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, 117156-MMD-STG2-XX-DR-CE-0018-2, 117156-MMD-STG2-XX-DR-CE-0028 P03, 117156-MMD-STG2-XX-DR-CE-0018, 117156-MMD-STG2-XX-DR-EE-0020 P01, 117156-MMD-STG2-XX-DR-EE-0016 P02, 117156-MMD-STG2-XX-DR-CE-0030 P01, 117156-MMD-STG2-XX-DR-CE-0031-3 P01, 117156-MMD-STG2-XX-DR-CE-0031 P01, 117156-MMD-STG2-XX-DR-EE-0017 P01, 117156-MMD-STG2-XX-DR-CE-0031-2 P01, 117156-MMD-STG2-XX-DR-EE-0003 P02, 117156-MMD-STG2-XX-DR-EE-0015 P01, 117156-MMD-STG2-XX-DR-CE-0032 P01, 117156-MMD-STG2-XX-DR-CE-0029 P01 and 117156-MMD-STG2-XX-DR-CE-0037 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.

No development above slab level shall take place until a photographic schedule of all materials to be used in the external construction and finishes of the development hereby permitted has been 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.

Prior to any demolition and the commencement of the development a professional archaeological organisation acceptable to the Local Planning Authority shall prepare an Archaeological Written Scheme of Investigation, relating to the application site area, which shall be submitted to and approved in writing by the Local Planning Authority. Reason: To safeguard the recording of archaeological matters within the site in accordance with Policy ENV9 of the of the South Oxfordshire Local Plan 2035. Related application(s): P25/S3634/DIS

Following the approval of the Written Scheme of Investigation referred to in condition 4, and prior to any demolition on the site and the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and mitigation shall be carried out by the commissioned archaeological organisation in accordance with the approved Written Scheme of Investigation. The programme of work shall include 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 enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 South Oxfordshire Local Plan 2035.

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 be based on measures outlined in the Ecological Impact Assessment and the Outline CEMP (both Mott MacDonald, dated January 2025) and shall include the following: a) Update ecological surveys for relevant habitats and species. Update surveys shall follow national good practice guidelines. b) Risk assessment of potentially damaging construction activities. c) Identification of biodiversity protection zones . d) Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on (i) Local Wildlife Sites, (ii) retained Priority Habitats, (iii) bats, (iv) badger and hedgehog, (v) nesting birds, (vi) reptiles (vii) common amphibians and (viii) invertebrates during construction. e) The location and timing of sensitive works to avoid harm to biodiversity features. f) The times during construction when specialist ecologists need to be present on site to oversee works. 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 Policy ENV2 of the South Oxfordshire Local Plan. Related application(s): P25/S3634/DIS

Prior to the first use of the development hereby approved, a Landscape and Ecology Management Plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following: a) Description and evaluation of features to be managed. b) Ecological trends and constraints on site that might influence management. c) Proposals for ecological enhancements for habitats (remedial planting in retained lowland mixed deciduous woodland), bats (a minimum of four bat boxes on retained trees, additional to and separate from the requirements of any European protected species licence), birds (a minimum of eight bird boxes on retained trees), amphibians/other small animals (a hibernaculum within retained woodland) and invertebrates (suitable larval host planting for Whiteletter and brown hairstreak butterflies). d) Aims and objectives of management. e) Appropriate management options for achieving aims and objectives. f) Prescriptions for management actions. g) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a 30-year period). h) Details of the body or organization responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details and management prescriptions implemented across the site for the plan period. Reason: To ensure that habitats are created and managed for biodiversity to maximise their ecological value and deliver a biodiversity net gain, in line with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan.

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.

The submitted Construction Traffic Management Plan (CTMP), hereby approved, shall be implemented prior to any works being carried out on site, and shall be maintained throughout the course of the development. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035. Please note, no public right of way is to be obstructed or diverted.

The drainage scheme shall be implemented in accordance with the details agreed in the revised drainage strategy submitted on 28 April 2025 prior to the first use of the development hereby approved. Reason: To ensure the proper provision of drainage and to ensure flooding is not exacerbated in the locality in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.

Prior to the first use of the GIS hereby approved, the parking (including the provision of the EV charging points) and turning areas shall be provided in accordance with the approved plan 117156-MMD-STG2-XX-DR-EE-0016-P02 and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and shall be retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.