Agenda item


Bicester Eco Town Exemplar Site Phase 2, Charlotte Avenue, Bicester

Decision:

Approved, conditions to be set out in the minutes.

Minutes:

The Committee considered application 19/01036/HYBRID for full permission for a Local Centre Community Floorspace (Use Class D1 with ancillary A1/A3), with a total GIA of 552 sqm, and 16 residential units (Use Class C3) with associated access, servicing, landscaping and parking. Outline consent for a Local Centre Retail, Community or Commercial Floorspace (flexible Use Class A1/A2/A3/A4/A5/B1/D1) at Bicester Eco Town Exemplar Site, Phase 2, Charlotte Avenue, Bicester for Barton Willmore LLP on behalf of A2 Dominion.

Rob Fellows, representing Elmsbrook Community Organisation addressed the Committee in objection to the application.

 

Steven Hornblow and Lauren Patel, agents for the applicant, addressed the Committee in support of the application.

 

It was proposed by Councillor Pratt and seconded by Councillor Mould that application 19/01036/HYBRID be approved subject to an amendment to condition 24 for a noise management plan to be put in place prior to the commencement of construction rather than occupation.

 

in reaching its decision the Committee considered the officer’s report and presentation, the written updates and the address of the public speakers.

 

Resolved

 

(1)      That authority be delegated to the Assistant Director for Planning and Development to grant permission for application 19/01036/HYBRID subject to the following conditions (and any amendments, additions for deletions (if the matter is covered by the S106 agreement) to those conditions as deemed necessary) and the completion of a planning obligation under section 106 of the town and country planning act 1990, as substituted by the planning and compensation act 1991, to secure the matters set out at paragraphs 9.102-9.109 of this report.

 

CONDITIONS

 

TIME LIMITS AND GENERAL IMPLEMENTATION CONDITIONS

 

1.       The full development hereby permitted shall be begun before the expiration of two years from 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. The requirement to implement the development within two years is to ensure that essential facilities to serve the development are provided in a timely fashion and to support the sustainability of the site.

 

2.       The development shall not be carried out otherwise than in complete accordance with the approved plans [insert plan nos and received date] and other details [specify] unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

Reason: To clarify the permission and for the avoidance of doubt.

 

APPROVED PLANS/ DOCUMENTS TO BE ADDED

 

3.       The development hereby permitted shall be carried out in accordance with the recommendations set out in the Technical Briefing Note: Ecological Summary by Aspect Ecology dated 15 October 2019 unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To protect habitats and/or species of importance to nature conservation from significant harm in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the National Planning Policy Framework

 

PRE-COMMENCEMENT CONDITIONS

 

4.       No development shall take place until full details of any required retaining structures including their position and construction detailing have been submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in accordance with the details so approved.

 

Reason:  In order to safeguard the visual amenities of the area and to ensure the development is acceptably constructed in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996 and the National Planning Policy Framework. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

5.       No development 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.

 

6.       No development shall take place until a detailed surface water drainage scheme for the site, in accordance with the Infrastruct CS Ltd Flood Risk Assessment and Drainage Statement October 2019 Document reference: 2346-BBH-ICS-XX-RP-C-07.001, 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 first occupied. The scheme shall also include:

         A compliance report to demonstrate how the scheme complies with the agreed drainage strategy for the site and the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"

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

         Full infiltration testing at depth of proposed soakaway required to BRE 365;

         Groundwater monitoring

         A Flood Exceedance Conveyance Plan;

         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 maintained during construction.

 

Reason: To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property to comply with Policy ESD6 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. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

7.       No development shall take place until a report outlining how carbon emissions from the construction process and embodied carbon have been minimised has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the recommendations contained in the approved report.

 

Reason - To ensure that the development achieves a reduced carbon footprint in accordance with Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

8.       No development shall take place until a Site Waste Management Plan, which shall demonstrate how zero construction waste will be sent to landfill, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the Site Waste Management Plan shall be adhered to throughout the construction phase of the development.

