NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990
(AS AMENDED)

	
Name and Address of Agent/Applicant:

Barratt West Midlands/Bovis Homes/Taylor Wimpey Oxfordshire
c/o RPS Planning & Design
Mr Roy Fullerton
Highfield House
5 Ridgeway
Quinton Business Park
Birmingham
B32 1AF

	
Date Registered: 14th July 2015

Proposal:	Reserved Matters to 05/01337/OUT - Proposal for the erection of 215 dwellings, garages, associated parking, landscaping, access roads and associated works	
Location:	Longford Park Parcel F Adjacent To Bankside, Banbury, ,  	
Parish(es):	Banbury		 	

APPROVAL OF RESERVED MATTERS SUBJECT TO CONDITIONS

The Cherwell District Council, as Local Planning Authority, hereby APPROVES details of the matters reserved in the outline permission reference No.  05/01337/OUT , as described in the above-mentioned application, the accompanying plans and drawings, and any clarifying or amending information   SUBJECT TO THE CONDITIONS SET OUT IN THE ATTACHED SCHEDULE. 

The reason for the imposition of each of the conditions is also set out in the schedule.	

Cherwell District Council
Bodicote House
Bodicote
Banbury
Oxon
OX15 4AA

Date of Decision: 1st March 2017	
Head of Public Protection 
& Development Management	

SCHEDULE OF CONDITIONS	

 1	Except where otherwise stipulated by condition on this reserved matters approval or the original outline planning permission, the development shall be carried out strictly in accordance with the following plans and drawing numbers so far as they relate to the reserved matters for which this approval was sought:
	
	Layout/Streetscenes/Materials/Highways:
	01 Rev. F
	TWO2 Rev. K
	BWM2 Rev. H
	BH2 Rev. H
	103 Rev. F
	AHA1 Rev. A
	Key 2 Rev. D
	TR5A Rev. A
	106 Rev. A
	101 Rev. F
	102 Rev. F
	103 Rev. F
	99 Rev. H
	100 Rev. J
	
	House Types:
	
	Barratt:
	AAH5266- 19 Ennerdale (PR) - Rev C
	AAH5266- 22 Halton Plans (HL) - Rev B
	AAH5266- 23 Halton Elevations (HL) - Rev B
	AAH5266- CH25 Alderney Elevations Brick (CH) (Plot 11) - Rev A
	AAH5266- 24 Alderney Plans - Rev C
	AAH5266- 25 Alderney Elevations Render (CH) (Plot 33) - Rev C
	AAH5266- 26 Alderney (PR) - Rev C
	AAH5266- 28 Maidstone (PR) - Rev B
	AAH5266- 29 Maidstone (CH) - Rev C
	AAH5266- 32 Brentwood/Haversham Plans - Rev B
	AAH5266- 34 Brentwood/Haversham Elevations (CF) - Rev A
	AAH5266- 35 Kingsville (CF) - Rev B
	AAH5266- 36b Kingsville (PR) elevations - Rev B
	AAH5266- 36 Kingsville (PR) elevations - Rev C
	AAH5266- 37FB Haversham (CF) - Rev C
	AAH5266- 37JB Haversham Render (CF) - Rev C
	AAH5266- 39 GARAGES - Rev C
	2010/MS/B/01 Post Sales Garages plots 10 & 11 Eles
	2010/MS/B/02 Sales Centre Garages plots 10 & 11 Eles
	2010/MS/B/03 Sales Centre Garages plots 10 & 11 Plans
	2010/MS/B/04 Post Sales Garages plots 10 & 11 Eles
	
