Planning Application Details

The development to which this permission relates must be begun not later than 29 November 2026. 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 and documents except as controlled or modified by conditions of this permission. DRAWINGS: Site: Site Location Plan 239832-PUR-00-00-DR-A-1000_S4-P04 Access LMR-EVO-H1-ZZ-DR-D-0010 P06 and LMR-EVO-H1-ZZ-DR-D-0011 P06 Block Plan (Rendered) 239832-PUR-00-00-DR-A-1001_S4-P04 Proposed Masterplan - Rendered 11609-EPR-00-GF-DR-TP-100 Rev C07 Proposed Site Sections (1 of 3) LMQS-NS-00-XX-DR-L-TP-301 Rev P06 Proposed Proposed Site Sections (2 of 3) LMQS-NS-00-XX-DR-L-TP-302 Rev P04 Proposed Site Sections (3 of 3) LMQS-NS-00-XX-DR-L-TP-303 Rev P04 New and Retained Hard Landscaping - Rendered LMQS-NS-00-XX-DR-L-TP-102 Rev P10 Valet Parking - Proposed Plan - Rendered LMQS-NS-00-XX-DR-L-TP-103 Rev P05 Manor House: Manor House - Existing Basement Floor Plan 11609-EPR-01-B1-DR-A-TP-0149 Rev C03 Manor House - Existing Ground Floor Plan 11609-EPR-01-GF-DR-A-TP-0150 Rev C03 Manor House - Existing First Floor Plan 11609-EPR-01-01-DR-A-TP-0151 Rev C03 Manor House - Existing Second Floor Plan 11609-EPR-01-02-DR-A-TP-0152 Rev C03 Manor House - Existing Roof Plan 11609-EPR-01-RF-DR-A-TP-0153 Rev C03 Manor House - Existing Elevations - 1 of 3 11609-EPR-01-EL-DR-A-TP-0450 Rev C04 Manor House - Existing Elevations - 2 of 3 11609-EPR-01-EL-DR-A-TP-0451 Rev C04 Manor House - Existing Elevations - 3 of 3 11609-EPR-01-EL-DR-A-TP-0452 Rev C03 Manor House - Existing Sections 1 of 4 11609-EPR-01-GS-DR-A-TP-0550 Rev C03 Manor House - Existing Sections 2 of 4 11609-EPR-01-GS-DR-A-TP-0551 Rev C03 Manor House - Existing Sections 3 of 4 11609-EPR-01-GS-DR-A-TP-0552 Rev C03 Manor House - Existing Sections 4 of 4 11609-EPR-01-GS-DR-A-TP-0553 Rev C03 Manor House - Proposed Basement Floor Plan 11609-EPR-01-B1-DR-A-TP-0099 Rev C04 Manor House - Proposed Ground Floor Plan 11609-EPR-01-GF-DR-A-TP-0100 Rev C05 Manor House - Proposed First Floor Plan 11609-EPR-01-01-DR-A-TP-0101 Rev C04 Manor House - Proposed Second Floor Plan 11609-EPR-01-02-DR-A-TP-0102 Rev C04 Manor House - Proposed Roof Plan 11609-EPR-01-RF-DR-A-TP-0103 Rev C06 Manor House - Proposed Elevations - 1 of 311609-EPR-01-EL-DR-A-TP-0400 Rev C05 Manor House - Proposed Elevations - 2 of 3 11609-EPR-01-EL-DR-A-TP-0401 Rev C06 Manor House - Proposed Elevations - 3 of 3 11609-EPR-01-EL-DR-A-TP-0402 Rev C04 Manor House - Proposed Sections - 1 of 2 11609-EPR-01-GS-DR-A-TP-0500 Rev C04 Manor House - Proposed Sections - 2 of 2 11609-EPR-01-GS-DR-A-TP-0501 Rev C05 Manor House - Proposed Rendered Elevations 1 of 2 11609-EPR-01-EL-DR-A-TP-0403 Rev C05 Manor House - Proposed Rendered Elevations 2 of 2 11609-EPR-01-EL-DR-A-TP-0404 Rev C05 Stables: Stables - Existing Ground Floor Plan 11609-EPR-03-GF-DR-A-TP-0150 Rev C03 Stables - Existing First Floor Plan 11609-EPR-03-01-DR-A-TP-0151 Rev C03 Stables - Existing Roof Plan 11609-EPR-03-RF-DR-A-TP-0152 