P01, TC22117-301-P02 and the pump specification contained within the SI Pumps Ltd letter dated 29 August 2025 reference: PB1305OX prior to the occupation of the development hereby approved. 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.

The tree protection details as set in the approved Arboricultural Impact Assessment Ref: 1520 dated 17 September 2025 and shown on Tree Protection Plan drwgno 1520-03B 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 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.

The development hereby approved shall be designed and constructed to meet Secure by Design Part 2 Standards for physical security. Reason: To reduce the opportunity for crime in accordance with Policy DES8 of the South Oxfordshire Local Plan 2035.