Planning Application Details

Details of the appearance, landscaping, layout, scale and access (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development takes place and the development shall be carried out as approved. 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.

Application for approval of the reserved matters shall be made to the Local Planning Authority not later than 3 years from 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.

The development hereby permitted shall commence not later than 2 years from the date of approval of the last of the reserved matters to be approved. 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.

The development hereby approved shall be carried out in accordance with the details shown on the following approved plans, - 0157_050 Rev A - Location Plan - P18-1807_002PYR Rev F - Land Use Provision - P18-1807_003PYR Rev B - Open Space provision - P18-1807_005PYR Rev E - Parameter Plan, 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.

The total number of dwellings in the reserved matters shall not exceed 100 and all dwellings shall be located within the 3.52-hectare development area shown on approved plan P18-1807_003PYR Rev B. Reason: To protect local amenities in accordance with Policies STRAT1, H1, ENV1, DES1 and DES2 of the South Oxfordshire Local Plan 2035.

The mix of market housing for the reserved matters for the development hereby permitted shall be designed to include a mix of dwelling types and sizes to meet the needs of current and future households based on the most up-to-date evidence on housing needs. Reason: In accordance with Policy H11 of the South Oxfordshire Local Plan 2035.

The details to be submitted in compliance with condition 1 shall include: a. an energy statement (including SAP calculations demonstrating how the development will achieve the minimum percentage reductions to carbon emissions referred to in policy DES10 compared with code 2013 Building Regulations and details of how this will be monitored) b. a schedule of external materials c. a lighting plan d. boundary treatments e. details of all street furniture f. existing and proposed ground levels g. maintenance schedule and long-term management plan for soft landscaping h. a plan showing drainage, service routes, highway layouts, vision splays and lighting alongside the landscaping i. waste and recycling facilities j. details of roads, accesses, footpaths and services k. vehicle and cycle parking facilities The development shall be implemented in accordance with the approved details. Reason: To ensure satisfactory standards of development, in the interests of visual and residential amenity, and to limit carbon dioxide emissions from new developments in accordance with Policies ENV1, ENV6, EP3, DES1, DES2, DES6 and DES10 of the South Oxfordshire Local Plan 2035.

Concurrent with the submission of each reserved matters application, a Biodiversity Enhancement Plan (BEP) shall be submitted to and approved in writing by the Local Planning Authority. The BEP should include: a. Details of habitat creation or enhancements (this could cross reference relevant landscape plans) and include suitably detailed drawings and cross sections as required; b. Details of species enhancements including relevant scale plans and drawings showing the location, elevation and type of features such as bat and bird boxes etc. as appropriate; c. Selection of appropriate strategies for creating / restoring target habitats or introducing target species; d. Selection of specific techniques and practices for establishing vegetation; e. Sources of habitat materials (e.g. plant stock) or species individuals; f. Method statement for site preparation and establishment of target features; g. Extent and location of proposed works; h. Full details of a biodiversity metric assessment to demonstrate a biodiversity net gain. Thereafter, the biodiversity enhancement measures shall be developed on site and retained in accordance with the approved details. All enhancements shall be delivered prior to the final occupation of the relevant phase. Reason: To secure net gains for biodiversity, in accordance with Policy ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby permitted, a phasing plan detailing the phasing of the Edge Road and the housing, shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details. Reason: In order to secure the satisfactory development of the site and in the interests if highway safety and in accordance with Policies TRANS2, TRANS3 and TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby permitted, a scheme for off-site highway works shall be submitted to and approved in writing by the Local Planning Authority. The approved works shall be implemented in full before the first occupation of the development or in accordance with a programme of implementation agreed in writing with the Local Planning Authority. Reason: In the interest of highway safety in accordance with Policies TRANS2, TRANS3 and TRANS5 of the South Oxfordshire Local Plan 2035 and Policies P2 and P8 of the Watlington Neighbourhood Development Plan.

Prior to the commencement of the development hereby permitted, a Construction Traffic Management Plan (CTMP) shall be submitted to and approved in writing by the Local Planning Authority. The approved CTMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details. Reason: In the interests of highway safety and to mitigate the impact of construction vehicles on the surrounding highway network, road infrastructure and local residents, particularly at morning and afternoon peak traffic times and in accordance with Policy TRANS5 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby permitted, a Green Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The Green Travel Plan shall include proposals for all travel by modes other than the private car for journeys to and from site and shall be implemented on first occupation of the development. Reason: To promote the use of non-car modes of transport in accordance with Policies TRANS2, TRANS4 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of the development hereby permitted (including any vegetation clearance or preparatory ground works), a Construction Environmental Management Plan for Biodiversity (CEMP: Biodiversity) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP: Biodiversity shall include the following: a. Updated ecological surveys for relevant habitats and species. Updated surveys shall follow national good practice guidelines; b. Risk assessment of potentially damaging construction activities; c. Identification of biodiversity protection zones; d. Practical measures (both physical measures and sensitive working practices) to avoid, reduce or mitigate the impacts on important habitats and protected species during construction; e. The location and timing of sensitive works to avoid harm to biodiversity features; f. The times during construction when specialist ecologists need to be present on site to oversee works; g. Responsible persons and lines of communication; and h. 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 minimise the impacts of development on biodiversity, in accordance with Policies ENV2 and ENV3 of the South Oxfordshire Local Plan 2035.