Rev C03 Stables - Existing Elevations - 1 of 2 11609-EPR-03-EL-DR-A-TP-0450 Rev C02 Stables - Existing Elevations - 2 of 2 11609-EPR-03-EL-DR-A-TP-0451 Rev C02 Stables - Existing Sections 11609-EPR-03-GS-DR-A-TP-0550 Rev C02 Stables - Proposed Ground Floor Plan 11609-EPR-03-GF-DR-A-TP-0100 Rev C03 Stables - Proposed First Floor Plan 11609-EPR-03-01-DR-A-TP-0101 Rev C03 Stables - Proposed Roof Plan 11609-EPR-03-RF-DR-A-TP-0102 Rev C03 Stables - Proposed Elevations - 1 of 2 11609-EPR-03-EL-DR-A-TP-0400 Rev C03 Stables - Proposed Elevations - 2 of 2 11609-EPR-03-EL-DR-A-TP-0401 Rev C03 Stables - Proposed Sections 11609-EPR-03-GS-DR-A-TP-0500 Rev C02 Stables - Proposed Rendered Elevations 1 0f 2 11609-EPR-03-EL-DR-A-TP-0402 Rev C03 Stables - Proposed Rendered Elevations 2 0f 2 11609-EPR-03-EL-DR-A-TP-0403 Rev C03 Staff Accommodation: Staff Accommodation - Existing Plans 11609-EPR-05-ZZ-DR-A-TP-0150 Rev C03 Staff Accommodation - Existing Elevations 11609-EPR-05-EL-DR-A-TP-0450 Rev C03 Staff Accommodation - Existing Sections 11609-EPR-05-GS-DR-A-TP-0550 Rev C03 Staff Accommodation - Proposed Plans 11609-EPR-05-ZZ-DR-A-TP-0100 Rev C03 Staff Accommodation - Proposed Elevations 11609-EPR-05-EL-DR-A-TP-0400 Rev C04 Staff Accommodation - Proposed Sections 11609-EPR-05-GS-DR-A-TP-0500 Rev C03 Staff Accommodation - Proposed Rendered Elevations 11609-EPR-05-EL-DR-A-TP-0401 Rev C04 Service Buildings: Agricultural Storage Barns - Proposed Plans & Elevations 11609-EPR-31-ZZ-DR-A-TP-0100 Rev C03 Agricultural Storage Barns - Proposed Rendered Elevations 11609-EPR-31-ZZ-DR-A-TP-0101 Rev C03 Arrival Pavilions - Proposed Plans & Elevations 11609-EPR-20-ZZ-DR-A-TP-0100 RevC02 Arrival Pavilions - Proposed Plans & Elevations(Rendered Elevations) 11609-EPR-20-ZZDR-A-TP-0101 Rev C02 Security Hut - Proposed Plans & Elevations 239832-PUR-22-XX-DR-A-2220_S4-P01 Security Hut - Proposed Rendered Elevations 239832-PUR-22-XX-DR-A-2221_S4-P01 Sub-Station - Proposed Plans & Elevations 11609-EPR-40-ZZ-DR-A-TP-0100 Rev C03 Sub-Station - Proposed Rendered Elevations 11609-EPR-40-ZZ-DR-A-TP-0101 Rev C03 Parking Photovoltaics and Refuse & Recycling Pergolas - Proposed Plans and Elevations LMQS-NS-OO-XX-DR-L-TP-201 Rev P04 PV Area Allocation. LMQS-NS-00-XX-DR-L-TP-105 Rev P07 Polytunnel Proposed Plans and Elevations LMQS-NS-00-XX-DR-L-TP-202 Rev P04 LV Switch Room & Generator - Proposed Plans & Elevations 11609-EPR-40-ZZ-DR-A-TP- 0100 Rev C04 LV Switch Room & Generator - Proposed Rendered Plans & Elevations 11609-EPR-40-ZZDR-A-TP-0101 Rev C04 Pumping Station - Proposed Plans & Elevations 11609-EPR-34-ZZ-DR-A-TP-0100 Rev C02 Pumping Station - Proposed Rendered Plans & Elevations 11609-EPR-34-ZZ-DR-A-TP- 0101 Rev C02 Bistro: Bistro - Proposed Ground & Mezzanine Plans 11609-EPR-10-ZZ-DR-A-TP-0100 Rev C03 Bistro - Proposed Roof Plan 11609-EPR-10-RF-DR-A-TP-0101 Rev C04 Bistro - Proposed Elevations 11609-EPR-10-EL-DR-A-TP-0400 Rev C03 Bistro - Proposed Rendered Elevations 