Agenda item

Approved, details of conditions to be set out in the minutes.

The Committee considered application 21/02317/F for the demolition of agricultural buildings (some with existing office/storage use) and construction of new offices, associated car parking and landscaping at Bignell Park Barns, Kirtlington Road, Chesterton, OX26 1TD for Dalcour Maclaren & Mr C.J. Lane Fox.

 

Mike Robinson, agent for the applicant addressed the Committee in support of the application.

 

In reaching its decision the Committee considered the officer’s report and presentation and the address of the public speaker.

 

Resolved

 

  (1)    That permission be granted for application 21/02317/F subject to the following conditions:

 

Time Limit

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.

 

Reason - To comply with the provisions of Section 91 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

 

Compliance with Plans

2.      Except where otherwise stipulated by conditions attached to this permission, the development shall be carried out strictly in accordance with the following plans and documents: 

 

Drawing No: 19117 – L0001 – D, Entitled: Location Plan, Dated: 24/09/10 and received by the Local Planning Authority on the 13/07/2021.

Drawing No: 19117 – PP1012 – E, Entitled: Proposed Site Layout, Dated: 23/02/21 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 - PP1014 – A, Entitled: Floor Plans, Dated: 20/05/21 and received by the Local Planning Authority on the 12/07/2021.

Drawing No: 19117 – PP1016 – A, Entitled: Landlord Building Proposal. Dated: 02/06/21 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117- PP1018, Entitled: Site Use Plan, Dated: 11/06/2021 and received by the Local Planning Authority on the 12/07/2021.

Drawing No: 19117 – PE0010 – D, Entitled: Proposed Elevations, Dated: 18/01/21 and received by the Local Planning Authority on the 12/07/2021.

Drawing No: 19117 – PE-0011 - D, Entitled: Proposed Elevations, Dated: 22/01/21 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 – PE0012 – B, Entitled: Proposed Elevations, Dated: 07/04/21 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117- PV1010 – B, Entitled: Proposed Redevelopment - General Update, Dated: 18/05/2021 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 – PV1011, Entitled:  Proposed Redevelopment – Undated, and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117- PV1012, Entitled:  Proposed Redevelopment – Undated, and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 – PV1013, Entitled: Proposed Redevelopment – Undated, and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 – PV1020, Entitled: Concept Visual 01, Dated: 03/06/2021 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: 19117 – PV1021, Entitled: Concept Visual 02, Dated: 03/06/2021 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: NL.21.1 Rev: A, Entitled: Masterplan – Updated existing trees and planting, Dated: 11/06/2021 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: NL.21.2 Rev: A, Entitled: Planting Plan, Dated: 11/06/2021 and received by the Local Planning Authority on the 02/07/2021.

Drawing No: NL.21.3, Entitled: Lighting Plan, Dated: 15/06/2021 and received by the Local Planning Authority on the 02/07/2021.

Flood Risk and Drainage Statement by Glanville Consultants, Dated: 11 June 2021 and received by the Local Planning Authority on the 02/07/2021.

Transport Statement by Glanville Consultants, Dated: 30 June 2021 and received by the Local Planning Authority on the 02/07/2021.

Travel Plan by Glanville Consultants, Dated: 30 June 2021 and received by the Local Planning Authority on the 02/07/2021.

Design and Access Statement by Anderson Orr Architects Dated: May 2021 and received by the Local Planning Authority on the 02/07/2021.

Archaeological Desk – Based Assessment by Thames Valley Archaeological Services, Dated: January 2021 and received by the Local Planning Authority on the 02/07/2021.

Preliminary Ecological Appraisal by Ecology by Design, Dated: January 2021 and received by the Local Planning Authority on the 02/07/2021.

Preliminary Bat Roost Assessment by Ecology by Design, Dated: 20^th September 2019 and received by the Local Planning Authority on the 02/07/2021.

Planning Statement by Oxford and Country Planning Dated: June 2021 and received by the Local Planning Authority on the 02/07/2021.

Energy Statement by Blew Burton Ltd. Dated: July 2021 and received by the Local Planning Authority on the 20/07/2021.

Drawing No: 1803047-03 Rev: E, Entitled: Proposed Access Arrangement, Undated, and received by the Local Planning Authority on the 21/10/2021.

PVSol Report by BeBa Energy, Dated: 21/06/2021 received by the Local Planning Authority on the 21/10/2021.

 

Reason – For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and comply with Government guidance contained within the National Planning Policy Framework.

 

Unexpected Land Contamination

3.      If, during development, contamination not previously identified is found to be present at the site, no further development shall be carried out until full details of a remediation strategy detailing how the unsuspected contamination shall be dealt with has been submitted to and approved in writing by the Local Planning Authority. Thereafter the remediation strategy shall be carried out in accordance with the approved details.

 

Reason: To ensure that any ground and water 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, to comply with Saved Policy ENV12 of the Cherwell Local Plan 1996 and Section 15 of the National Planning Policy Framework.

