Agenda item

Approved, subject to various requirements to be set out in the minutes

The Committee considered application 15/00822/F for the erection of an office building and 14 no. dwellings together with associated car parking, cycle parking, garages, public amenity spaces and new footway link at Land at Lince Lane with access off Station Road, Enslow, Kidlington, OX5 3AX for Portdevon (Oxford) LLP Minns Estates Limited.

 

Huw Mellor, agent for the applicant, addressed the committee in support of the application.

 

In reaching their decision, the Committee considered the officers report, presentation and the address of the public speaker.

 

Resolved

 

That application 15/00822/F be approved subject to

 

a.         The satisfactory completion of a legal agreement to secure the items listed in paragraph 7.40 of the officers’ report.

 

b.         Receipt of amended plans to the satisfaction of the Head of Development Management that overcomes the concerns raised by OCC about on-site parking provision.

 

c.         The following conditions:

 

1          The development to which this permission relates shall be begun not later than the expiration of three years beginning with the date of this permission.

 

2          Except where otherwise stipulated by condition, the development shall be carried out strictly in accordance with the following plans and drawings: 2014063/P51, 2014063/P52, 2014063/P53, 2014063/P54, 2014063/P55, 2014063/P56, 2014063/P57, 2014063/P58 and 2014063/P59.

 

3          Prior to the commencement of the development hereby approved and notwithstanding that shown in the approved plans, a schedule of materials and finishes for the external walls and roofs of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved schedule.

 

4          Prior to the commencement of the development hereby approved, samples of the roof coverings to be used in the construction of the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the samples so approved.

 

5          Prior to the commencement of the development hereby approved, a sample panel of all external walling to be used (minimum 1m2 in size) shall be constructed on site which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be constructed in strict accordance with the approved sample panel.

 

6          Prior to the commencement of the development, a plan showing the details of the finished floor levels of the proposed dwellings in relation to existing ground levels on the site 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.

 

7          Prior to the commencement of the development hereby approved, full details of the enclosures along all boundaries and within the site shall be submitted to and approved in writing by the Local Planning Authority. Such details shall:

 

·  Include a natural rubble stone wall along the site’s northern and western boundaries;

·  Provide for a screen between the office building and the existing houses of Hill Top Cottage and Stone Quarry House to the south;

·  Make provision for suitable access between the enclosures for hedgehogs.

 

Thereafter, the approved means of enclosure shall be laid out prior to the first occupation of the development and thereafter so retained.

 

8          The dwellings hereby approved shall not be occupied until 3 bins for the purposes of recycling, residual and garden waste have been provided for each of the approved dwellings, in accordance with the following specification:

- One 240 litre blue wheeled bin for the collection of dry recyclable material;

  - One 240 litre green wheeled bin for the collection of residual waste;

  - One 240 litre brown bin for the collection of garden waste material

 

9          Notwithstanding any details shown to the contrary in the approved plans, all windows to be installed on buildings within the development shall be flush fitting balanced casements that are recessed a minimum of 75mm within the window surrounds unless otherwise agreed in writing by the local planning authority.

 

10       Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is substantially completed. The scheme shall also include:

  - Discharge Rates

  - Discharge Volumes

  - Maintenance and management of SUDS features (this maybe    

    secured by a Section 106 Agreement)

  - Sizing of features - attenuation volume

  - Infiltration in accordance with BRE365

  - Detailed drainage layout with pipe numbers

  - SUDS (list the suds features mentioned within the FRA to ensure they

    are carried forward into the detailed drainage strategy)

  - Network drainage calculations

  - Phasing

 

11       Prior to the commencement of the development hereby approved, full specification details of the vehicular accesses, driveways, parking and turning areas to serve the dwellings, which shall include construction, layout, surfacing and drainage, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of any of the dwellings, the access, driveways and turning areas shall be constructed in accordance with the approved details.

 

12       Prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details which shall be firstly submitted to and approved in writing by the Local Planning Authority. Thereafter, the covered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development.

 

13       Prior to the first occupation of the development hereby approved, a Construction Traffic Management Plan, prepared in accordance with the Department of Transport's Best Practice Guidance Note 'Using the Planning Process to Secure Travel Plans'. shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved Construction Traffic Management Plan shall be implemented and operated in accordance with the approved details.

 

14       No development shall take place unless full details of a footway leading from the development to the Rock of Gibraltar public house (including its position, layout, construction, drainage and vision splays) have been submitted to and approved in writing by the Local Planning Authority. Thereafter, no occupation of any dwelling shall occur (other than for construction purposes) until the footway has been provided in full in accordance with the approved details.

 

15       Prior to first occupation of the approved office building, details of its bin storage facilities shall be submitted to and approved in writing by the local planning authority. Thereafter the building shall only be occupied once the approved facilities have been provided and such facilities shall be retained as approved thereafter.