11609-EPR-10-EL-DR-A-TP-0401 Rev C03 New Hotel Villas: Garden Villa - Proposed Plans & Elevations 11609-EPR-9A-ZZ-DR-A-TP-0100 Rev C02 Garden Villa - Proposed Rendered Elevations 11609-EPR-9A-ZZ-DR-A-TP-0101 Rev C02 Wildflower Garden Villa - Proposed Plans & Elevations 11609-EPR-9B-ZZ-DR-A-TP-0100 Rev C03 Wildflower Garden Villa - Proposed Rendered Elevations 11609-EPR-9B-ZZ-DR-A-TP- 0101 Rev C03 Deluxe Garden Guestrooms - Proposed Plans & Elevations 11609-EPR-06-ZZ-DR-A-TP- 0100 Rev C04 Deluxe Garden Guestrooms - Proposed Rendered Elevations 11609-EPR-06-ZZ-DR-A-TP- 0101 Rev C04 Garden Suites & Guestrooms - Proposed Plans & Elevations 11609-EPR-8B-ZZ-DR-A-TP- 0100 Rev C03 Garden Suites & Guestrooms - Proposed Rendered Elevations 11609-EPR-8B-ZZ-DR-ATP-0101 Rev C03 Presidential Villa - Proposed Plans & Elevations 11609-EPR-8A-ZZ-DR-A-TP-0100 Rev C02 Presidential Villa - Proposed Rendered Elevations 11609-EPR-8A-ZZ-DR-A-TP-0101 Rev C02 Wellness Spa: Wellness Spa - Proposed Ground Floor Plan 11609-EPR-50-GF-DR-A-TP-0100 Rev C02 Wellness Spa - Proposed Roof & Basement Plans 11609-EPR-50-ZZ-DR-A-TP-0101 Rev C03 Wellness Spa - Proposed Elevations 11609-EPR-50-EL-DR-A-TP-0400 Rev C03 Wellness Spa - Proposed Rendered Elevations 11609-EPR-50-EL-DR-A-TP-0401 Rev C03 Mindfulness Studio & Janitor Store - Proposed Plans & Elevations 11609-EPR-54-ZZ-DRA-TP-0100 Rev C02 Mindfulness Studio & Janitor Store - Proposed Rendered Elevations 11609-EPR-54-ZZDR-A-TP-0101 Rev C02 Personal Training Gym Pavilion - Proposed Plans & Elevations 11609-EPR-60-ZZ-DR-ATP-0100 Rev C03 Personal Training Gym Pavilion - Proposed Rendered Elevations 11609-EPR-60-ZZ-DRA-TP-0101 Rev C03 Single Treatment & Relaxation Pavilions - Proposed Plans & Elevations 11609-EPR-52- ZZ-DR-A-TP-0100 Rev C03 Single Treatment & Relaxation Pavilions - Proposed Rendered Elevations 11609-EPR-52- ZZ-DR-A-TP-0101 Rev C03 Double Treatment Pavilion - Proposed Plans & Elevations 11609-EPR-53-ZZ-DR-A-TP-0100 Rev C03 Double Treatment Pavilion - Proposed Rendered Elevations 11609-EPR-53-ZZ-DR-A-TP- 0101 Rev C03 DOCUMENTS: Updated Arboricultural Impact Assessment, Nicholsons September 2025 Building Regulations Energy Assessment LMQS-ACM-00-XX-RP-SD-00003 -P03 ECOM 11/04/2022 and Building Regulations Assessment Addendum AECOM October 2025 Ecological Impact Assessment August 2021 EBD, Ecological Impact Assessment Addendum December 2024 Nicholsons and Biodiversity Net Gain Assessment Nicholsons December 2024 and Biodiversity Metric December 2024 Updated Energy & Sustainability Statement inc. BREEAM Pre-Assessment AECOM LMQS-ACM-00-XX-RP-SD-00004 October 2025 Updated Flood Risk Assessment and Drainage Strategy Report Elliott Wood 11/02/25 and Technical Note dated 19 June 2025 Heritage Impact Assessment Lichfields February 2025 Noise Survey and Plant Noise Impact Assessment January 2021 and Addendum July 2021 Reason: To secure the proper planning of the area in accordance with Development Plan policies.

