Agenda item

Approved, conditions to be set out in the minutes.

The Committee considered application 21/01227/F, a full planning application for 57 dwellings and associated infrastructure at Bicester Eco Town Exemplar Site, Banbury Road, Bicester for Crest Nicholson Operations Limited.

 

Nicholas Daruwalla, 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, the address of the public speaker and the written update.

 

Resolved

 

(1)      That authority be delegated to the Assistant Director for Planning and Development to grant permission for application 21/01227/F subject to:

 

(i)       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 link the site to the S106 for the wider Exemplar site S106 (10/01780/HYBRID) to ensure the site remains bound to those requirements and to secure the following:

 

·       A contribution towards enhanced community sporting facilities at Bicester Leisure Centre, based upon a per dwelling figure of £493.00 per dwelling index linked from the 2^nd Quarter of 2017. This gives a total contribution of £1,494.00 index linked from 2Q17.

·       A contribution towards the provision of a burial site as part of the NW Bicester development based upon a per dwelling contribution of £10.06 per dwelling index linked from 2Q17. This gives a total contribution of £30.18index linked from 2Q17.

·       A contribution towards the build and fit out cost of a community hall to the north of the railway line on the wider NW Bicester site based upon a per dwelling contribution of £1050.94 index linked from 2Q17. This gives a total contribution of £3,152.82 index linked from 2Q17.

·       A contribution towards the build cost of a health facility at NW Bicester or an alternative facility to meet the needs of the increased population, based upon a per dwelling figure of £259.46 index linked from 2Q17. This gives a total contribution of £778.38 index linked from 2Q17.

·       A contribution towards the increase in capital costs of providing neighbourhood policing required pursuant to the wider NW Bicester development, based upon a per dwelling figure of £151.30 index linked from 2Q17. This gives a total contribution of £453.90 index linked from 2Q17.

·       A contribution towards the capital cost of providing permanent sports pitches as part of the NW Bicester development, based upon a per dwelling contribution of £227.68 index linked from 2Q17. This gives a total contribution of £683.04 index linked from 2Q17.

·       A contribution towards the costs of maintaining the permanent sports pitches as part of the NW Bicester development, based upon a per dwelling contribution of £250.35 index linked from 2Q17. This gives a total contribution of £751.05 index linked from 2Q17.

·       A contribution towards the provision of refuse and recycling receptacles for each dwelling and towards collection vehicle provision and recycling banks, based upon a contribution of £111 per dwelling. This gives a total contribution of £333.00.

·       CDC request a monitoring fee of £500 to monitor and administer the S10 and to support for any reasonable request from OCC to seek a fee to monitor and administer the S106.

 

(ii)      The following conditions (and any amendments to those conditions as deemed necessary):

         

  CONDITIONS

 

TIME LIMITS AND GENERAL IMPLEMENTATION 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.

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.

 

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:

20380/1002 ‘Site Location Plan’

20380/5001 Rev H ‘Planning Layout’

20380/6001.1 Rev A ‘Romsey Floor Layouts’

20380/6001.2 Rev D ‘Romsey Elevations Type 1’

20380/6001.3 Rev D ‘Romsey Elevations Type 2’

20380/6001.4 Rev A ‘Romsey Elevations Type 3’

20380/6002.1 ‘Dorking Floor Layouts’

20380/6002.3 Rev A ‘Dorking Elevations Type 2’

20380/6003.1 Rev A ‘Dartford Floor Layouts’

20380/6003.2 Rev C ‘Dartford Elevations Type 1’

20380/6003.3 Rev C ‘Dartford Elevations Type 2’

20380/6003.4 Rev C ‘Dartford Elevations Type 3’

20380/6004.1 Rev B ‘Cromer Floor Layouts’

20380/6004.2 Rev C ‘Cromer Elevations Type 1’

20380/6004.3 ‘Cromer Elevations Type 2’

20380/6005.1 Rev A ‘Evesham Floor Layouts’

20380/6005.2 Rev C ‘Evesham Elevations Type 1’

20380/6005.3 ‘Evesham Elevations Type 2’

20380/6006.1 Rev A ‘Windsor Floor Layouts’

20380/6006.2 Rev C ‘Windsor Elevations Type 1’

