The development to which this permission relates must be begun not later than 25th October 2027.
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, 2664-03B, 2664-04B, 2664-06D, 2664-08, 22.28 - 002A, 22-P039-06, 22-P058-06, 2664-05, 2664-07A and 22-P058-03, 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.
Except in the case of any building work hereby permitted, no change in the levels of the land shall take place unless in accordance with a detailed scheme which shall have been submitted to and approved in writing by the Local Planning Authority before any development commences on site. The scheme shall include details of existing and proposed ground levels.
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.
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.
Related application(s):
P25/S1878/DISNotwithstanding 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.
Notwithstanding the provisions of the Town and Country (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order), no development as specified in Schedule 2, Part 1, Class A - Extensions and Class E - Outbuildings shall be undertaken without obtaining planning permission from the Local Planning Authority.
Reason: The specific circumstances of this site warrant the Local Planning Authority having control over any further development as specified in the condition 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.
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.
Details of the location and specification of any external heating or energy generation system to be used in the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority prior to installation.
Reason: To ensure high standards of sustainable design and construction and an acceptable visual and amenity impact in accordance with Policies DES1, DES2, DES6, DES10, ENV1 and ENV12 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 each 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.
Prior to first occupation of the development, the existing means of access onto Reades Lane shall be improved and laid out in the form of resurfacing and widening to 4.8m for a distance of 10m from the Highway boundary into the site and constructed strictly in accordance with the local highway authority's specifications and all ancillary works specified shall be undertaken.
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 the development vision splays measuring 2.4 metres by 43.0 metres shall be provided to each side of the access and the vision splays shall not be obstructed by any object, structure, planting or other material with a height exceeding or growing above 0.9 metres as measured from carriageway level.
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 the development hereby approved, the parking and turning areas shall be provided in accordance with the approved plan 2664-06D 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 the details shown on drawing 2664-06D. Thereafter, the cycle parking shall be retained as approved.
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 building shall be occupied until the whole of the footpath shown on drawing no. 2664-07A, and all surface water drainage works have been laid out, constructed and completed in accordance with a specification to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.
Reason: In the interests of highway safety and convenience in accordance with Policies TRANS5 & TRANS2 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, the treatment of the access road and hard standings, and the provision of boundary treatment 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 development 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.
Related application(s):
P25/S1878/DISPrior to the commencement of any site works (including demolition or site clearance) a protected area shall be designated for all existing trees which are shown to be retained, and the trees shall be protected in accordance with a scheme which complies with the current edition of BS 5837: "Trees in relation to design, demolition and construction" that shall first have been submitted to, and approved in writing by, the Local Planning Authority. The agreed measures shall be kept in place during the entire course 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/S1878/DISPrior to commencement of the development hereby approved, 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) Proposals for ecological enhancements for habitats and species. These shall include the habitat enhancement measures recommended in Section 4.2 of the Biodiversity Net Gain report (Arbtec, dated 09 July 2024). They shall also include details (including specification, position, height, orientation) of a scheme of protected species enhancements to be provided. Enhancements provided on site shall include a minimum of: seven integrated bat boxes in buildings, seven integrated bird nest boxes for house sparrow Passer domesticus or swift Apus apus, three bat boxes on retained trees and two hedgehog fence tunnels within each plot to be enclosed with close-boarded fencing (to connect the plot to two
adjacent plots or to open/public space as appropriate).
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 30-year period).
h) Details of the body or organization responsible for implementation of the plan.
i) Ongoing monitoring and remedial measures.
The LEMP shall include details of the legal and funding mechanism by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. 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 ensure that habitats are created and managed for biodiversity to maximise their ecological value and deliver a biodiversity net gain, in line with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.
Related application(s):
P25/S1878/DISNo development shall take place, including vegetation clearance, demolition or ground works, unless and until the results of an update badger survey, conducted within the last six months by a suitably qualified ecologist, are submitted to and approved in writing by the local planning authority. The written submission shall include any updates to the impact assessment, mitigation and licensing requirements arising from the survey.
Reason: To avoid impacts on badger in line with Policy ENV2 of the South Oxfordshire Local Plan 2035.
Related application(s):
P25/S1878/DISNo 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 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 (including details of a two-stage cutting regime to encourage any reptiles out of the works area).
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 2035.
Related application(s):
P25/S1878/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 1 shall incorporate a desk study and site walk over to identify all potential contaminative uses on site, and to inform the conceptual site model. If potential contamination is identified in Phase 1 then a Phase 2 investigation shall be undertaken.
Phase 2 shall include a comprehensive intrusive investigation in order to characterise the type, nature and extent of contamination present, the risks to receptors and if significant contamination is identified to inform the remediation strategy.
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.
Related application(s):
P25/S1878/DISThe 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.
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.
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 2035.
No development shall commence 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 Drainage Strategy 241863/DS/AG/KBL/01 by LANMOR Consulting, September 2024, sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development. The design approach shall follow the guidance provided by CIRIA C574 (2002) regarding distance of soakaway placement in respect of building structures in ground conditions containing potential dissolution features. The drainage system designer should try to use maximum length drainage pipes, leak-proof couplings and aim to minimize the number of pipe joints and should demonstrate on the drainage layouts how this has been achieved to ensure longevity and resilience of the drainage system designed. The scheme to be submitted shall include:
· Site investigation and Infiltration Tests;
· Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data;
· Fully detailed sustainable surface water drainage layouts;
· Proposed site levels, floor levels and an exceedance plan;
· SUDS features and sections;
· Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate;
· Drainage Construction Details;
· Maintenance and Management Plan covering all surface water drainage and SUDS features.
No building shall be occupied until the surface drainage works have been carried out and completed in accordance with the approved details.
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/S1878/DISA proposed design for the porous paved road construction incorporating suitably robust geogrid reinforcement to mitigate against potential longer-term impacts of shallow variable strength soils and ground subsidence shall be submitted to and approved by the Local Planning Authority prior to the commencement of construction of the road. Proposals should ensure a suitable stable road formation through investigation, proof rolling and mitigation as necessary is provided with a suitable method statement incorporated to achieve this as part of the design to be submitted.
No building shall be occupied until the roads to base course level have been carried out and completed in accordance with the approved details.
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/S1878/DISNo development shall begin until a detailed 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 section 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.
Related application(s):
P25/S1878/DIS
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