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, 4.KAYS.P.13.F, 4.KAYS.P.14.F, 4.KAYS.P.10.F, 4.KAYS.P.12.F, 4.KAYS.P.11.F, 4.KAYS.P.02.F, 4.KAYS.P01.F, 4.KAYS.P.03.F, 4.KAYS.P.00.F, 4.KAYS.E.13, 4.KAYS.E.10, 4.KAYS.E.13, 4.KAYS.E.11, 4.KAYS.P.15, 4.KAYS.P.16, 4.KAYS.E.02, 4.KAYS.P.04, 4.KAYS.E.01, LOC-001, 4.KAYS.E.03, 4.KAYS.E.00 and MWkaysbarnTOPO, 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 the development above slab level hereby approved a photographic schedule of all materials to be used in the external construction and finishes of the development 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 to safeguard the special architectural interest, historic fabric and setting of listed buildings in accordance with Policies DES1, DES2 and ENV7 of the South Oxfordshire Local Plan 2035.

The two dormer windows serving the guest ensuites in the west roof slope of the replacement annexe hereby permitted shall be glazed in obscure glass with a minimum of level 3 obscurity and shall be fixed shut in accordance with the details annotated on drwgno 4.KAYS.P.11 F prior to the first occupation of the accommodation and shall be retained as such thereafter. Reason: To ensure that the development is not unneighbourly in accordance with Policy DES6 of the South Oxfordshire Local Plan 2035.

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 shall be in accordance with the national standards for sustainable drainage systems, including details of BRE 365 soakage testing, 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 + 40% CC. 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.

The tree protection details as set out on in the approved BS5837 Tree Survey, Arboricultural Method Statement, Arboricultural Impact Assessment & Tree Protection Plan document dated 25 March 2025 shall be put in place prior to any on site works including demolition and thereafter retained in situ for the duration of development. Reason: To safeguard trees which are visually important in accordance with Policies ENV1, DES1, and DES2 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 protect the appearance of the area, the environment and wildlife, and local residents from light pollution in accordance with Policies ENV1, ENV2, ENV3 and ENV12 of the South Oxfordshire Local Plan 2035.

The development hereby permitted shall be implemented in full accordance with the method statements for mitigating construction impacts on protected species (great crested newt) set out in Table 11 of the Preliminary Ecological Appraisal report submitted with the application (Matthew Game Consultancy, dated 16/03/25). Any variation shall be agreed in writing by the Local Planning Authority before such change is made. Reason: To protect the important species on the site, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development above new slab level, details 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. Details shall include the specification (e.g. model) of features, and their location (position, height and orientation, as annotated on site and elevation plans). 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. Features provided will be additional and separate to those required as mitigation measures under any protected species licence. A minimum number of biodiversity enhancement features shall be provided onsite as follows: 1x integrated bird nest boxes for house sparrow Passer domesticus or swift Apus apus and 1x integrated 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 ENV3 of the South Oxfordshire Local Plan 2035 and paragraphs 174 and 180 of the NPPF.

Prior to first use of the development hereby permitted, the parking and turning areas shall be provided in accordance with drawing no. 4.KAYS.P.00 F, 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.