20380/6007.1 Rev A ‘Roydon Floor Layouts’

20380/6007.3 ‘Roydon Elevations Type 2’

20380/6007.4 ‘Roydon Elevations Type 3’

20380/6008.1 Rev B ‘Buckingham Floor Layouts’

20380/6008.2 Rev C ‘Buckingham Elevations Type 1’

20380/6008.3 Rev C ‘Buckingham Elevations Type 2’

20380/6010.1 Rev A ‘Marlborough Floor Layouts’

20380/6010.2 Rev D ‘Marlborough Elevations Type 1’

20380/6010.3 ‘Marlborough Elevations Type 2’

AA2699C(3)/2100 Rev A ‘2B4P Private V1 & V2 House Types and 2B4P Affordable V1 House Types’ – Plots 7 and 8 Floorplans and Elevations (now plots 10 and 11)

AA2699C(3)/2103 Rev A ‘3B5P Private & Affordable – V1 House Types’ – Plots 6 and 9 Floor Plans and Elevations (now plots 9 and 12)

AA2699(3)/2004 ‘Material Locations’ – Plots 6-9 (now Plots 9-12)

AA2699(3)/2006 ‘Roof materials’ – Plots 6-9 (now Plots 9-12)

AA2699(3)/2007 Rev A ‘Gable window locations’ – Plots 6-9 (now Plots 9-12)

20380/6050.1 ‘Garage Types’

20380/6050.2 ‘Garage Types’

20380/6051 ‘Cycle Store’

20380/3175 Rev B ‘Street Hierarchy Strategy’

20380/3171 Rev B ‘Roof Materials Strategy’

20380/3174 Rev C ‘Boundary Materials Strategy’

20380/3173 Rev B ‘Storey Heights Strategy’

20380/3177 Rev B ‘Refuse Strategy’

20380/3170 Rev B ‘Facing Materials Strategy’

20380/3172 Rev B ‘Affordable Strategy’ 

20380/3176 Rev B ‘Parking & Cycle Strategy’

14790TA-P-3300 Rev P2 ‘Planning Levels Layout Sheet 1 of 2’

14790TA-P-3303 Rev P2 ‘Planning Levels Layout Sheet 2 of 2’

13741-1-I ‘Horizontal Illuminance – Elmsbrook Bicester Phase 4’

14790TA-P-3260 Rev P3 ‘Planning Drainage Layout Sheet 1 of 2’

14790TA-P-3263 Rev P3 ‘Planning Drainage Layout Sheet 2 of 2’

14790TA-3240 Rev P1 ‘Swale Layout and Typical Construction Detail 2 of 2’

14790TA-3209 Rev C2 ‘Swale Layout and Typical Construction Detail 1 of 2’

DR-5000 S4-P3 ‘Landscape Layout’

DR-5001 S4-P3 ‘Planting Plan 1 of 3’

DR-5002 S4-P3 ‘Planting Plan 2 of 3’

DR-5003 S4-P3 ‘Planting Plan 3 of 3’

DR-5004 S4-P3 ‘Hard Surfaces and Boundary Treatments – 1 of 4’

DR-5005 S4-P3 ‘Hard Surfaces and Boundary Treatments – 2 of 4’

DR-5006 S4-P3 ‘Hard Surfaces and Boundary Treatments – 3 of 4’

DR-5008 S4-P3 ‘Hard Surfaces and Boundary Treatments – 4 of 4’

DR-5007 S4-P3 ‘Homezone 1 Proposals and LAP’

DR-5500 S4-P1 ‘Typical Tree Planting Details’

Technical Briefing Note: Faunal Enhancement Scheme dated 8 March 2021 prepared by Aspect Ecology including drawing number 5192/EN1 Rev D and document titled ‘Faunal Enhancement Scheme’ dated November 2017 prepared by Aspect Ecology.

External Materials Schedule ‘Bicester Re-plan’ dated 16/03/2021

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.

 

3.          The development shall be carried out strictly in accordance with the details contained within the document titled ‘Construction Environmental Management Plan (Ecological Protection) dated November 2017 prepared by Aspect Ecology.

Reason: To protect biodiversity on the site and to contribute to the delivery of biodiversity net gain in accordance with Policies ESD10 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained within the National Planning Policy Framework.

