Planning Application Details

Prior to commencement of development details of the appearance, landscaping, and scale, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority. The development shall then be carried out as approved. Reason: The application has been made for outline planning permission and is not accompanied by the details of these reserved matters.

Application for approval of the reserved matters shall be made to the local planning authority no later than 3 years from the date of this permission. Reason: To comply with the requirements of Section 92 of the Town & Country Planning Act 1990.

The development hereby permitted shall begin no later than two years from the date of approval of the last of the reserved matters to be approved. Reason: To comply with the requirements of Section 92 of the Town & Country Planning Act, 1990.

The development hereby approved shall be carried out in accordance with the details shown on the following approved plans: - Location plan - drawing no. 001 - Vehicle tracking - drawing no. 004 - Block plan - drainage - drawing no. 005 - Block plan - collection vehicle turning path - drawing no. 006 REV A - Block plan - communal area - drawing no. 008 - Access plan - drawing no. 009A - Sections scheme - drawing no. 011 - Block plan - drawing no. 012 - Existing habitats plan - drawing no. Figure 1 A and any plans and details approved under any subsequent approval of reserved matters applications and any conditions attached to such approvals, 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 shall commence on site until a Habitat Management and Monitoring Plan (HMMP), to be provided in conjunction with the Biodiversity Gain Plan, has been submitted to and approved in writing by the Local Planning Authority. The HMMP must include: A non-technical summary; - The roles and responsibilities of the people or organisation(s) delivering the HMMP; - The planned habitat creation and enhancement works to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan; - 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; - The monitoring methodology in respect of the created or enhanced habitat to be submitted to the Local Planning Authority. Monitoring reports shall be produced and submitted to the Local Planning Authority on years 1, 3, 5, 10, 15, 20, 25 and 30 after the completion of development. No use or occupation of the development shall take until written notice confirming the date of the completion of the development has been given to the council. Thereafter the HMMP shall be implemented onsite as approved. REASON: To ensure the development delivers onsite biodiversity net gain measures in accordance with policy ENV3 of the South Oxfordshire Local Plan, paragraphs 187 and 193 of the NPPF, and Schedule 7A of the TCPA.

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 and shall include the appointment of an Ecological Clerk of Works and a toolbox talk to be given to all contractors at the start of works. It 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 and amphibians (including details of a directional two-stage cutting regime to encourage any reptiles gradually out of the works area and into surrounding habitats; hand excavation of the onsite pond and hand removal of any brash or rubble piles under supervision of an ecologist; and rules for siting building materials and waste to avoid them being used as temporary refuges by reptiles or amphibians). 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 .

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 will be in accordance with the non-statutory technical standards for sustainable drainage systems, including details of levels, size, position and construction of all drainage works. The drainage scheme must contain bio retention. The drainage scheme shall be sized to accommodate a minimum of the worst case 1 in 30 year storm, with evidence to demonstrate that the site can accommodate the worst case 1:100 year storm + 40% Climate Change storm, without any flows exiting up to this storm event and any storage on site not causing a nuisance or flooding to property. A surface water discharge to a Thames Water recorded foul sewer will not be permitted under any circumstance. 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.

Prior to the commencement of development, with the exception of any demolition, a full foul water drainage scheme shall be submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall include details of method, levels, size, position and construction of the drainage scheme. The drainage scheme will be constructed in accordance with the Water Authorities latest design and construction guidance and will be offered to Thames Water for adoption. 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.

Prior to the commencement of development, with the exception of any demolition, a construction phase surface water management strategy scheme shall be submitted to and approved in writing by the Local Planning Authority. The strategy must demonstrate how surface water will be managed throughout the construction phase. Reason: To ensure the proper provision of surface 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.

Prior to the commencement of the development above 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 buildings shall be integrated into the fabric of the development where possible. A minimum number of biodiversity enhancement features shall be provided onsite as follows: five integrated bird nest boxes for house sparrow Passer domesticus or swift Apus apus, five integrated bat boxes, and one hedgehog fence tunnel within each length of close-boarded fencing forming a plot boundary (arranged so that each plot is connected to at least two separate adjacent plots or to one other plot and open/public space as appropriate). 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.

Prior to the occupation of any dwelling, a SUDS compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This report must evidence that a sustainable drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings in AOD. Levels of all drainage works and FFL must be included. As built drawings must be provided in PDF and DWG format. 2) Inspection details of SUDS features such as flow controls, storage features and volumes and critical linking features or pipework undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Maintenance responsibilities, 4) Details of any remediation works required following the initial inspection, 5) Evidence that that remedial works have been completed. 6) Full CCTV survey of the whole network. 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.

Prior to the occupation of any dwellings, a compliance report prepared by an appropriately qualified Engineer must be submitted to and approved by the Local Planning Authority. This must suitably demonstrate that the foul drainage system has been installed and completed in accordance with the approved scheme (or detail any minor variations). This report should as a minimum cover the following; 1) Inclusion of as-built drawings in DWG or DXF format, 2) Inspection details of key features such as manholes, pipe runs undertaken, with appropriate photographs and evidence of inspections incorporated, 3) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) CCTV survey. 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.

No dwelling shall be occupied until an Electric Vehicle Charging Point has been installed for that dwelling. Reason: To ensure sustainable forms of transport are provided in accordance with Policy DES8 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development, hereby approved, the parking and turning areas shall be provided in accordance with drawing no. 009A, 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.

Cycle parking facilities shall be provided prior to the occupation of the development hereby approved, in accordance with details to be submitted to and approved in writing by the Local Planning Authority, prior to the commencement of development. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

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.