	Affordable House Types:
	AAH5266- 06 3B4P Bungalow (HL) - Rev C
	AAH5266- 08 2B3P Bungalow (HL) - Rev B
	AAH5266- HL09 HT20 - 2 Bed Social House (HL) - Rev A
	AAH5266- CH09 HT20 - 2 Bed Social House (CH) - Rev C
	AAH5266- PS09 HT20 - 2 Bed Social House (PR) - Rev C
	AAH5266- PS10 HT22 - 3 Bed Social House (PR) - Rev C
	AAH5266- HL10 HT22 - 3 Bed Social House (HL) - Rev C
	AAH5266- 13 HT24 - 4 Bed Social House (PR) - Rev C
	AAH5266- 14 HT25 - 4 Bed Social House Plans (CF) - Rev B
	AAH5266- 15 HT25 - 4 Bed Social House Elevations (CF) - Rev B
	
	Taylor Wimpey Drawings:
	AAH5266- 40 PA410 (PF) - Rev B
	AAH5266- 41 PT43 Plans - Rev A
	AAH5266- 41CH PT43 Plans - Rev B
	AAH5266- 42 PT43 Elevations (PF) - Rev B
	AAH5266- 42R PT43 Elevations Render (PF) - Rev B
	AAH5266- 42CH PT43 Elevations Render (PF) - Rev D
	AAH5266- 46 PA48 (PF) - Rev A
	AAH5266- 47 PA48 (CH) - Rev A
	AAH5266- 47r PA48 Render (CH) - Rev A
	AAH5266- 50 PT42 (PF) - Rev A 
	AAH5266- 51 PT42 (CH) - Rev A
	AAH5266- 52 PA33 (PF) - Rev A 
	AAH5266- 53 PT42 (PR) - Rev A
	AAH5266- 54 PA41 (CH) - Rev A 
	AAH5266- 55 PA41 (PR) - Rev A
	AAH5266- 56 PA41 Render (PR) - Rev A 
	AAH5266- 59 PA25 (PR) - Rev A 
	AAH5266- 60 PB33G (PF) - Rev A 
	AAH5266- 61 PB33G (CF) - Rev B
	AAH5266- 63 PB33G (PR) - Rev B
	AAH5266- 64 PC32 (CF) - Rev C
	AAH5266- 65 PC32 Render (CF) - Rev A
	AAH5266- 66 1BF Plans (CF) - Rev A 
	AAH5266- 69 1BF Elevations (CF) - Rev D
	AAH5266- 74 Triple Garage
	AAH5266- 74/2 Garages - Rev B 
	AAH5266- 98 Bin/Cycle Store
	
	Affordable House Types:
	AAH5266- 71 AA26 Render (PR) - Rev C
	AAH5266- 72 AA31 (PR) - Rev B
	AAH5266- 72r AA31 Render (PR) - Rev A
	AAH5266- 73 AA31 (CH) - Rev A 
	
	Bovis Drawings:
	AAH5266- 77 P302 (HL) - Rev B
	AAH5266- 78 P302 (PR) - Rev A
	AAH5266- 80 P401 (PF) - Rev B 
	AAH5266- 81 P401 (HL) - Rev A 
	AAH5266- 82 P401 (PR) - Rev A 
	AAH5266- 83 P501 (PF) - Rev A
	AAH5266- 84 P308 (CF) - Rev C
	AAH5266- 85 P403CT (PF) - Rev A 
	AAH5266- 86 P403CT (PR) - Rev A 
	AAH5266- 87 P405 (CF) - Rev C
	AAH5266- 874e P405D (CF) - Rev B
	AAH5266- 90 P404 (PF) - Rev B
	AAH5266- 91 P404 (HL) - Rev A
	AAH5266- 92pr P303 (PR) - Rev A
	AAH5266- 92 P303 (HL) - Rev A 
	AAH5266- 93 Single & double garages 
	AAH5266- 93a Triple garages 
	AAH5266- 93b Quadruple garages - Rev A
	AAH5266- 105 P501 (PF) - Rev A 
	AAH5266- 106 W4008 (HL) - Rev A 
	AAH5266- 107 W4008 Render (PF) - Rev B 
	
	Affordable House Types:
	AAH5266- 75 SH203 (PR) - Rev A 
	AAH5266- 76 SH309 (PR) - Rev A 
	AAH5266- 88 SH423 (PR) - Rev A 
	