 

16       Prior to commencement of development, a scheme that includes the following components to deal with the risks associated with contamination of the site shall have been submitted to and approved, in writing, by the local planning authority:

 

1) A preliminary risk assessment which has identified:

  - all previous uses

  - potential contaminants associated with those uses

- a conceptual model of the site indicating sources, pathways and receptors

  - potentially unacceptable risks arising from contamination at the site.

 

2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved. Reason

 

17       No occupation of any part of the development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

 

18       If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

 

19       Development shall not commence until a drainage strategy detailing any on and/or off site drainage works has been submitted to and approved by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

 

20       No removal of hedgerows, trees or shrubs, shall take place between the 1st March and 31st August inclusive, unless the Local Planning Authority has confirmed in writing that such works can proceed, based on health and safety reasons in the case of a dangerous tree, or the submission of a recent survey (no older than one month) that has been undertaken by a competent ecologist to assess the nesting bird activity on site, together with details of measures to protect the nesting bird interest on the site.

 

21       Prior to the commencement of the development hereby approved, including any demolition, and any works of site clearance, a method statement for enhancing biodiversity on site, to include full details of measures both within buildings and landscaping shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details.

 

22       Prior to the commencement of the development hereby approved, a lighting design scheme to include all exterior lighting proposals on site and the estimated areas of light spill shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved scheme.

 

23       Prior to the commencement of the development hereby approved, an Arboricultural Method Statement (AMS), undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, all works on site shall be carried out in accordance with the approved AMS.

 

24       Prior to the commencement of the development hereby approved, full details of a scheme of supervision for the arboricultural protection measures, to include the requirements set out in a) to e) below, and which is appropriate for the scale and duration of the development works, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the arboricultural protection measures shall be carried out in accordance with the approved details.

           

a)           Written confirmation of the contact details of the project arboriculturalist employed to undertake the supervisory role of relevant arboricultural issues.

           

b)           The relevant persons/contractors to be briefed by the project arboriculturalist on all on-site tree related matters

 

c)           The timing and methodology of scheduled site monitoring visits to be undertaken by the project arboriculturalist.

             

d)           The procedures for notifying and communicating with the Local Planning Authority when dealing with unforeseen variations to the agreed tree works and arboricultural incidents

             

e)           Details of appropriate supervision for the installation of load-bearing 'structural cell' planting pits and/or associated features such as irrigation systems, root barriers and surface requirements (eg: reduced dig systems, arboresin, tree grills)

 

25       Notwithstanding the provisions of Classes A, B and E of Part 1, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 and any subsequent amendments or enactments, the approved dwellings shall not be extended nor shall any structures be erected within their curtilages without the prior express planning consent of the Local Planning Authority.

 

26       Notwithstanding the provisions of Schedule 2 of the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2015 and any subsequent amendments or enactments, the approved office building shall only be used for purposes within Class B1 as defined in the Schedule to the Use Classes Order 1987 (as amended) and shall not be extended or altered from that approved without the prior express planning consent of the Local Planning Authority.

 

27       Prior to commencement of development and in advance of works to any trees on the site (including removal, lopping, topping, pruning or any other action that could harm the health of any tree), a method statement setting out the means of enhancing the biodiversity value of Lince Lane Copse Local Wildlife Site (including the retention of all existing native trees, shrubs and hedges within it on the application site) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details.

 

28       Prior to the commencement of the development hereby approved, including any demolition and any works of site clearance, a Construction Environmental Management Plan (CEMP), which shall include details of the measures to be taken to ensure that construction works do not adversely affect biodiversity (in particular the ecological value of the Lince Lane Copse LWS), shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in accordance with the approved CEMP at all times.

 

29       Prior to the commencement of the development hereby approved, a landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme for landscaping the site shall include:-

 

(a)         details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas,

 

(b)         details of the existing trees and hedgerows to be retained as well as those to be felled, including existing and proposed soil levels at the base of each tree/hedgerow and the minimum distance between the base of the tree and the nearest edge of any excavation,

 

(c)          details of the hard surface areas, including pavements, pedestrian areas, reduced-dig areas, crossing points and steps.

 

30       All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.

 

31       Prior to the commencement of the development hereby approved, full details of the fire hydrants to be provided or enhanced on the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of the development, the fire hydrants shall be provided or enhanced in accordance with the approved details and retained as such thereafter.

 

32       No development shall commence until details demonstrating how each dwelling on the site will achieve an energy efficiency standard equivalent to at least a 44% improvement over the Target Emission Rate (as determined in 2006 Building Regulation Standards) have been submitted to and approved in writing by the local planning authority. No dwelling shall be occupied until it has been constructed to meet the required energy performance standard in accordance with the approved details.