Prior to commencement a Phasing Plan detailing the phases of all of the development including the built development and the provision of parking for cars and cycles and landscaping across the site shall be submitted for approval in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved Phasing Plan. Reason: To ensure the development is constructed in a timely manner and to minimise the disruption and harm to local and visual amenities and biodiversity in accordance with Policies DES6, ENV1, ENV2 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development, including any demolition, 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 enable an appropriate level of archaeological investigation of the area including excavation and recording in accordance with Policy ENV9 of the South Oxfordshire Local Plan 2035.

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 programme of archaeological 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. To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with the NPPF and Policy ENV9 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works or operations within each phase as approved by Condition 3, including demolition and site clearance, an Arboricultural Method Statement and accompanying Tree Protection Plan for that phase shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement for each phase must include the following: 1) A specification of any pruning or tree surgery works to the trees to be retained, to prevent accidental damage by construction or demolition activities; 2) The specification and location of temporary tree protective fencing and any ground protection required to protect all retained trees in accordance with the current edition of BS 5837 ''Trees in relation to design, demolition and construction'', and details of the timing and duration of its erection; 3) The definition of areas for the storage or stockpiling of materials, temporary on-site parking, site offices and huts, mixing of cement or concrete, and fuel storage; 4) The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; 5) The route and method of installation of drainage or any underground services in the vicinity of retained trees; Consideration will be made to avoid siting of utilities and service runs within the Root Protection Area (RPA) of all trees to be retained. Only where it can be demonstrated that there is no alternative location for the laying of utilities, will encroachment into the RPA be considered. Methodology for any installation works within the RPA will be provided and must be in compliance with the current edition of NJUG 'Guidelines for the planning and installation and maintenance of utility apparatus in proximity to trees'. 6) The details and method of construction of any other structures such as the spa structures and boundary walls in the RPA of retained trees and how these relate to existing ground levels; 7) The details of materials and method of construction of any roadway, driveway, parking, pathway or other surfacing within the RPA, which is to be of a 'No Dig' construction method, in accordance with the principles with in Arboricultural Association Guidance Note 12 "The use of cellular confinement systems near trees" and in accordance with current industry best practice; and is appropriate for the type of roadway required in relation to its usage. 8) Provision for the supervision of ANY works within the RPA of trees to be retained, and for the monitoring of continuing compliance with the protective measures specified, by an appropriately qualified arboricultural consultant, to be appointed at the developer's expense and notified to the Local Planning Authority, prior to the commencement of development; and provision for the regular reporting of continued compliance or any departure there from to the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details with the agreed measures being kept in place during the entire course of development within each phase. 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 (including any works of demolition) within each phase (as approved by Condition 3) a Construction Management Plan (CMP) shall be submitted to and approved in writing by the Local Planning Authority. The CMP for each phase shall include the following: a) the parking of vehicles on site for site operatives and visitors; b) arrangements for the transportation of workers to the site c) delivery times and the loading and unloading of plant and materials; d) storage of plant and materials used in constructing the development; e) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; f) wheel washing facilities on site to be used before entering the highway; g) measures to control the emission of dust and dirt during construction; h) a scheme for recycling/disposing of waste resulting from demolition and construction works; i) measures for the protection of the natural environment and controls on lighting; j) the routes of construction traffic vehicles The approved CMP shall be adhered to throughout the construction period for that phase. Reason: To ensure that the development is not unneighbourly, in the interest of highway safety and to minimise and mitigate the impact of construction vehicles and to protect the natural environment in accordance with Policies DES6, ENV 2, ENV3, ENV12 and TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within in each phase detailed plans showing the existing and proposed ground levels of the works within that phase together with the slab and roof levels of the proposed buildings, relative to fixed datum points on the site and surroundings, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details. Reason: In the interests of the visual appearance of the development and to protect trees in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The developer shall confirm in writing to the Local Planning Authority the presence of any unsuspected contamination encountered during the development. In the event of any contamination to the land and/or water being encountered, no development shall continue until a programme of investigation and/or remedial works to include methods of monitoring and certification of such works undertaken. Where land contamination investigation/remedial works are required this must be carried out by a competent person in accordance with current government and Environment Agency Guidance and Approved Codes of Practice such as Land Contamination: Risk Management 2020 and BS10175:2011 +A2:2017 'Investigation of potentially contaminated sites' following the submission and approval in writing by the Local Planning Authority. Reason: To ensure that any ground, water and associated gas contamination is identified and adequately addressed to ensure the safety of the development, the environment and to ensure the site is suitable for the proposed use in accordance with Policy ENV11 of the South Oxfordshire Local Plan 2035.

