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, except as controlled or modified by conditions of this permission:
Location Plan 124051-CDP-ZZ-XX-DR-A-2001 P01
Proposed Block Plan 124051-CDP-ZZ-XX-DR-A-2007 P01
Proposed Floor Plan, Roof Plan & Elevations 124051-CDP-ZZ-XX-DR-A-2009 P04
Proposed Site Elevations 124051-CDP-ZZ-XX-DR-A-2010 P01
Proposed Landscape Layout 124051-CDP-ZZ-XX-DR-L-2001-P08
Close Boarded Fence and Gate Details 124051-CDP-ZZ-XX-DR-L-6002 P01
Cycle shelter and Hoop Plan 124051-CDP-ZZ-XX-DR-L-6003 P02
Demolition Plan 124051-CDP-ZZ-XX-DR-L-2008 P01
Drainage Details Plan 124051-CDP-ZZ-XX-DR-C-6001 P01
Drainage Sections Plan 124051-CDP-ZZ-XX-DR-C-5001 P01
Drainage Strategy 124051-CDP-ZZ-XX-DR-C-2001 P02
Flooding Plan 124051-CDP-ZZ-XX-DR-C-2004 P01
Levels Plan 124051-CDP-ZZ-XX-DR-C-4002 P01
Planting Plan 124051-CDP-ZZ-XX-DR-L-2002 P01
Proposed fencing layout 124051-CDP-ZZ-XX-DR-L-2003 P01
Proposed Impermeable Area plan 124051-CDP-ZZ-XX-DR-C-2003 P01
Weldmesh Fence and Gate Details 124051-CDP-ZZ-XX-DR-L-6001 P02
Reason: To secure the proper planning of the area in accordance with Development Plan policies.
That the existing buildings identified on plan number 124051-CDP-ZZ-XX-DR-A-2008 P01 shall be demolished before the new development hereby permitted commences, and any demolished material which is not to be utilised in the new development shall be removed from the land, unless an alternative scheme for the phased demolition of the building(s) and removal of materials is first submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure satisfactory comprehensive development in accordance with Policies DES1, DES2 and ENV1 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.
No development shall begin until a detailed sustainable drainage scheme has been submitted to and approved in writing by the local planning authority. This shall be based on the Flood Risk Assessment reference 124051 V1 dated 16 May 2025, sustainable drainage principles and
an assessment of the hydrological and hydrogeological context of the development. No building shall be occupied until the surface drainage works have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include:
1) A compliance report to demonstrate how the scheme complies with the Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire
2) Full drainage calculations for all events up to and including the 1 in 100yr plus climate change event (Note: the CV values should be set to 0.95 for roof areas and 0.9 for paved areas and the latest FEH input date should be used)
3) Fully detailed sustainable surface water drainage layouts;
4) A flood Exceedance Conveyance Plan;
5) Proposed site and floor levels;
6) SUDS features and sections;
7) Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate;
8) Drainage Construction Details;
9) Maintenance and Management Plan covering all surface water drainage and SUDS features;
10) Details of how water quality will be managed during construction and in perpetuity.
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.
Related application(s):
P25/S3636/DISNo development shall begin until a detailed foul drainage scheme sufficient for the associated development has been submitted to and approved in writing by the local planning authority. This shall include details of the proposed interceptors to prevent pollution and solid run off entering the foul water system. No building shall be occupied until the foul drainage works 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.
Related application(s):
P25/S3636/DISNo 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 include the following:
1. Update ecological surveys for relevant habitats and species (for any previous surveys that are over three years old, in line with CIEEM guidance). Update surveys shall follow national good practice guidelines.
2. Risk assessment of potentially damaging construction activities.
3. Identification of "biodiversity protection zones" (e.g. to protect areas of retained onsite habitat, and protect valuable offsite habitat on adjacent land).
4. Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species (roosting bats and nesting birds) during site clearance and construction, and to avoid the spread of invasive non-native species listed under Schedule 9 of the Wildlife & Countryside Act 1981 (as amended).
5. The location and timing of sensitive works to avoid harm to biodiversity features.
6. The times during construction when specialist ecologists need to be present on site to oversee works.
7. Responsible persons and lines of communication.
8. 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/ Core Policy 46 of the Vale of White Horse Local Plan."
No development shall commence unless and until a certificate confirming the agreement of an Offsetting Provider to deliver a Biodiversity Offsetting Scheme totalling a minimum of 0.16 biodiversity units has been submitted to and agreed in writing by the Local Planning Authority.
The written approval of the Council shall not be issued before the certificate has been issued by the Offset Provider. The details of biodiversity enhancements shall be documented by the Offset Provider and issued to the Council for their records.
Reason: To compensate for the loss of biodiversity as a result of development, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035, and the NPPF
Related application(s):
P25/S3636/DISPrior to the commencement of any works, detailed plans of cycle parking to serve the proposed development, secured and undercover, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved cycle parking shall be provided before first occupation and be maintained and retained at all times.
Reason: To promote travel by cycling and sustainable transport in accordance with Policy TRANS2 and TRANS5 of the South Oxfordshire Local Plan 2035.
Related application(s):
P25/S3636/DISPrior to the commencement of any works, a Stage 1 Road Safety Audit will be undertaken by the applicant and shall be submitted to and approved in writing by the Local Planning Authority. Any issues raised in the audit must be adequately addressed to the satisfaction of the Overseeing Organisation (Oxfordshire County Council, as the Local Highway Authority).
Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to the commencement of any works, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be implemented prior to any works being carried out on site and shall be maintained throughout the course of the development. The CTMP shall also state that no deliveries of plant or materials will take place between the hours of 0800 - 0900 and 1700 - 1800.
Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Notwithstanding the submitted plans, prior to the commencement of the development hereby approved 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.
Prior to the commencement of the development, 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: 4x integrated bird nest boxes for swift Apus apus, 4x integrated bat boxes and 2x bird nest boxes on retained trees. 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 NPP
Related application(s):
P25/S3636/DISConcurrent with the submission of comprehensive details of the proposed landscape works, 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:
a) Details of long term design principles and objectives.
b) 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, street furniture within open spaces and any play/ youth provision.
c) A plan detailing which areas of the site the Landscape Management Plan covers and also who is responsible of the maintenance of the other areas of the site.
d) Summary plan detailing different management procedures for the types of landscape on site e.g. Wildflower meadows, native or ornamental hedgerows.
The schedule and plan shall be implemented in accordance with the agreed programme.
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.
The tree protection details as shown on the approved Arboircultural Assessment report and Method Statement dated August 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.
Related application(s):
P25/S3636/DISPrior to the commencement of the development a phased risk assessment shall 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'. Each phase shall be submitted to and approved in writing by the Local Planning Authority.
Phase 3 requires that a remediation strategy be submitted to and approved by the LPA to ensure the site will be rendered suitable for its proposed use.
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 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;
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 at each key stage of construction and on completion,
3) Details of any remediation works required following the initial inspection,
4) Evidence that that remedial works have been completed.
5) Confirm details of management proposals 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 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:
1. 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.
2. 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, and by the provision of details of brightness, timing and sensor controls to avoid unnecessary lighting when it is not needed)
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.
Lighting shall operate only between the hours of 5am and 5pm, save for necessary security lighting which shall be detailed in the strategy.
REASON: to avoid impacts on bats from insensitive external lighting in line with Policy ENV2 of the South Oxfordshire Local Plan/ Core Policy 46 of the Vale of White Horse Local Plan.
Related application(s):
P25/S3636/DISPrior to the first occupation of any part of the development, the proposed access works including the provision of carriageway markings to ensure separate access and egress and the removal of vegetation within visibility splays at the southwestern access to the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be completed before first occupation of the development.
Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035
Prior to first occupation of the development, visibility splays shall be provided at the southwestern access to Rectory Road measuring 2.4m x 48m to the west and 2.4m x 60m to the east and at the south eastern access to Rectory Road visibility splays of 2.4m x 103.5m shall be provided in both directions. The visibility splay envelopes shall be kept free of obstruction above 0.6m and below 2m and maintained free from obstruction at all times.
Reason: In the interest of highway safety in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to the first occupation of any part of the development, a minimum of 25% of all operational and non-operational vehicle parking spaces shall be provided with electric vehicle charging points. All remaining parking spaces shall be provided with ducting for future connection. Thereafter, the electric charging points shall be maintained and retained at all times.
Reason: In accordance with Policy TRANS2 and TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to the first occupation of any part of the development a full and detailed Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, upon first occupation, the Travel Plan shall be implemented in full in accordance with the approved details.
Reason: To promote travel to and from the site by walking, cycling and public transport, in the interests of sustainability and in accordance with Policy TRANS4 of the South Oxfordshire Local Plan 2035.
Prior to the first occupation of any part of the development a refuse collection vehicle route management plan shall be submitted to and approved in writing by the Local Planning Authority. This plan should include details of the timing of vehicles leaving and returning to the site each day and the routes they will take on the immediate local highway network. The management plan shall avoid where possible routes through Little Milton and the immediate surrounding villages and, with the exception of scheduled refuge collections, shall avoid routes through Little Milton between the hours 15:00 - 16:00 Monday to Friday. Thereafter the agreed routes shall be adhered to for the life of the development.
Reason: To maintain the amenity of the surrounding residents in accordance with policy DES6 of the South Oxfordshire Local Plan
Prior to the first occupation of any part of the development, the vehicle circulatory system as shown on the Proposed Block Plan (Drawing 2007 Rev P03) shall be provided within the site. Thereafter, the circulatory system shall be maintained and at retained all times.
Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Within 6 months of first occupation of the development, the proposed informal crossing, including dropped kerbs and tactile paving and visibility splays in accordance with the 85th percentile speeds, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the works shall be completed before first occupation of the development.
Reason: In the interests of highway safety and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.
Prior to the first occupation of the development the fencing should be stained a dark colour in accordance with details which should have been submitted to and approved 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 the first occupation of the development shall take place until a detailed odour management plan has been submitted to and approved in writing by the local planning authority. Thereafter, the development shall not operate other than in accordance with the approved details.
Reason: To protect the occupants of nearby residential properties and/or businesses from noise and odour disturbance in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.
All plant, machinery and equipment to be used by reason of the granting of this permission shall be so installed, maintained and operated so as to ensure that the cumulative rating sound levels of no greater than 39 dB LAr,Tr and 31 dB LAr,Tr during the day and night respectively. Measurements and rating of noise for the purpose of this conditions shall be in accordance with BS4142:2014 -"Method of rating industrial and commercial sound".
In the event of unacceptable noise or vibration being caused by the installed plant, machinery and equipment, the applicant or persons responsible shall investigate and undertake appropriate attenuation works to resolve the problem to the satisfaction of the local planning authority.
Reason: To protect the occupants of nearby residential properties from loss of amenity due to noise disturbance and in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.
The development shall not be occupied until any previously approved remediation strategy has been carried out in full and a validation report confirming completion of these works has been submitted to and approved 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.
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' and submitted to and approved 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.
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