 

Reason - To ensure no waste is sent to landfill to meet the requirements of the Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

9.       No development shall take place until an updated Overheating Report to consider a predicted 2050 climate scenario has been submitted to and approved in writing by the Local Planning Authority. The report shall consider whether there is a need for additional mitigation required to ensure the development does not overheat in the 2050 climate scenario and full details of that mitigation shall be provided. The development shall be implemented in accordance with the approved details

 

          Reason: To deliver a development that can be mitigated to deal with predicted future climate scenarios in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 and Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

10.     No development shall commence until full details of the measures that will be utilised to enable the scheme to achieve true zero carbon, which should include details of offsite measures if necessary, including the timescale for their provision have been submitted to and approved in writing by the Local Planning Authority. The measures agreed shall be implemented in accordance with the approved details.

 

Reason - To deliver zero carbon development in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 and Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

11.     No development shall commence until full details of measures to minimise water use which could include the use of rainwater harvesting or incorporating such other agreed measures, in line with the Masterplan Water Cycle Study have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 

 

Reason: To support reduction in water use and to achieve the requirements of Planning Policy Statement 1: Eco Town. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

12.     No development shall commence until a noise management plan, which at a minimum shall cover the points set out in Section 6.  Operational Noise Management Plan in the Acoustics Strategy Report Revision 4 dated 29 November 2019 prepared by Hoare Lea and which shall include details of a noise limiter, has been submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter be operated in accordance with the terms of the agreed noise management plan.

 

CONDITIONS REQUIRING APPROVAL OR COMPLIANCE BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

 

13.     Samples of the materials to be used in the construction of the walls of the building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The development shall be carried out in accordance with the samples so approved.

 

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 [C18] of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

14.     Samples of the materials to be used in the covering of the roof of the building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works.  The development shall be carried out in accordance with the samples so approved.

 

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 [C18] of the Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

 

15.     Notwithstanding the details shown on the approved plans, further details of the architectural detailing of the exterior of the building, including the brick detailing, balconies, windows and doors (and their surrounds), together with the eaves and verge treatment (which shall include a clipped eaves and verge) shall be submitted to and approved in writing by the Local Planning Authority prior to the construction of the building above slab level.  The development shall thereafter be carried out in accordance with the approved details.

 

Reason: In order to safeguard the visual amenities of the [conservation] area [and the significance of the heritage asset] in accordance with Policy ESD15 of the Cherwell Local Plan 2011 – 2031 Part 1, Saved Policy C28 of the Cherwell Local Plan 1996.

 

16.     A plan detailing the proposed parking and turning provision for vehicles to be accommodated within the site (to the north and south of Charlotte Avenue) (including details of the proposed surfacing of the provision), shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of those works. The approved parking and turning facilities shall be laid out and completed in accordance with the approved details before the first occupation of the building.  The car parking and turning spaces shall be retained for the parking and turning 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/unloading] and to comply with Government guidance in Section 12 of the National Planning Policy Framework.

 

17.     A scheme for landscaping the site shall be provided to and approved in writing by the Local Planning Authority which shall include:

a.       details of the proposed tree and shrub planting including their species, number, sizes and positions, together with grass seeded/turfed areas and written specifications (including cultivation and other operations associated with plant and grass establishment i.e. depth of topsoil, mulch etc),

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.       full details, locations, specifications and construction methods for all purpose-built tree pits and associated above ground features, to include specifications for the installation of below ground, load-bearing 'cell structured' root trenches, root barriers, irrigation systems and a stated volume of a suitable growing medium to facilitate and promote the healthy development of the proposed trees,

d.       details of the hard landscaping including hard surface areas, pavements, pedestrian areas and steps.

e.       details of the proposed construction, materials, surfacing and landscaping of Charlotte Avenue through the site including the footways alongside and the parking area to the south of Charlotte Avenue to also include any proposed street furniture

 

Such details shall be provided prior to the development progressing above slab level or such alternative time frame as agreed in writing by the developer and the Local Planning Authority. The details approved under a., b. and c. shall be implemented by the end of the first planting season following occupation of the development, and the details approved under d. and e. shall be implemented before the first occupation (residential or commercial) of the building to the North of Charlotte Avenue and thereafter permanently maintained as such.

 

Reason: To ensure that a satisfactory landscape scheme is provided in the interest of well-planned development and visual amenity and to accord 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.

