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, J1124 PP110A, J1124 PP112A, J1124 PP113A, J1124 PP114A, J1124 PP115A, J1124 PP102, J1124 PP111, J1124 PP100 and J1124 PP101, 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.

Prior to the commencement of development, a full surface water drainage scheme shall be submitted to, and approved in writing by, the Local Planning Authority. The design shall follow the principles of the surface water drainage scheme outlined within document Lower Farm Fernbrook Flood Risk Assessment and Drainage Strategy July 2025, including details, levels, size, position and construction of all drainage works. 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. A restricted discharge not exceeding 1 l/s to the adjacent watercourse. Notes (outstanding information) The building must contain a bio retention feature or source control feature. This could be in the form of a rain water planter or rain water butt. Full construction details of all surface water drainage components including hard standing areas, must be provided. Drainage layout from RWP must be provided. Catchpits must be provided on chamber S4 as well as a new chamber being positioned with a catch pit to receive the proposed land drain. Details of hard standing. Construction details of all surface water drainage components and hard standing areas. Levels of the proposed filter drain and incoming/outgoing connections from the proposed pond. The development shall be carried out in accordance with the approved details prior to the first occupation of the development hereby approved. Reason: To prevent pollution and flooding in accordance with Policies ENV12 and 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. Notes Full construction details of all foul water drainage components must be provided. Drainage layout from SVP must be provided The development shall be carried out in accordance with the approved details prior to the first 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.

Prior to the commencement of the development above new slab level, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The BEP should include: 1) Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed proposed habitat plans. This should include enhancement measures for a section of the watercourse within the control of the applicant, hedgerow enhancement or planting, and any tree or shrub planting to be included in the garden of the new dwelling to deliver no net loss in biodiversity; 2) Details of species enhancements including relevant scale plans and drawings showing the location, elevation, orientation and specification of features (bat and bird boxes). A minimum number of biodiversity enhancement features shall be provided onsite as follows: 1x bat box and 1x bird box for house sparrow Passer domesticus. Features should be integrated into the fabric of the building where possible; 3) Detailed method statements for actions to create and establish habitats and to maintain them in the long term, so that the proposed habitats descriptions and conditions scores in the biodiversity net gain assessment (see below) can be achieved; 4) A works schedule (showing timing of various management actions), capable of being rolled forward over 15 years. Reason: To ensure that habitats are created and managed for biodiversity to maximise their ecological value and deliver a biodiversity net gain, and to provide appropriate compensation for Priority habitats and watercourses, in accordance with Policies ENV2 and ENV4 of the South Oxfordshire Local Plan 2035, and paragraphs 187, 192 and 193 of the NPPF.

No development shall take place, including vegetation clearance, demolition or ground works, unless and until a Construction Method Statement for retained habitats and 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 describe Reasonable Avoidance Measures to be employed during construction to avoid impacts on: 1) Retained habitats (watercourse and hedgerow) Site fencing, signs and other measures to avoid vehicles and contractors entering retained habitat areas; Storage of site waste away from retained habitats and procedures for waste disposal; Locations of site parking, machinery storage and chemical storage away from retained habitats; Procedures to follow in the event of chemical spillages to avoid pollution of retained habitats; Measures to minimise dust deposition and sediment runoff onto retained habitats. 2) Roosting bats in trees Precautionary soft-felling procedure for the single ash tree with low/PRF-I bat suitability; Procedure to be followed if a bat is discovered during works. 3) Reptiles and amphibians Appointment of an Ecological Clerk of Works, who will give a toolbox talk to all contractors at the outset of works; Details of ecological supervision and other methods to be followed during removal of any loose debris, brash piles and other features that could provide shelter for reptiles and amphibians, including GCN; Details of a two-stage cutting regime for areas of long vegetation to encourage any reptiles and amphibians out of the works area; Rules for siting and storage methods of building materials and site waste to minimise risks of reptiles and amphibians using them as temporary refugia (such as use of pallets for materials storage, avoidance of storage on grass and vegetated garden areas, and prompt removal of waste); Procedure to be followed if a GCN or reptiles are discovered during works. 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 habitats and protected species during construction, in line with Policy ENV2 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 for the specific lighting units to be installed). 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 construction of any development above slab level a scheme for the landscaping of the site, including the planting of live trees and shrubs, shall be submitted to and approved in writing by the Local Planning Authority. These details shall include schedules of new trees and shrubs to be planted (noting species, plant sizes and numbers/densities), the identification of the existing trees and shrubs on the site to be retained (noting species, location and spread), any earth moving operations and finished levels/contours, and an implementation programme. The scheme shall be implemented prior to the first occupation or use of the development hereby approved 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.

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.

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order), the enlargement, improvement or other alteration of any dwellinghouse as described in Schedule 2, Part 1, Class A of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the adjoining properties and the character of the area in accordance with Policies DES1, DES2 and DES6 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 provision within the curtilage of the dwelling of any building, enclosure or swimming pool as described in Schedule 2, Part 1, Class E of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the amenities of the occupiers of the adjoining properties and the character of the area in accordance with Policies DES1, DES2 and DES6 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 or construction of gates, fences, walls or other means of enclosure as described in Schedule 2, Part 2, Class A of the Order shall not be undertaken without obtaining planning permission from the Local Planning Authority. Reason: To safeguard the character of the area in accordance with Policies 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.

Prior to the first occupation of the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan J1124 PP110A 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.

Prior to the construction of the development hereby approved above slab level, details of cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall be implemented prior to first use of the development and thereafter retained in accordance with the approved details. Reason: To encourage the use of cycles as a means of transport in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby approved, an Electric Vehicle Charging Point shall be installed for the dwelling and thereafter retained as such. Reason: To ensure sustainable forms of transport in accordance with Policies TRANS5, ENV12 and EP1 of the South Oxfordshire Local Plan 2035.