 

4.          The development shall be carried out strictly in accordance with the mitigation and safeguarding measures set out within the document titled ‘Ecology Pre-construction survey and Mitigation Scheme’ dated February 2021 prepared by Aspect Ecology, the attached drawing number 5192/SMS1 Rev A and the precautionary works identified within the attached document titled ‘Ecological Mitigation Plan’ dated January 2017 prepared by ACD Environmental.

        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.

 

5.          The drainage arrangements for the site shall be constructed in accordance with the details hereby approved and shall be implemented in accordance with these details prior to the first occupation of the development.

        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 and 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.

 

6.          The development shall be constructed in accordance with the details set out within the Construction Environment Management Plan reference DTR 18507 Rev 03 prepared by Dunton Engineering dated January 2019 (as approved by 18/00080/DISC). The Construction Environment Management Plan 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.

 

7.          The development shall be constructed in accordance with the details set out in the Elmsbrook: Phases 3 and 4 Construction Traffic Management Plan Version 02 prepared by Arcadis dated July 2018 (as approved by 18/00039/DISC). The Construction Traffic Management Plan shall be adhered to throughout the construction period for the development.

        Reason: In the interests of highway safety and to mitigate the impacts of the development during the construction phase and to protect the amenities of the neighbouring residents during the construction period and to comply with Policy ENV1 of the adopted Cherwell Local Plan. 

 

8.          The development shall be constructed in accordance with the details set out in the Site Waste Management Strategy for Elmsbrook NW Bicester and Appendix A Site Waste Management Plan reference 1557 prepared by Reconomy received in the department on the 12 December 2018 (as approved by 18/00080/DISC). 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 Policy Bicester 1 of the Cherwell Local Plan 2011-2031 Part 1.

 

9.          The development shall be constructed in accordance with the document titled ‘Submission to Cherwell District Council of Training and Employment Management Plan (ETMP) dated September 2014 produced by A2 Dominion and Appendix A – Simplified Process to sign-post candidates that complete an employment registration form to access opportunities on site and Appendix B – monitoring method and frequency schedule (as approved by 14/00311/DISC). The Plan shall be adhered to throughout the construction phase of the development.

        Reason: To ensure the creation of employment to achieve the requirements of Policy Bicester 1 of the Cherwell Local Plan 2011-2031 Part 1.

 

10.       The development shall be carried out in accordance with the recommendations identified in the document titled ‘Arboricultural Method Statement’ and its appendices dated March 2021 prepared by SJA Trees. Tree Protection Fencing shall be maintained on site until the works are completed.

        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 ESD13 of the Cherwell Local Plan Part 1 2011-2031, Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 

11.       The development shall be carried out in accordance with the mitigation measures identified in the document titled ‘Environmental Noise Assessment’ dated 26 February 2021 prepared by noise.co.uk.

        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.

 

12.       The properties shall be marketed with regard to home working and sustainable transport in accordance with the details approved by application 15/00229/DISC unless otherwise approved in writing by the Local Planning Authority.

        Reason: To support the creation of a low carbon community to achieve the requirements of Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

PRE-COMMENCEMENT CONDITIONS

 

13.       No development shall commence until the development site has been checked by a suitably qualified ecologist to ensure that there is no presence of protected species that have moved on to the site since previous surveys have taken place and which could be harmed by the development. Should protected species be found details of mitigation measures to prevent their harm shall be submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the agreed scheme.

        Reason: To ensure the protection of protected species in accordance with Policies ESD10 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Government guidance contained within the National Planning Policy Framework.

 

14.       No development shall commence until full details of the measures to achieve zero carbon energy use, as defined by Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031, through on site solutions, have been submitted to and approved in writing by the Local Planning Authority. Should it be demonstrated to the satisfaction of the local planning authority that it is not possible to achieve zero carbon on site, a scheme for off site mitigation in Bicester shall be provided, prior to the first residential occupation, for that portion of the energy use that cannot be met on site.

        Reason: For the avoidance of doubt, to ensure that the development is carried out only as approved by the Local Planning Authority and to comply with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031. This information is required prior to the commencement of any development as it is fundamental to the acceptability of the scheme.