	General details:
	AAH5266- 104 Gable, verge & eaves detail 
	AAH5266- 105 Typical boundary details 
	
	Key Buildings:
	AAH5266- 25 Alderney Plot 33 - Rev C
	AAH5266- 33 Brentwood / Haversham Plots 27/28 & 68/69 - Rev A
	AAH5266- 36 Kingsville Plots 46 - 48 - Rev C 
	AAH5266- 42(R) PT43 Plot 125 - Rev D 
	AAH5266- 105 P501 Plot 173 - Rev A

	

 2	The hereby approved buildings shall be constructed in accordance with the external materials detailed in the approved materials plans listed in condition 1 unless otherwise agreed in writing by the local planning authority. 
	
	Reason: To ensure the satisfactory appearance of the development in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

 3	Notwithstanding any approved plans or drawings showing the contrary, all windows shall be balanced side hung casements that are recessed at least 75mm from the front of the external wall in which they are installed. 
	
	Reason - In the interests of the responding to vernacular architecture and local character in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

 4	Notwithstanding all plans or drawings showing the contrary, all buildings within the development shall feature eaves and verges that finish flush with the external walls of the building on which they relate. No fascia boards or barge boards shall be used on any of the hereby approved buildings. 
	
	Reason - To ensure the development responds to vernacular architectural features of the locality in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

 5	Prior to the commencement of the development, an enclosures plan showing the proposed boundary treatment for each dwelling 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 enclosures plan and no dwelling occupied until its approved boundary treatment has been completed.
	
	Reason - To ensure the satisfactory appearance of the development in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

 6	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.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 7	The approved landscape scheme shall be carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding the 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.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 8	Prior to the first occupation of the development hereby approved, a landscape management plan, to include the timing of the implementation of the plan, long term design objectives, management responsibilities, maintenance schedules and procedures for the replacement of failed planting for all landscape areas, other than for privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the landscape management plan shall be carried out in accordance with the approved details.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 9	Prior to the commencement of the development hereby approved, an Arboricultural Method Statement (AMS) and Tree Protection Plan, undertaken in accordance with BS:5837:2012 and all subsequent amendments and revisions [specify appropriate section if required] 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.
	
	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.

10	No service trenches, pipe runs, drains or any other excavation shall take place within the agreed Root Protection Area (RPA) of any tree shown for retention in the approved landscape scheme unless otherwise approved beforehand in writing by the local planning authority either through the approved Arboricultural Method Statement or separately. Where such works are approved by the local planning authority they shall be carried out only as approved. 
	
	Reason - In the interests of preserving trees of public amenity value both for existing and future residents and to ensure the development is appropriate to its landscape setting in accordance with the requirements of Policies ESD10 and ESD13 of the Cherwell Local Plan 2011-2031 Part 1.

11	Prior to the commencement of the development hereby approved, and notwithstanding the submitted details, 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, 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 details and specifications.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

12	Prior to the commencement of the development hereby approved, and notwithstanding the submitted details, full details, locations, specifications and construction methods for all tree pits located within soft landscaped areas, to include specifications for the dimensions of the pit, suitable irrigation and support systems and an appropriate method of mulching, 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 details and specifications.
	
	Reason - In the interests of the visual amenities of the area, to ensure the creation of a pleasant environment for the development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

13	Prior to the commencement of the development hereby approved, full specification details of the estate roads, footways/footpaths, vehicular accesses, driveways and turning areas to serve the dwellings, which shall include construction, layout, surfacing, lighting 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, this infrastructure shall be constructed in accordance with the approved details. 
	
	Reason - In the interests of highway safety, to ensure a satisfactory standard of construction and layout for the development and to comply with Government guidance contained within the National Planning Policy Framework.

14	No dwelling or other building shall be occupied until the car parking space(s) (including garages) to serve them have been provided and made available for use according to the approved plans as well as the necessary manoeuvring and turning areas. All approved car parking spaces shall be retained at all times thereafter and shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times thereafter. 
	