 

18.     Prior to the installation of any green roofs, details of the construction and planting of these roofs along with details of the maintenance programme that will ensure the long term maintenance of these roofs shall be submitted to and approved in writing by the Local Planning Authority. The green roofs shall be constructed, planted and maintained in accordance with the approved details.

 

Reason - To ensure the delivery of green infrastructure and biodiversity gain in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

19.     Full details of the proposals to enhance biodiversity including the position and type of each suggested enhancement measure shall be submitted to and approved in writing by the Local Planning Authority prior to the development reaching slab level. Thereafter, the biodiversity enhancement measures approved shall be carried out prior to occupation and retained in accordance with the approved details.

 

Reason: To protect habitats of importance to biodiversity conservation from any loss or damage in accordance with Policy ESD10 of the Cherwell Local Plan 2011 – 2031 Part 1 and Government guidance contained within Section 15 of the National Planning Policy Framework.

 

CONDITIONS REQUIRING APPROVAL OR COMPLIANCE BEFORE OCCUPATION

 

20.     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 to be first 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 Policies SLE4, ESD1 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained in the National Planning Policy Framework.

 

21.     Prior to the first use or occupation of the development hereby permitted, waste and recycling storage facilities shall be provided on the site in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.  The waste and recycling storage facilities so provided shall thereafter be permanently retained and maintained.

 

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

 

22.     Notwithstanding the submitted Framework Travel Plan, an updated Framework Travel Plan that takes account of the transport movements associated with the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby permitted. The development shall be operated in accordance with the approved details.

 

Reason: In the interests of sustainability and to ensure a satisfactory form of development, in accordance with Policies SLE4, ESD1 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained in the National Planning Policy Framework.

 

23.     Prior to the first occupation of the development a signage strategy for the development shall be submitted to and agreed in writing by the Local Planning Authority. All advertisements shall thereafter be proposed in accordance with the approved signage strategy.

 

Reason - In order to safeguard the amenities of the area and to comply with Policies C30 and ENV1 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

24.     Prior to the first occupation of any unit requiring mechanical ventilation/ extraction, full details of the method of mechanical ventilation/ extraction including an assessment of noise and odours (and whether any odour suppression is required) and any external features shall be submitted to and approved in writing by the Local Planning Authority. The assessment of noise shall demonstrate that noise levels from any mechanical ventilation/ extraction is at least 5dB below typical background noise levels when measured 1m from any nearest residential window assessed in accordance with BS4142:2014. Thereafter and prior to the first occupation of each unit within such use, any approved mechanical ventilation/ extraction shall be installed, brought into use and retained in accordance with the approved details.

 

Reason - In order to safeguard the amenities of the area and to minimise the risk of a nuisance arising from smells in accordance with Policy ENV1 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

25.     Within 3 months following the first occupation of the residential properties above the community centre, either a validation report shall be submitted to the Local Planning Authority showing the noise levels achieved in the residential properties are compliant with indoor ambient noise criteria of Table 4 in BS8233:2014 or if the noise levels are not meeting the target noise levels, details of proposed mitigation to ensure the target levels are met shall be submitted to and approved in writing by the Local Planning Authority. Any approved mitigation shall be provided within 3 months from the date of approval.

 

Reason: To ensure the creation of a satisfactory environment free from intrusive levels of noise in accordance with Saved Policy ENV1 of the Cherwell Local Plan 1996

 

26.     Prior to the installation of any external lighting, full details of any such lighting shall be submitted to and approved in writing by the Local Planning Authority. All lighting shall thereafter be installed in accordance with the approved details.

 

Reason - In order to safeguard the amenities of the area and to comply with Policy ENV1 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

27.     No building hereby permitted shall be occupied until electric vehicle charging infrastructure, the location of which shall be first agreed in writing by the Local Planning Authority, has been installed and made available for use. The electric vehicle charging infrastructure shall thereafter be retained and made available for use.

 

Reason: To comply with Policies SLE4, ESD 1, ESD 3 and ESD 5 of the adopted Cherwell Local Plan 2011-2031 Part 1 and to maximise opportunities for sustainable transport modes in accordance with paragraph 110(e) of the National Planning Policy Framework.

 

28.     The development shall achieve ‘Secured by Design’ accreditation. No dwelling shall be occupied until accreditation has been achieved and evidence of such accreditation has been submitted to and approved in writing by the Local Planning Authority.