 

15.       No development shall commence until details of how each dwelling within that phase achieves good day lighting by achieving at least 2 points of the former Code for Sustainable Homes level 5 for day lighting 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 such that each dwelling achieves good day lighting.

        Reason: To prevent increased energy use and to enable zero carbon development to be achieved in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031. This information is required prior to the commencement of any development as it is fundamental to the acceptability of the scheme.

 

16.       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 Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031. This information is required prior to the commencement of any development as it is fundamental to the acceptability of the scheme.

 

17.       No development shall take place until a study, by a suitably qualified person, has been submitted to and approved in writing by the local planning authority, demonstrating that the design of the dwellings within that phase is such that overheating will not occur and that heat island effects have been minimised. The development shall thereafter be carried out in accordance with the agreed details.

        Reason: To address the impacts of climate change in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031. This information is required prior to the commencement of any development as it is fundamental to the acceptability of the scheme.

 

CONDITIONS REQUIRING APPROVAL OR COMPLIANCE BEFORE SPECIFIC CONSTRUCTION WORKS TAKE PLACE

 

18.       Plots 18 and 32 shall be constructed with passive ventilation and thermally massive floors to reduce heat gain and loss in accordance with details that have been first submitted to and approved in writing by the Local Planning Authority prior to the construction of Plots 18 and 32 above slab level. Plots 18 and 32 shall be constructed in accordance with the approved details.

        Reason: To test the delivery of innovative energy efficient houses in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

19.       Prior to the commencement of the development above slab level, details of the fenestration, roof verge and eaves, cills and lintels for each house type, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the buildings shall be constructed in accordance with the approved details.

        Reason: To ensure a high quality development in accordance Policies ESD15 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Policies C28 and C30 of the adopted Cherwell Local Plan.

 

20.       Prior to the commencement of development to provide the garages identified to include a green roof, full details of the construction and planting of the green roofs together with details of the maintenance programme that will ensure the delivery and long term maintenance of the roofs shall be submitted to and approved in writing by the Local Planning Authority. The green roof shall then be constructed and maintained in accordance with the approved details.

        Reason: To ensure the delivery on green infrastructure and biodiversity gain in accordance with Policies ESD15 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Policies C28 and C30 of the adopted Cherwell Local Plan.

 

CONDITIONS REQUIRING APPROVAL OR COMPLIANCE BEFORE OCCUPATION

 

21.       No development shall be occupied until confirmation has been provided that either:

·   Foul water infrastructure capacity exists off site to serve the development, or

·   A development and infrastructure phasing plan has been agreed with the Local Authority in consultation with Thames Water. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan, or;

·   All wastewater network upgrades required to accommodate the additional flows from the development have been completed.

Reason: Network reinforcement works may be required to accommodate the proposed development. Any reinforcement works identified will be necessary in order to avoid sewage flooding and/or potential pollution incidents to comply with Policy ESD8 of the Cherwell Local Plan Part 1 2011-2031.

 

22.       Prior to the occupation of the development, the parking and manoeuvring areas shall be constructed, laid out, surfaced, drained and completed in accordance with the details hereby approved. The parking and manoeuvring areas shall be retained unobstructed expect for the parking and manoeuvring of vehicles at all times thereafter.

        Reason: In the interests of highway safety and to comply with government guidance contained within the National Planning Policy Framework.

 

23.       Electric Vehicle Charging Points shall be installed and made available for use in the positions shown on drawing number 20380/3176 Rev B prior to the first occupation of each dwelling to which the Electric Vehicle Charging Points relate. The electric vehicle charging infrastructure shall thereafter be retained and made available for use. In addition, ducting shall be provided to allow for the easy expansion of the EV Charging system to those dwellings not served by EV points as demand increases towards the planned phase out of ICE vehicles (with ducting provided to every parking space to future proof the development).

        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 Government guidance contained within the National Planning Policy Framework.

 

24.       Prior to the first occupation of each individual dwelling, the dwelling shall be provided with solar PV in accordance with a scheme to be first submitted to and approved in writing by the Local Planning Authority.

        Reason: To deliver zero carbon development in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

25.       The relevant services to deliver the district heating system shall be provided to each dwelling prior to occupation of that dwelling.