	Reason - To ensure appropriate levels of car parking are available at all times to serve the development, and to comply with Government guidance contained within the National Planning Policy Framework.

15	No dwelling that is not served by a garage (according to the approved plans) shall be occupied until details of the location and design of cycle parking to serve that dwelling have been submitted to and approved in writing by the Local Planning Authority. The approved cycle parking shall be provided prior to first occupation of the dwelling and shall be retained as such thereafter. 
	
	 Reason - To ensure appropriate levels of cycle parking are available at all times to serve the development, and to comply with Government guidance contained within the National Planning Policy Framework.

16	Prior to the commencement of the development hereby approved, a Construction Management Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved Construction Management Plan shall be implemented and operated at all times throughout the construction of the development. 
	
	Reason - In the interests of highway safety and the residential amenities of neighbouring occupiers in accordance with the requirements of Policies SLE4 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

17	No more than 50 dwellings shall be occupied on the site until the 3m wide footpath/cycleway as shown in drawing no. 01 Rev. F (linking the community park with both Bankside and Bankside Park to the northwest) has been completed and made available for public use in accordance with details (surfacing, drainage, lighting etc) that shall first have been submitted to and approved in writing by the local planning authority. 
	
	Reason - To create a properly integrated development that encourages sustainable travel in accordance with the requirements of Policies SLE4 and ESD15 of the Cherwell Local Plan 2011-2031 as well as draft Policy H10 of the Non-Statutory Cherwell Local Plan 2011.

18	Notwithstanding any provisions contained within the Town and Country Planning (General Permitted Development Order) 2015 (and any Order or Statutory Instrument revoking or re-enacting that order), all water, waste, energy and communication related services to serve the proposed development shall be provided underground and retained as such thereafter unless otherwise approved in writing by the local planning authority.
	
	Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy C28 of the Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

19	No garage on the site shall be converted to provide additional living accommodation without the prior express planning consent of the Local Planning Authority.
	
	Reason - To ensure that satisfactory provision is made for the parking of vehicles on site and clear of the highway in accordance with Government guidance contained within the National Planning Policy Framework.

20	Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 and its subsequent amendments, no gate, fence, wall or other means of enclosure shall be erected, constructed or placed between the dwelling and the highway without the prior express planning consent of the Local Planning Authority.
	
	Reason - To retain the character of the development and the area in accordance with Policy C28 of the adopted Cherwell Local Plan 1996 and Government guidance contained within the National Planning Policy Framework.

21	No more than 50 dwellings shall be occupied on the site until the new internal road network (as shown in drawing no. 01 Rev. F) connecting Bankside to the approved Public House and Marina sites has been provided to such an extent that there is clear and unobstructed vehicular and pedestrian access for the public to them at all times. 
	
	Reason - In the interests of appropriately facilitating the delivery of other elements of the development granted and required under planning permission 05/01337/OUT to create a sustainable new community in accordance with the requirements of draft Policy H10 of the Non-Statutory Cherwell Local Plan 2011. 

22	No more than 100 dwellings shall be occupied on the site until all unallocated visitor car parking spaces as shown in drawing no. 01 Rev. F have been fully laid out and made available for continued public use.
	
	Reason - In the interests of the preventing congestion within the development and to create a satisfactory quality residential environment in accordance with the requirements of Policies SLE4 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

23	Prior to the commencement of the development hereby approved, full details of the means of access (for vehicles, pedestrians and cyclists) between the approved development and Bankside, including position, layout, construction, drainage and vision splays 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 means of access shall be constructed and retained in accordance with the approved details. The vision splays shall always be kept clear of any obstruction higher than 0.6m. 
	
	Reason - In the interests of highway safety and to comply with Government guidance contained within the National Planning Policy Framework

24	No dwelling with a frontage onto a road shown to be unsuitable and unintended for access by a refuse collection vehicle as shown in drawing no. TR1 Rev. D shall be occupied until a bin collection point serving that dwelling has been provided and retained in accordance with details shown in drawing no. 01 Rev. F.
	