 

Reason: To ensure a safe form of development in accordance with Policy ESD15 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained within the National Planning Policy Framework.

 

ONGOING REGULATORY CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

 

29.     All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out 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 and shall be maintained for a period of 5 years from the completion of the development. Any trees and/or 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 next planting season with others of similar size and species, unless the Local Planning Authority gives written consent for any variation.

 

Reason: To ensure that the agreed landscaping scheme is maintained over a reasonable period that will permit its establishment in the interests of visual amenity and to accord 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.

 

30.     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.

 

31.     Deliveries shall be made and the use of the external spaces associated with the Community Building (including any changing of bins and handling of glass bottles) hereby approved shall be restricted to the following times:

07:00 hours to 21:00 hours.

 

Reason: To protect the amenities of nearby residents and to comply with Saved Policy ENV1 of the Cherwell Local Plan 1996

 

32.     All non-residential buildings shall be constructed to BREEAM Very Good.

 

Reason - To support the creation of a low carbon community to achieve the requirements of Policies ESD1 and Policy Bicester 1 of the Adopted Cherwell Local Plan.

 

33.     The residential development shall be constructed so as to meet as a minimum the higher Building Regulation standard for water consumption limited to 110 litres per person per day.

 

Reason: The site is located in an area of water stress and to comply with Policies ESD3 and ESD8 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained within the Eco Town PPS and the National Planning Policy Framework.

 

34.     No building hereby permitted shall be occupied until that facility has been provided with service connections capable of supporting the provision of high speed broadband from the building to the nearest broadband service connection outside the site.

 

Reason: To facilitate information provision to homes for energy monitoring, travel and home working in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031 Government guidance contained within the Eco Towns PPS and National Planning Policy Framework.

 

35.     Prior to the occupation of any building hereby permitted, its shall be provided with a 'real time information' system.

 

Reason - To facilitate information delivery and travel information in accordance with Planning Policy Statement 1: Eco Towns.

 

36.     The A1/A3 floorspace within the Community Hub shall not exceed an area of 67m² and shall only be used for A1/A3 uses as defined by the Town and Country Planning (Use Classes) Order 1987 (or their equivalent in subsequent enactments or re-enactments).

 

Reason: To ensure the scheme meets local retail needs in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031 and Government guidance contained in the Eco Towns PPS and the National Planning Policy Framework.

 

CONDITIONS THAT APPLY TO THE OUTLINE PART OF THE PROPOSAL

TIME LIMITS AND GENERAL IMPLEMENTATION CONDITIONS

 

1.       Details of the layout, scale, appearance, access and landscaping (hereafter referred to as 'the reserved matters') pursuant to the site granted in outline shall be submitted to and approved in writing by the Local Planning Authority before any development on the outline site takes place and the development shall be carried out as approved.

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 6 of the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

2.       Application for approval of all the reserved matters pursuant to the site granted in outline shall be made to the Local Planning Authority before the expiration of five years from the date of this permission and the development hereby permitted shall be begun either before the expiration of seven years from the date of this permission or before the expiration of two years from the date of approval of the last of the reserved matters to be approved whichever is the later.

 

Reason: To comply with the provisions of Section 92 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, and Article 5(1) of the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

3.       The development shall not be carried out otherwise than in complete accordance with the approved plans [insert plan nos and received date] and other details [specify] unless a non-material or minor material amendment is approved by the Local Planning Authority under the Town and Country Planning (Development Management Procedure (England)) Order 2015 (as amended).

 

APPROVED PLANS/ DOCUMENTS TO BE ADDED

 

Reason: To clarify the permission and for the avoidance of doubt.

 

4.       The development hereby permitted shall be carried out in accordance with the recommendations set out in the Technical Briefing Note: Ecological Summary by Aspect Ecology dated 15 October 2019 unless otherwise agreed in writing by the Local Planning Authority.

 

Reason: To protect habitats and/or species of importance to nature conservation from significant harm in accordance with the Government's aim to achieve sustainable development as set out in Section 15 of the National Planning Policy Framework.