Prior to occupation of development details of the proposed means of access onto the A329 shall be submitted for approval in writing by the Local Planning Authority and shall be formed and laid out and constructed in accordance with the approved plans and the local highway authority's specifications, and shall include measures to protect trees during construction as approved under Condition 6 and lighting details as approved under Condition 22. Reason: In the interest of highway safety, visual amenity, tree protection and to mitigate light pollution in accordance with Policies TRANS5, DES1, ENV1 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to any above ground works within each Phase (as approved by Condition 3) samples of all materials and finishes to be used in the external construction of the buildings and extensions hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of the visual appearance of the development, and the conservation and enhancement of the Great Milton Conservation Area and listed buildings in accordance with the NPPF and Policies ENV6, ENV7, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

No above ground works shall commence within the phase incorporating the manor house (as approved by Condition 3) until full design details of the manor house conservatory including glazing, joinery, materials and finishes have been submitted for approval in writing by the Local Planning Authority, following consultation with Historic England. The details shall be implemented in accordance with the approved plans. Reason: In the interests of the visual appearance of the development and the Great Milton Conservation Area and to ensure the conservation and enhancement of the listed manor house, in accordance with NPPF and Policies ENV6, ENV7, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

No construction shall begin on the presidential villa (building 15 on the masterplan) until a detailed design for the porches has been submitted to and approved in writing by the Local Planning Authority, following consultation with Historic England. The details shall be implemented in accordance with the approved plans. Reason: In the interests of the visual appearance of the development and to ensure the conservation and enhancement the Great Milton Conservation Area, in accordance with the NPPF and Policies ENV6, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The development hereby approved shall achieve a BREEAM Rating of Outstanding for new buildings and a minimum BREEAM Rating of Excellent for existing buildings. Prior to commencement of development within each phase a Design Stage Certificate for the buildings for that phase (prepared by an accredited Building Research Establishment Assessor) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate compliance. Within 3 months of first use of the buildings in each phase, evidence shall be submitted in the form of a Post Construction Certificate (prepared by Building Research Establishment qualified assessor) to demonstrate full compliance with the specified BREEAM standard for the development. Reason: To ensure to the design and construction achieves the stated BREEAM standard and includes measures to adapt to climate change in accordance with Policies DES8 and DES10 of the South Oxfordshire Local Plan 2035.

Prior to any above ground works, an Energy Statement, including SAP calculations in line with the recognised methodology set by Government, demonstrating how the development will achieve at least a 40% reduction in carbon emissions compared with code 2013 Building Regulations and details of how this will be monitored shall be submitted to the local planning authority and approved in writing. Reason: To ensure high standards of sustainable design and construction in accordance with Policy DES10 of the South Oxfordshire Local Plan 2035.