	Reason - In the interests of the residential amenity of future occupants in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

25	No occupation of any dwelling within the development shall take place until a detailed scheme of landscaping for the amenity area adjacent to Oxford Canal has been submitted to and approved in writing by the local planning authority. No dwelling with a principal elevation facing onto Oxford Canal shall be occupied until the approved landscaping scheme has been carried out in full and shall be retained as such thereafter. The scheme shall include at least details of the following:
	- Soft landscaping including tree and shrub planting;
	- Surfacing of the car parking bays that are along its edge;
	- Public seating facilities;
	- Lighting.
	
	Reason - To ensure the canalside is a pleasant amenity for future residents that preserves the special character of the Oxford Canal Conservation Area in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1. 

26	Notwithstanding the details shown in the approved plans, no gates, fence or other means of enclosure shall be erected across the car parking spaces between Plots 64 and 65 as shown on drawing no. 01 Rev. F. 
	
	Reason - This feature is an incongruous element within the  rhythm of proposed development along the canalside and should be omitted in the interests of good quality urban design in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

27	Prior to commencement of development, details of bird boxes and bat tubes to be incorporated into the construction of the dwellings within the development shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved dwellings and no dwelling featuring the approved bird boxes/bat tubes shall be occupied until such features are provided. 
		
	Reason - In the interests of taking the opportunity to achieve net gains in biodiversity in accordance with Policy ESD10 of the Cherwell Local Plan 2011-2031 Part 1.

28	No development shall take place until a spoil management plan that sets out a strategy for managing earthworks resulting from construction has been submitted to approved in writing by the local planning authority. Thereafter the development shall only be carried out in accordance with the approved spoil management plan.
		
	Reason - To ensure inappropriate large mounds of earth do not build up on the site to the detriment of its appearance and wider landscape character as well as to ensure soil quality is properly managed in the interests of the health of future soft landscaping and therefore habitat creation in accordance with the requirements of Policies ESD10 and ESD13 of the Cherwell Local Plan 2011-2031 Part 1.

					  PLANNING NOTES

 1	Attention is drawn to a Legal Agreement related to this development or land which has been made pursuant to Section 106 of the Town and Country Planning Act 1990, Sections 111 and 139 of the Local Government Act 1972 and/or other enabling powers.

 2	Attention is drawn to the conditions imposed on outline planning permission 05/01337/OUT which should be read together with this approval.  Any outstanding requirement of the conditions to submit details for approval by the Local Planning Authority should be particularly noted.

 3	The District Council, as local planning authority, in deciding to approve this proposal has taken into account the Environmental Statement submitted with the original outline application and the additional ecology surveys submitted alongside this reserved matters application as well as any relevant representations made about the likely environmental effects by the public or consultees.

STATEMENT OF ENGAGEMENT

In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended) and paragraphs 186 and 187 of the National Planning Policy Framework (March 2012), the Council has worked positively and proactively to determine this application within the agreed timescales, having worked with the applicant/agent where necessary and possible within the scope of the application (as set on in the case officer’s report) to resolve any concerns that have arisen, in the interests of achieving more appropriate and sustainable development proposals. Consent has been granted accordingly.

The case officer’s report and recommendation in respect of this application provides a detailed assessment of the merits of the application when considered against current planning policy and guidance, including consideration of the issues raised by the comments received from consultees and members of the public. This report is available to view online at: http://www.cherwell.gov.uk/viewplanningapp.