 

Construction Environmental Management Plan (CEMP)

4.      No development or demolition other than landscaping, shall take place until a Construction Method Statement has been submitted to, and approved in writing by the Local Planning Authority. The statement shall provide for at a minimum:

a)   The parking of vehicles of site operatives and visitors;

b)   The routeing of HGVs to and from the site;

c)   Loading and unloading of plant and materials;

d)   Storage of plant and materials used in constructing the development;

e)   The erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;

f)    Wheel washing facilities including type of operation (automated, water recycling etc) and road sweeping;

g)   Measures to control the emission of dust and dirt during construction;

h)   A scheme for recycling/ disposing of waste resulting from demolition and construction works;

i)    Delivery, demolition and construction working hours;

 

The approved Construction Method Statement shall be adhered to throughout the construction period for the development.

 

Reason: To ensure the environment is protected during construction in accordance with Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of the development as it is fundamental to the acceptability of the scheme.

 

Schedule of Materials

5.      A schedule of materials and finishes to be used in the external surfaces of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The development shall thereafter be completed in accordance with the approved details.

 

Reason: To ensure that the materials are appropriate to the appearance of the locality and to ensure the satisfactory appearance of the completed development in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Vision Splays

6.      Prior to the occupation of the building hereby permitted vision splays shall be provided at the access to give clear visibility over a distance of at least 120 metres to the West and 215 metres to the East from a point at least 1.5 metres back from the centre line of the access, measured from and along the near edge of the carriageway.  The vision splays shall be kept clear of all obstructions, levelled and maintained at a height not exceeding 0.6 metres above the adjacent carriageway level

 

Reason: To ensure that adequate visibility is retained in the interest of road safety in accordance with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Plan of Parking Provision

7.      Notwithstanding the details submitted, no development shall commence until and unless a plan detailing the proposed parking and turning, loading and unloading provision for vehicles to be accommodated within the site (including details of the proposed surfacing and drainage of the provision), has been submitted to and approved in writing by the Local Planning Authority. The approved parking and turning, loading and unloading facilities shall be laid out and completed in accordance with the approved details before the first occupation of the building. The car parking, turning and loading/unloading spaces shall be retained for the parking, turning, and loading/unloading of vehicles at all times thereafter.

 

Reason: In the interests of highway safety, to ensure the provision of adequate off-street car parking and turning, loading and unloading and to comply with Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Cycle Parking

8.      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 have first been submitted to and approved in writing by the Local Planning Authority. The covered cycle parking facilities so provided shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development.

 

Reason: In the interests of promoting sustainable transport modes in accordance with Policy ESD1 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.

 

Detailed Drainage Details

9.   Construction shall not begin a detailed surface water drainage scheme for the site, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall include: A compliance report to demonstrate how the scheme complies with the “Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire”;

·         Full drainage calculations for all events up to and including the 1 in 100 year plus 40% climate change;

·         A Flood Exceedance Conveyance Plan;

·         Comprehensive infiltration testing across the site to BRE DG 365;

·         Detailed design drainage layout drawings of the SuDS proposals including cross-section details;

·         Detailed maintenance management plan in accordance with Section 32 of CIRIA C753 including maintenance schedules for each drainage element, and; Details of how water quality will be managed during construction and post development in perpetuity

·         Confirmation of any outfall details.

·         Consent for any connections into third party drainage systems

 

Reason: To ensure that the development/site is served by sustainable arrangements for the disposal of surface water, to comply with Policies ESD6 and ESD7 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy ENV1 of the Cherwell Local Plan 1996 and Government advice in the National Planning Policy Framework

 

Sustainable Drainage SuDS

10. Prior to first occupation, a record of the installed SuDS and site wide drainage scheme shall be submitted to and approved in writing by the Local Planning Authority for deposit with the Lead Local Flood Authority Asset Register. The details shall include:

(a) As built plans in both .pdf and .shp file format;

(b) Photographs to document each key stage of the drainage system when installed on site;

(c) Photographs to document the completed installation of the drainage structures on site;

(d) The name and contact details of any appointed management company information.

 

Reason: To ensure that the development/site is served by sustainable arrangements for the disposal of surface water, to comply with Policies ESD6 and ESD7 of the Cherwell Local Plan 2011–2031 Part 1, saved Policy ENV1 of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

Scheme of Written Archaeological Investigation

11.Prior to any demolition and 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 safeguard the recording of archaeological matters within the site in accordance with Government guidance contained within the National Planning Policy Framework.

 

Archaeological Evaluation and Mitigation

12.Following the approval of the Written Scheme of Investigation referred to in condition 11, and prior to any demolition on the site and 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 archaeological fieldwork.

 

Reason – To safeguard the identification, recording, analysis and archiving of heritage assets before they are lost and to advance understanding of the heritage assets in their wider context through publication and dissemination of the evidence in accordance with Government guidance contained within the National Planning Policy Framework.

 

Pedestrian and Cycle Access

13.Prior to the first use or occupation of the development hereby permitted a plan showing the additional pedestrian and cycle access as indicated on Drawing No: shall be submitted to and approved in writing by the Local Planning Authority the submitted plan shall provide details of the route and surfacing of a track suitable for pedestrians and cyclists linking this access to the existing hard surfacing within the site. The track and access shall thereafter be maintained in accordance with the approved details.

 

Reason: In the interests of Highway Safety and of promoting sustainable transport modes in accordance with Policy ESD1 of the Cherwell Local Plan 2011-2031 Part 1 and Government guidance contained within the National Planning Policy Framework.