Within each phase and prior to first use of the buildings in that phase all carbon reduction energy efficiency measures shall have been 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 shall be implemented in accordance with the ecological mitigation measures stated in section 5 of the supporting Ecological Impact Assessment (Ecology By Design Ltd, 20/08/2021, Project Code: EBD01390). Reason: To minimise the ecological impacts of development, in accordance with the NPPF and Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of development within each phase (as approved by Condition 3), 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) Detailed proposals for ecological enhancements for habitats and species, as stated in section 5 of the supporting Ecological Impact Assessment (Ecology by Design Ltd, 20/08/2021, Project Code: EBD01390), including the relevant habitat conditions (including technical supplement criteria) stated in the supporting Biodiversity Metric Assessment and associated proposed habitat plan (drawing: EBD_1390_DR006_B). 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 five-year period). h) Details of the body or organisation responsible for implementation of the plan. i) Ongoing monitoring and remedial measures. The LEMP shall confirm details of the body responsible for the long term implementation of the plan. 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 secure biodiversity net gains on site, in accordance with the NPPF and Policies ENV2 and ENV3 of the South Oxfordshire Local Plan.

Prior to any above ground works within each phase (as approved by Condition 3) a scheme for the landscaping of that phase shall be submitted for approval in writing by the Local Planning Authority. Each phased landscaping scheme shall include: i) the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread) ii) schedules of new trees, hedgerow and shrubs to be planted (noting species, plant sizes and numbers/densities) iii) any earth moving operations and finished levels/contours iv) the treatments for the access roads and car parking v) details of all fencing and walls, vii) details of solar panels and canopies (where applicable) and vii) an implementation programme. viii) details of the new hedge to be planted in front of the approved Spa building and retained at the approved height. The scheme shall be implemented prior to the first occupation within each phase and thereafter be maintained in accordance with the approved scheme. In the event of any of the trees or shrubs so planted dying or being seriously damaged or destroyed within 5 years of the completion of the development, a new tree or shrub or equivalent number of trees or shrubs, as the case may be, of a species first approved by the Local Planning Authority, shall be planted and properly maintained in a position or positions first approved in writing by the Local Planning Authority. Reason: To help to assimilate the development into its surroundings in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of comprehensive details for the landscaping scheme(s) a maintenance schedule and a long term management plan (for a minimum period of 20 years), for the soft landscaping works shall be submitted to and approved in writing by the Local Planning Authority. The Landscape Management Plan shall include: i) Details of long term design principles and objectives. ii) Management responsibilities, maintenance schedules and replacement provisions for existing retained landscape features and any landscape to be implemented as part of the approved landscape scheme including hard surfaces iii) Details of the body responsible for the maintenance of the site. iv) Summary plan detailing different management procedures for the types of landscape on site e.g. wildflower meadows, native or ornamental hedgerows, water bodies. The schedule and plan shall be implemented in accordance with the approved details. Reason: To help to assimilate the development into its surroundings and meet the landscape objectives of the development in accordance with Policies ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the erection, construction, improvement or alteration of a gate, fence, wall or other means of enclosure shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: In the interests of the landscape and appearance of the site and amenities of the public footpath users in accordance with Policies ENV1 and DES1 of the South Oxfordshire Local Plan 2035.

Prior to any above ground works in each phase (as approved by Condition 3) a Lighting Plan for all external lighting on the site in that phase, including street lighting and glazing on new buildings, shall be submitted for approval in writing by the Local Planning Authority. The Lighting Plan shall include but not be limited to the following: · Controls on the hours of lighting · Lower levels of lighting as outlined in the Institute of Lighting Professionals guidance notes · Minimum illumination and spill from the pathways · Glazing and lighting specifications to minimise light spillage · Electrically operated blackout blinds No external lighting shall be implemented or buildings occupied until details of lighting or glazing which accord with the approved Lighting Plan have been implemented in accordance with the approved details. Reason: To protect the appearance of the area, the environment and wildlife, and minimise light pollution in accordance with Policies ENV1, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

Prior to the first use of any new building a Green Travel Plan for the whole development shall be drawn up and submitted for approval in writing by the Local Planning Authority and shall include: i) The provision of electric bicycles, and other bicycles for use by guests ii) The provision of electric cycle charging points for guest bicycles and staff bicycles iii) Measures to promote travel by modes other than the private car for journeys to and from site. The development shall be implemented in accordance with the approved Travel Plan. Reason: To promote the use of non car modes of transport in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.

