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, [INSERT], 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.

No development hereby permitted shall take place except in accordance with terms and conditions of the Council's Organisational Licence (WML-OR150, or a Further Licence ) and with the proposals detailed on "Aston Tirrold Manor: Impact plan for great crested newt District Licensing (Version 1)" dated 1st April 2025. Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR150, or a Further Licence), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.

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 that the design and siting of the proposed lighting installation will not disturb or prevent bats using the areas identified in a) (through provision of appropriate lighting plans, isolux contour maps and technical specifications) 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.

Prior to the commencement of the development above new slab level on the proposed extension, 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: four building- or tree-mounted bird nest boxes, and four building- or tree-mounted bat boxes. 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/S1626/DIS

No development shall take place, including vegetation clearance, demolition or ground works, unless and until a Construction Method Statement for protected species is submitted to and approved in writing by the Local Planning Authority. This shall be produced by a suitably qualified ecologist, based on Section 14 of the Extended Phase 1 Ecological Assessment submitted with the planning application (Phillips Ecology dated 28 March 2025) and shall describe Reasonable Avoidance Measures to be employed during construction to avoid impacts on: 1. Badger, hedgehog and other small animals (including measures to be employed to avoid these species becoming trapped in excavations) 2. Nesting birds (including vegetation clearance timings and/or arrangements for ecological supervision) 3. Reptiles (including details of a directional two-stage cutting regime for any long vegetation to encourage any reptiles out of the works area, as well as rules for siting building materials and waste to avoid them being used as temporary refuges). The Construction Method Statement shall include the procedure to be followed in each case if a protected species is found on site. 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/S1626/DIS

Prior to the occupation of development, a full surface water drainage and basement 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 and the basement drainage shall be designed so that water is not discharged to the public sewer system. The surface water drainage scheme shall be sized to accommodate a minimum of the worst case 1 in 30 year storm, with any necessary surface water discharge to the public sewer system not exceeding 1 l/s. 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. The building must contain a source control/bio retention feature. This could be in the form of a rain water planter, rain water butt or rain water garden. Full construction details of all surface water drainage components including hard standing areas, must be provided. Drainage layout from RWP must be provided. Basement drainage from pump outlet must be provided 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.

Sample panels/or a photographic schedule of the new bricks to be used for the external landscaping (including the paved terracing) and works of repair, alteration and the rebuilding of the garden walls shall be submitted/or provided on site and approved in writing by the Local Planning Authority before the relevant parts of the work are commenced. The sample panels/or photographs shall show the proposed colour, texture, facebond and pointing and if a sample panel is submitted it shall be retained on site until the work is completed and the new work shall be carried out in accordance with approved panel. Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 and ENV8 of the South Oxfordshire Local Plan 2035.

Notwithstanding the gates shown on the approved plans, detailed drawings of the new gates at a scale or 1:20 or 1:50 scale shall be submitted to approved in writing by the Local Planning Authority before relevant parts of the work commence on site and the new gates shall be carried out in accordance with the approved details. Reason: To safeguard the special architectural or historic interest of the listed building in accordance with Policy ENV7 of the South Oxfordshire Local Plan 2035.

No development shall commence on site without the appointed archaeologist being present (other than in accordance with the agreed and submitted Written Scheme of Investigation Aston Tirrold Manor, Aston Street, Aston Tirrold, Archaeological Monitoring and Recording John Moore Heritage Services (March 2025; Project No. 5238)). Once the watching brief has been completed its findings shall be reported to the Local Planning Authority, as agreed in the Written Scheme of Investigation, including 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 recording and inspection of matters of archaeological importance on the site in accordance with the NPPF (2024).