        Reason: To deliver zero carbon development in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

26.       Prior to the occupation of any residential dwelling hereby permitted, it shall be provided with a 'real time information' system providing at a minimum real time travel and energy information.

        Reason: To facilitate information delivery and travel information in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

27.       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 National Planning Policy Framework.

 

28.       All properties shall be provided with a system for rainwater harvesting in accordance with details to be submitted to an approved in writing prior to the first occupation of any dwelling. The rainwater harvesting system shall be implemented in accordance with the approved details.

        Reason: To reduce the use of water in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031.

 

29.       No building hereby permitted shall be occupied until each residential or non-residential unit has been provided with service connections capable of supporting the provision of super-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 Part 1 2011-2031 Government guidance contained within the National Planning Policy Framework.

 

30.       The bicycle and bin stores and boundary enclosures, shown on the plans hereby approved shall be provided prior to the first occupation of each dwelling to which they relate.

        Reason: To ensure the satisfactory appearance of the completed development, to ensure convenient bicycle and bin stores are provided, to safeguard the privacy of the occupants of the existing and proposed dwellings and to comply with Policies ESD15 and Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and Policies C28 and C30 of the adopted Cherwell Local Plan.

 

31.       Prior to the first occupation the development, fire hydrants shall be provided or enhanced in the phase in accordance with details to be first submitted to and approved in writing by the Local Planning Authority.

        Reason: To ensure sufficient access to water in the event of fire in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 Government guidance contained within the National Planning Policy Framework.

 

32.       Prior to the first occupation of a residential dwelling, each new resident shall be given the opportunity to choose a fruit tree for their garden or to be provided elsewhere on the site in accordance with the details set out in the ‘NW Bicester Fruit Tree Scheme’ prepared by A2 Dominion dated 21 May 2015 (as approved by 15/00292/DISC). The scheme shall be implemented in accordance with the details hereby approved.

        Reason: To mitigate the impact of the development and provide biodiversity gain in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031. 

 

ONGOING REGULATORY CONDITIONS TO BE COMPLIED WITH AT ALL TIMES

 

33.       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.

 

34.       All dwellings shall be constructed to meet Joseph Rowntree Foundation Life Time Homes standard.

        Reason: To deliver flexible housing to meet the diverse and changing needs of the population and in accordance with Policy Bicester 1 of the Cherwell Local Plan Part 1 2011-2031 and the North West Bicester Supplementary Planning Document February 2016.

 

35.       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.

 

36.       All services serving the proposed development shall be provided underground unless details have first been submitted to and approved in writing by the Local Planning Authority.  Details of any necessary above ground service infrastructure, whether or not permitted by the Town and Country Planning (General Permitted Development Order) 2015 (as amended) shall be submitted concurrently with the details of the development they serve.

        Reason: To ensure the satisfactory appearance of the completed development and to comply 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.

 

37.       All properties shall be constructed to meet Secured by Design standards unless otherwise agreed 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.

 

38.       The existing trees and hedges shown to be retained on drawing number SJA TPP 21057-041a (Phase 4) shall be retained and properly maintained with hedges at a height of not less than 2 metres, and that any hedgerow/tree which may die within five years from the completion of the development shall be replaced during the next planting season and thereafter be maintained in accordance with this condition.

        Reason: In the interests of the visual amenities of the area, to provide an effective screen to the proposed development and to comply 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.

 

39.       The applicant shall give written notice to the Local Planning Authority of 7 working days prior to carrying out the approved tree works and any operations that present a particular risk to trees (e.g. demolition within or close to a Root Protection Area (RPA), excavations within or close to a RPA, piling, etc.).

        Reason: To ensure that no proposed operations impair the health of any retained trees in the interests of the visual amenity of the area, to ensure the integration of the development in to the existing landscape and to comply 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.

 

40.       No service trenches, pipe runs or drains or any other excavation, earth movement or mounding shall be constructed within a root protection area of a tree identified for retention on drawings SJA TPP 21057-041a (Phase 4) on the site, without the prior approval in writing of the Local Planning Authority.

        Reason: To ensure that the tree/trees is/are retained in a safe and healthy condition and is/are not adversely affected by construction works, in the interests of visual amenity and to comply 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.