The parking and turning areas shall be provided in accordance with the Phasing Plan approved under Condition 3 and shall be constructed, laid out, surfaced, drained and completed to be compliant with sustainable drainage (SuDS) principles, and retained unobstructed except for the parking of vehicles associated with the development at all times. Reason: In the interests of highway safety and to ensure the provision of off-street car parking in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to any above ground works of each phase details of cycle parking facilities for staff and guests shall be submitted to and approved in writing by the Local Planning Authority. The facilities shall be implemented prior to first use of the development within each phase, and retained thereafter. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Ten per cent of spaces within the staff and visitor parking areas shall be provided with electric car charging points, the details of which shall have been submitted for approval in writing by the Local Panning Authority prior to operation of the car parking areas. Reason: To ensure sustainable forms of transport are provided in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the operation of any plant equipment, the plant shall be assessed to ensure it complies with the noise emission limits set out in Chapter 5.2 of the acoustic report produced by Aecom, Reference: 60639507 dated 11 February 2022. The assessment shall be submitted to the Local Planning Authority for verification in writing and if the noise assessment identifies that mitigation for noise from plant is required, details of that mitigation shall be submitted for approval in writing by the Local Planning Authority, and the mitigation measures implemented in accordance with the approved details. Reason: To safeguard the amenities of the occupiers of the proposed development in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

No development shall begin until a detailed sustainable drainage strategy has been submitted to and approved in writing by the Local Planning Authority. This shall be based on the Elliott Wood Updated Flood Risk and Drainage Strategy Report dated 11 February 2025 and Technical Note dated 19 June 2025, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. No development shall begin in any phase of the development until a detailed sustainable drainage scheme for that phase accounting for any catchments of the approved strategy that would need to drain through that phase, has been submitted to and approved in writing by the Local Planning Authority. The scheme to be submitted shall include: i) Further information on the groundwater regime at the site; ii) Drainage Catchment Plans and a compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; iii) Water management plan for the release of water offsite; iv) Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data and CV values of1.0; v) Fully detailed sustainable surface water drainage layouts; vi) Proposed site levels, floor levels and an exceedance plan; vii) Details of green roofs; viii) SUDS features and sections; ix) Landscape plans with sustainable drainage features integrated and coordinated as appropriate; x) Drainage Construction Details; xi) Maintenance and Management Plan covering all surface water drainage and SUDS features. Reason: To ensure the proper provision of surface water drainage and to ensure flooding is not exacerbated in the locality and ecological conditions are not adversely affected in the area in accordance with Policies DES1 and EP4 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of any phase, a SUDS 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 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: i) Inclusion of as-built drawings, ii) Inspection details of key 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, iii) Monitoring of infiltration and measurement of groundwater levels iv) Details of any remediation works required following the initial inspection, v) Evidence that that remedial works have been completed. vi) Details of any management company set up to maintain the system. 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.

No new building shall be occupied until wastewater network upgrades required to accommodate the additional flows from the development have been completed. Reason: Thames Water has identified an inability of the existing foul water network infrastructure to accommodate the needs of this development proposal. Network reinforcement works are required to ensure flooding and pollution is not exacerbated in the locality in accordance with policy EP4 of the South Oxfordshire Local Plan 2035.

No development shall begin until a phased foul drainage scheme has been submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until the foul drainage works to serve that phase of the development have been carried out and completed in accordance with the approved details. 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 hours of operation for construction and demolition works shall be restricted to 08:00-18:00 Monday to Friday and 08:00-13:00 on a Saturday. No work is permitted to take place on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

Prior to the final occupation of any phase, a SUDS 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 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 dwg and pdf format, 2) Inspection details of key 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) Details of any remediation works required following the initial inspection, 4) Evidence that that remedial works have been completed. 5) Confirm details of any management company set up to maintain the system. Reason: To ensure that the principles of sustainable drainage are incorporated into this proposal in accordance with Policy EP4 of the South Oxfordshire Local Plan 2035.