Prior to the commencement of any site works or operations, including site clearance, relating to the development hereby permitted, an Arboricultural Method Statement and accompanying Tree Protection Plan shall be submitted to and approved in writing by the Local Planning Authority. The Arboricultural Method Statement must include the following: a. A specification of any pruning or tree surgery works to any trees to be retained, to prevent accidental damage by construction or demolition activities; b. 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; c. 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; d. The means of demolition of any existing site structures, and of the re-instatement of the area currently occupied thereby; e. 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'; f. The details and method of construction of any other structures such as boundary walls in the RPA of retained trees and how these relate to existing ground levels; g. 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; h. 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; and i. A scheme to protect existing hedges on site whilst development operations are in progress. 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. 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 the development 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 secure the protection of and proper provision for any archaeological remains 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 15, and prior to the commencement of the development (other than in accordance with the agreed Written Scheme of Investigation), a staged programme of archaeological evaluation and 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 development. Reason: To enable an appropriate level of archaeological investigation of the area including excavation and recording, post excavation analysis and the publication of results in accordance with Policy ENV9 of the 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 informed by the Broughton Beatty Wearring Flood Risk Assessment and Drainage Strategy reference 0814/C, 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 to serve that section of the development have been carried out and completed in accordance with the approved details. The scheme to be submitted shall include: a. Drainage Catchment Plans; b. Infiltration test results in proposed soakaway locations in accordance with BRE 365; c. A compliance report to demonstrate how the scheme complies with the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"; d. Detailed hydraulic calculations including node references with consideration for the worst case 1:100 + 40% event based on using the latest FEH input data; e. Fully detailed sustainable surface water drainage layouts; f. Proposed site levels, floor levels and an exceedance plan; g. SUDS features and sections; h. Landscape plans with sustainable drainage features integrated and co-ordinated as appropriate; i. Drainage Construction Details; j. Maintenance and Management Plan covering all surface water drainage and SUDS features. 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 the development hereby permitted, a full foul water drainage scheme detailing on and off-site drainage works shall be 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 Policies ENV12 and EP4 of the South Oxfordshire Local Plan 2035

Prior 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. 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.

Prior to the commencement of the development hereby permitted, an acoustic assessment of the traffic from the Edge Road shall be submitted to and approved in writing by the Local Planning Authority. The assessment shall include a scheme to include details of any necessary noise mitigation measures to protect the new dwellings from the external noise environment. The development shall be carried out in accordance with the approved scheme prior to the first occupation of the development or as otherwise agreed in writing by the Local Planning Authority. Reason: To minimise the noise levels from the new Edge Road and to ensure a satisfactory residential environment for future occupiers, in accordance with Policies DES6 of the South Oxfordshire Local Plan 2035

Prior to occupation of the dwellings hereby permitted the proposed means of access onto the unnamed road leading from the B4009 to Pyrton village is to be formed and laid out 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.

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.

Prior to the first occupation of each dwelling, all carbon reduction energy efficiency measures for that dwelling shall be implemented in accordance with the Energy Statement approved under condition 7 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 permitted, a scheme outlining mitigation measures to address any adverse impacts on local air quality shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall include electric vehicle charging for all new dwellings. The mitigation measures shall be implemented in accordance with the approved details prior to occupation, or in accordance with a programme agreed in writing by the Local Planning Authority. Reason: To mitigate any impacts on air quality and in accordance with Policy EP1 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby permitted, details of the means by which the dwellings may be connected to the utilities to be provided on site to facilitate super-fast broadband connectivity shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. Reason: In the interests of providing sustainable living environments, to promote home working, reduce the need to travel and to mitigate any impacts on air pollution in accordance with Policies INF2 and EP1 of the South Oxfordshire Local Plan 2035.

Prior to the first occupation of the development hereby permitted, a detailed layout and management plan for the children's play space shall be submitted to and approved in writing by the Local Planning Authority, such details to include: a. Landscape treatment, details and age range of proposed play equipment, and any boundary treatment, street furniture including seats, bins etc. and proposed planting; b. Management responsibilities, maintenance schedules including safety inspections and replacement provisions; and c. A timetable for the implementation of the play area(s) and the management and maintenance of the area(s) for a minimum period of 20 years from its first provision. The play space shall be implemented in accordance with the approved details and be maintained as such thereafter. Reason: To meet the need for children's play space in accordance with Policies CF5 and INF1 of the South Oxfordshire Local Plan 2035.

No development shall commence until Oxfordshire County Council have received planning permission for the remaining sections of the Watlington Edge Road to provide a continuous link between the B4009 Shirburn Road to the B4009 Britwell Road. Reason: The development of the application site is directly linked to the provision of Watlington Edge Road, in the interests of highway safety and to ensure that air quality improvements in Watlington Town Centre are realised.

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 B 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 and DES2 of the South Oxfordshire Local Plan 2035.

In connection with the implementation of this permission no construction works shall take place outside the hours of 07:30 to 18:00 Mondays to Fridays and 08:00 to 13:00 on Saturdays. Works shall not take place at all on Sundays or Public Holidays without the prior written authority of the Local Planning Authority. Reason: To protect the occupants of nearby residential properties from noise disturbance in accordance with Policy ENV12 of the South Oxfordshire Local Plan 2035.

The dwellings hereby approved shall meet the following requirements: a) all affordable housing and at least 15% of market housing shall be designed to meet the standards of Part M (4) Category 2: accessible and adaptable dwellings (or any replacement standards); b) at least 5% of affordable housing dwellings shall be designed to meet the standards of Part M (4) Category 3: wheelchair accessible dwellings (or any replacement standards); and c) all affordable housing and 1 and 2 bed market housing dwellings shall be designed to meet the Nationally Described Space Standards (or any replacement standards). Details of these design standards shall be submitted with reserved matters and upon completion of the development evidence of construction to these standards shall be provided to the Local Planning Authority if requested. Reason: To ensure that there is an adequate stock of properties to meet the needs of people with disabilities, to provide adequate living conditions for future residents and in accordance with policy H11 of the South Oxfordshire Local Plan 2035.