	NOTICE OF DECISION	
	TOWN AND COUNTRY PLANNING ACT 1990
(AS AMENDED)

	

NOTES TO THE APPLICANT

TIME LIMITS FOR APPLICATIONS 

By virtue of Sections 91-96 of the Town and Country Planning Act 1990, as amended by Section 51 of the Planning and Compulsory Purchase Act 2004, planning permissions are subject to time limits.  If a condition imposing a time limit has been expressly included as part of the permission, then that condition must be observed.  Otherwise, one or other of the following time limits will apply :

Where planning permission is given in outline subject to a condition reserving certain matters for subsequent approval, application for approval of such matters reserved must be made not later than the expiration of 3 years beginning with the date of the outline planning permission and further the development to which the permission relates must be begun not later than the expiration of 2 years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matters to be approved.

Where the planning permission is complete and is not in outline, the development must be begun not later than the expiration of 3 years from the date on which permission was granted.

OTHER NECESSARY CONSENTS

This document only conveys permission or approval for the proposed development under Part III of the Town and Country Planning Act 1990 and you must also comply with all the bye-laws, regulations and statutory provisions in force in the District and secure such other approvals and permissions as may be necessary under other parts of the Town and Country Planning Act 1990 or other legislation.

In particular you are reminded of the following matters :

•	The need in appropriate cases to obtain approval under the Building Regulations. The Building Regulations may be applicable to this proposal.  You are therefore advised to contact the District Council’s Building Control Manager before starting work on site.

•	The need to obtain an appropriate Order if the proposal involves the stopping up or diversion of a public footpath.

•	Data supplied by the National Radiological Protection Board (NRPB) and the British Geological Survey (BGS) suggests that the site of this application falls within an area which is potentially at risk from radon. This may require protective measures in order to comply with the Building Regulations if your consent relates to a new dwelling or house extension. Further advice on whether protective measures are required under the Building Regulations can be obtained by contacting the Building Control Manager on 0300 0030 200, fax 0300 003 0201 or E-mail at building.control@cherwellandsouthnorthants.gov.uk

•	The need to obtain a separate “Listed Building Consent” for the demolition, alteration or extension of any listed building of architectural or historic interest from the Local Planning Authority.

•	The need to make any appropriate arrangements under the Highways Act in respect of any works within the limits of a public highway.  The address of the Highway Authority is Oxfordshire County Council, Speedwell House, Speedwell Street, Oxford, OX1 1NE.

•	It is the responsibility of the applicant to ascertain whether his/her development affects any public right of way, highway or listed building.

APPEALS TO THE SECRETARY OF STATE

If you are aggrieved by the decision of the Local Planning Authority to grant permission or approval subject to conditions, you can appeal to the First Secretary of State in accordance with Section 78(1) of the Town and Country Planning Act 1990.

If you wish to appeal, then you must do so within six months of the date of this notice. Forms can be obtained from the Planning Inspectorate, Temple Quay House, 2 The Square, Temple Quay, Bristol. BS1 6PN, Telephone No. 0303 444 5000.  The Secretary of State can allow a longer period for giving notice of an appeal, but he will not normally be prepared to use this power unless there are special circumstances which excuse the delay in giving notice of appeal.

The Secretary of State need not consider an appeal if it seems to him that permission or approval for the proposed development could not have been so granted otherwise than subject to the conditions imposed by the Local Planning Authority, having regard to the statutory requirements, to the provisions of the development order and to any directions given under the order.

In practice, the Secretary of State does not refuse to consider appeals solely because the Local Planning Authority based its decision on a direction given by him.

PURCHASE NOTICES

If either the Local Planning Authority or the First Secretary of State grants permission or approval for the development of land subject to conditions, the owner may claim that he/she can neither put the land to a reasonably beneficial use in its existing state nor render the land capable of a reasonably beneficial use by the carrying out of any development which has been or would be permitted.

In these circumstances the owner may serve a purchase notice on the District Council.  This notice will require the Council to purchase his/her interest in the land in accordance with the provisions of Part VI of the Town and Country Planning Act 1990.

COMPENSATION

In certain circumstances compensation may be claimed from the Local Planning Authority if permission is granted subject to conditions by the Secretary of State on appeal or on reference of the application to him.

These circumstances are set out in the Town and Country Planning Act 1990 as amended by the Planning and Compensation Act 1991.