 

PRE-COMMENCEMENT CONDITIONS

5.       No development 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.

 

6.       No development shall take place until a detailed surface water drainage scheme for the site, in accordance with the Infrastruct CS Ltd Flood Risk Assessment and Drainage Statement October 2019 Document reference: 2346-BBH-ICS-XX-RP-C-07.001, 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 first occupied. The scheme shall also include:

 

         A compliance report to demonstrate how the scheme complies with the agreed drainage strategy for the site and the "Local Standards and Guidance for Surface Water Drainage on Major Development in Oxfordshire"

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

         Full infiltration testing at depth of proposed soakaway required to BRE 365;

         Groundwater monitoring

         A Flood Exceedance Conveyance Plan;

         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 maintained during construction.

 

Reason: To ensure satisfactory drainage of the site in the interests of achieving sustainable development, public health, to avoid flooding of adjacent land and property to comply with Policy ESD6 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. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

7.       No development shall take place until a report outlining how carbon emissions from the construction process and embodied carbon have been minimised has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the recommendations contained in the approved report.

 

Reason - To ensure that the development achieves a reduced carbon footprint in accordance with Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

8.       No development shall take place until a Site Waste Management Plan, which shall demonstrate how zero construction waste will be sent to landfill, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the Site Waste Management Plan shall be adhered to throughout the construction phase of the development.

 

Reason - To ensure no waste is sent to landfill to meet the requirements of the Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

9.       No development shall take place until an updated Overheating Report to consider a predicted 2050 climate scenario has been submitted to and approved in writing by the Local Planning Authority. The report shall consider whether there is a need for additional mitigation required to ensure the development does not overheat in the 2050 climate scenario and full details of that mitigation shall be provided. The development shall be implemented in accordance with the approved details.

 

Reason: To deliver a development that can be mitigated to deal with predicted future climate scenarios in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 and Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

10.     No development shall commence until full details of the measures that will be utilised to enable the scheme to achieve true zero carbon, which should include details of offsite measures if necessary including the timescale for their provision have been submitted to and approved in writing by the Local Planning Authority. The measures agreed shall be implemented in accordance with the approved details.

 

Reason - To deliver zero carbon development in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 and Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

11.     No development shall commence until full details of measures to minimise water use which could include the use of rainwater harvesting or incorporating such other agreed measures, in line with the Masterplan Water Cycle Study have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 

 

Reason: To support reduction in water use and to achieve the requirements of Planning Policy Statement 1: Eco Towns. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

12.     No development shall commence until an Arboricultural Method Statement (AMS), undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions indicating the protection to be provided to the trees and hedgerow to the south of the site has been 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.

 

Reason - To ensure the continued health of retained trees/hedges and to ensure that they are not adversely affected by the construction works, in the interests of the visual amenity of the area, to ensure the integration of the development into the existing landscape and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework. This information is required prior to commencement of any development as it is fundamental to the acceptability of the scheme.

 

ONGOING REGULATORY CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

 

13.     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.

 

14.     All non-residential buildings shall be constructed to BREEAM Very Good.

 

Reason - To support the creation of a low carbon community to achieve the requirements of Policies ESD1 and Policy Bicester 1 of the Adopted Cherwell Local Plan.

 

15.     No building hereby permitted shall be occupied until that facility has been provided with service connections capable of supporting the provision of high speed broadband from the building to the nearest broadband service connection outside the site.

 

Reason: To facilitate information provision to homes for energy monitoring, travel and home working in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031 Government guidance contained within the Eco Towns PPS and National Planning Policy Framework.

 

16.     Prior to the occupation of any building hereby permitted, its shall be provided with a 'real time information' system.

 

Reason - To facilitate information delivery and travel information in accordance with Planning Policy Statement 1: Eco Towns.

 

17.     No more than 3000sqm of floorspace shall be provided on the mixed-use area as shown on drawing number ADP-00-XX-DR-A-0910 S2 P1 dated 03.10.2019. The floorspace shall only be used for uses falling within classes A1/A2/A3/A4/A5/B1/D1 as defined by the Town and Country Planning (Use Classes) Order 1987 (or their equivalent in subsequent enactments or re-enactments). No unit shall thereafter be amalgamated.

 

Reason: To ensure the scheme meets local retail needs in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031 and Government guidance contained in the Eco Towns PPS and the National Planning Policy Framework.

 

Supporting documents: