Title: Godswell Park, Bloxham
Author: Rebecca Horley
Last saved by: Matthew Parry
Company: Cherwell District Council

Proposed Land For Commercial Units West Of College House Farm
Longford Park Road
Bodicote

14/01841/REM

Case Officer: | Matthew Parry | Recommendation: Approval
Applicant: | Miss Sally Appleyard
Proposal: | Reserved Matters to Outline Application 05/01337/OUT -  Proposed commercial units for B1 use adjacent to the Oxford Road, including associated parking spaces and relocation of electricity substation building
Report type: | Delegated

1.	Application Site and Locality 

1.1	The application site relates to a parcel of land within the wider Bankside Phase 1 development (now referred to as Longford Park) which was granted outline planning permission in 2009 for an urban extension to the south of Banbury comprising up to 1070 dwellings, a local centre, primary school, community centre, public house, marina, sports and recreation facilities as well as new office buildings. 
1.2	The outline planning permission was granted pursuant to conditions including a requirement for a design code and masterplan to be submitted and approved prior to submission of reserved matters. The approved masterplan included, amongst other things, a parcel of land set aside for commercial development adjacent to Oxford Road as required by the legal agreement associated with the outline consent. This land is currently vacant with the exception of a single electricity substation adjacent to Oxford Road given that all previous vegetation on it has been removed. Completion of over 350 homes has now taken place on the Longford Park.
1.3	To the south of the site is the existing residential property of College Farm House. The boundary between the two is delineated by trees and a hedgerow though some of the trees appear to have been heavily lopped and topped in the recent past thereby reducing their amenity value. A protected Horse Chestnut tree lies within the College Farm House site but close to the boundary with the application site. 
1.4	To the opposite side of Oxford Road lies predominantly traditional 1930’s era detached and semi-detached suburban two storey housing that is set back a uniform distance from the road frontage such that they form a linear street pattern. Beyond the site to the north and west lies completed sections of the residential areas of Longford Park including an associated play area to the west and houses to the north. 

2.	Description of Proposed Development
2.1	The application seeks reserved matters approval for 2200 sq m of office floor space in a combination of 2 and 2 ½ storey natural ironstone buildings on a corner site that fronts Oxford Road and the entrance to the new Longford Park spine road. The existing recently built electricity substation is proposed to be moved from its prominent position alongside Oxford Road and back into the rear corner of the site to facilitate this.
2.2	A landscaped car parking area is proposed to be sited to the side/rear of the buildings containing space for up to 60 cars. Bin and cycle storage facilities are proposed within the site.
2.3	The proposed office buildings are required to be marketed on this area of the wider Longford Park site by virtue of covenants contained within the s106 agreement associated with the outline consent. This area of the site was approved for the provision of the office development within the masterplan submitted and approved pursuant to conditions on the outline planning permission. 
3.	Relevant Planning History

App Ref | Description | Status
05/01337/OUT | OUTLINE. Residential development with associated facilities including primary school, playing fields, local shops and community facilities. 2200sq.m of employment provision (Use class B1 Business)  (as amended by further information document received 10.11.05). | PER
13/00150/REM | Reserved Matters Application - (Outline Application 05/01337/OUT) - Provision of access from Oxford Road with haul type turning area | PER
13/00822/REM	Reserved Matters Application – 	PER	
	(05/01337/OUT) – 215 units

14/00702/REM	Approval of reserved matters pursuant to 	PER
	Outline permission 05/01337/OUT -  
	Proposed spine road.

4.	Publicity

4.1	The application was publicised by way of a press notice, neighbour notification letters and a notice displayed near to the site. The comments raised by third parties are summarised as follows:
•	The buildings are more akin to that found in a town/city environment and are ‘out of balance’ with the rural surroundings and Longford Estate;
•	The office buildings should be set back so that replacement trees can be planted in recognition of what existing previously;
•	The size, mass and scale of the buildings is overbearing, especially given th loft accommodation in one of the units. Buildings with a lower ridge height would be more sympathetic to the locality and the landscaping proposals could be imposed significantly;
•	Permitted development rights for a B1 use class should be restricted to prevent other less neighbourly uses taking place and enabling control over noise and hours of use in order to protect neighbouring residential amenity. 

5.	Response to Consultation

Parish/ Town Council:
Bodicote Parish Council – No objection but the proposed landscape scheme shows only a low box hedge along the Oxford Road frontage which is not an adequate replacement for the mature trees that were previously along the roadside. Conditions should be used to restrict light and noise pollution from the new office use. 
Banbury Town Council – No objection
Cherwell District Council:
Ecologist – No objection subject to the development following the recommendations of the ecology report submitted to accompany the outline application as well as conditions requiring prior approval of external lighting and biodiversity enhancement measures. 
Arboriculture - Having looked at the tree protection plan, I am unhappy with the proposal to construct unit 1 within the RPA of the protected horse chestnut tree.  I would be much happier to see this unit removed.  The horse chestnut tree is a mature tree and is of considerable amenity value.  Given the location of the building there would be continued pressure to have the tree pruned away from the building.  We would need to see an Arboricultural method statement detailing how it is proposed that the car parking spaces are constructed within the RPAs of the row of poplar trees in the adjacent College Farm House.  Although it does say on the tree protected plan that the car parking spaces adjacent to these tree will be constructed above the soil no specific details are provided.  

With reference to the proposed trees to be planted I would prefer to see a variety of Field Maple planted rather than the Acer platanoides Princeton Gold.  I am happy with the other trees and the size of tree to be planted.  I am also happy with the proposed tree pits.

Landscape Officers -  The low hedge adjacent to Oxford Road is not suitable and should be replaced by a either Beech or Hornbeam. Either small trees or large specimen shrubs should be planted to break up the building façade. I asked for an innovative planting scheme not mixes with plants of varying sizes. I requested a different tree species from Acer platanoides ‘Princetown Gold’. There is a huge range of interesting trees and shrubs yet the same limited palate is specified everywhere which does not lead to local character and uniqueness.

Oxfordshire County Council:
Transport:
Recommendation: 
Objection subject to the provision of further information 

Key issues: 
• More detail needed concerning drainage 
• More detail needed about cycle parking 
• No vehicle swept path analysis drawings provided for fire engines, pantechnicons and refuse vehicles 
• No details have been submitted for servicing arrangements 
• Unclear whether parking spaces can accommodate large cars and whether they use the dimensions specified in Oxfordshire County Council’s Residential Roads Design Guide 

Conditions: 
Road Construction, Surface and Layout 
Prior to the commencement of the development hereby approved, full specification details of the access road and turning areas that serve this development, including construction, surfacing, layout, drainage and road markings shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of the parking spaces and use of the access road and turning areas, the development 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. 
Details of Turning for Service Vehicles 
Prior to the commencement of the development hereby approved, and 
notwithstanding the application details, full details of refuse, fire tender and 
pantechnicon turning within the site 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. Reason - In the interests of highway safety 
and to comply with Government guidance contained within the National Planning 
Policy Framework. 
Cycle Parking Provision 
Prior to the first use or occupation of the development hereby permitted, Sheffield 
cycle stands shall be provided on the site in accordance with details which shall be 
firstly submitted to and approved in writing by the Local Planning Authority. 
Thereafter, the cycle stands shall be permanently retained and maintained for the parking of cycles in connection with the development. Reason - In the interests of 
sustainability and to ensure a satisfactory form of development, and in accordance 
with Government guidance contained within the National Planning Policy Framework. 
Car parking Provision 
Prior to the commencement of the development hereby approved, details of the 69 parking spaces within the curtilage of the site shall be submitted to and approved in writing by the Local Planning Authority. These spaces should be able to accommodate cars with the following dimensions: 
• Overall length = 5m 
• Overall width = 1.9m 

Thereafter, and prior to the first occupation of the development, the turning area and car parking spaces shall be constructed in accordance with the approved details and shall be retained for the parking and manoeuvring of vehicles at all times thereafter. Reason - In the interests of highway safety, to ensure the provision of off-street car parking and to comply with Government guidance contained within the National Planning Policy Framework. 
Construction Traffic Management Plan 
No development shall commence on site for the development until a Construction Traffic Management Plan providing full details of the phasing of the development has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) prior to the commencement of development. This plan must include wheel washing facilities, a restriction on construction and delivery traffic during construction and a route to the development site. The approved Plan shall be implemented in full during the entire construction phase and shall reflect the measures included in the Construction Method Statement received. 
Detailed comments: 
The site will provide 2200m2 of employment land. Oxfordshire County Council’s minimum standards for cycle parking advises that 1 cycle space is provided per 150m2 of B1 office space plus 1 space per 500m2 for visitor cycle parking. This gives a total of 20 spaces that need to be provided. Drawing No. 1419-600-L indicates that there will be 16 Sheffield cycle stands provided. It is possible to lock two bikes to these (one on each side) and therefore provide the number of spaces needed. However, the areas given for the Sheffield stands on the existing plan have a width of 3m. These should be 4m wide to enable a gap of 1m between stands so as to enable cyclists to lock up and access their bikes comfortably. For more information on this please see Page 10 of the Cambridge Cycle Parking Guide for New Developments in the following link: https://www.cambridge.gov.uk/content/cycle-planning-and-policy 
The applicant needs to provide plans that show arrangements for waste collection. It is not clear how much bin space has been allocated to each unit or building or whether all units must place their refuse and recyclable goods in the bins provided alongside the car parking spaces on the eastern side of the site for collection. If this is not the case, how will a refuse lorry access the bin storage areas located to the north and south of units 7 and 8? 
The applicant should provide swept path analysis showing that the proposed access road and turning areas within the development can accommodate large vehicles with the following dimensions: 
• Refuse lorry (overall length = 11.6m, full width = 2.5m, minimum ground body clearance = 0.3m, track width = 2.5m, kerb to kerb turning radius = 12m) 
• Large car (overall length = 5m, width = 1.9m, full track width = 1.8m, kerb to kerb turning radius = 5.9m) 
• Pantechnicon (overall length = 11m, overall width = 2.5m, minimum ground body clearance = 0.5m, track width = 2.5m, turning radius = 12.2m) 

In addition, the applicant needs to clarify what the arrangements are for servicing the development. In particular, where the loading/unloading bays will be, and that a fire engine with the following dimensions can access and turn around in the development safely: 
• Vehicle width - 2.8 Meters 
• Vehicle width including wing mirrors – 3.1 Meters 
• Standard height - 3.35 Meters 
• Standard length - 8.2 Meters 
• Wheelbase - 4.1 Meters 
• Maximum turning circle.- 55 Feet 

Oxfordshire County Council’s Residential Road Design Guide recommends that perpendicular parking spaces like the ones provided on drawing No. 1419-600-L should be 5m in length and 2.5m in width. Perpendicular parking spaces for disabled motorists should be 5.5m in length and 2.9m in width. Drawing No. 1419-600-L appears to show that the standard perpendicular parking spaces have a length of 4.8m and a width of 2.4m. Whilst these dimensions can accommodate standard sized vehicles, some large cars and vans have a length of 5m. The spaces for disabled motorists appear to have a length of 4.8m and a width of 2.5m. For more information on the council’s parking standards, please see the design guide in the following link below the paragraph titled “How we do what we do”: https://www.oxfordshire.gov.uk/cms/content/transport-development-control-tdc
Other External Consultees:
	Environment Agency – Objection due to lack of submission of a FRA. 

	Thames Water – No objection

6.	Relevant National and Local Planning Policy and Guidance

Development Plan Policies

The Cherwell Local Plan 2011-2031 - Part 1 was formally adopted by Cherwell District Council on 20th July 2015 and provides the strategic planning policy framework for the District to 2031.  The Local Plan 2011-2031 – Part 1 replaced a number of the ‘saved’ policies of the adopted Cherwell Local Plan 1996 though many of its policies are retained and remain part of the development plan. The relevant planning policies of Cherwell District’s statutory Development Plan are set out below:

Cherwell Local Plan 2011 - 2031 Part 1

ESD15 - The Character of the Built and Historic Environment

SLE4 - Improved Transport and Connections

SLE1 - Employment Development

ESD13 - Local Landscape Protection and Enhancement

ESD15 - The Character of the Built Environment

Cherwell Local Plan 1996 (Saved Policies) 

C28 - Layout, design and external appearance of new development 

C31 - Compatibility of proposals in residential areas

Other Material Planning Considerations

National Planning Policy Framework (NPPF)
Planning Practice Guidance (PPG)

7.	Appraisal

7.1	The key issues for consideration in this case are:
•	Principle of Development;
•	Design and Appearance;
•	Impact on Nearby Dwellings;
•	Landscaping;
•	Access and Parking.
	
	Principle of Development
7.2	Outline planning permission was granted in 2009 for an urban extension to the south of Banbury comprising predominantly residential development in addition to associated amenities and facilities including a primary school, local centre, community centre as well as Class B1 commercial development. These infrastructure elements were all subject to covenants in a s106 agreement associated with the outline planning permission that required the provision of the land for such purposes as well as marketing arrangements in accordance with specific triggers. 

7.3	An area of the site and a scheme for 2200sq m of Class B1 floorspace is required to be marketed pursuant to clauses within the s106 agreement. A masterplan for the whole site was approved in requirement of a condition on the outline consent that allocated an area of the site alongside Oxford Road for the office development. This reserved matters application site accords with the location approved for the commercial development in the masterplan and the terms of the planning obligation such that officers are satisfied that the proposals are generally consistent with the terms of the outline planning permission. 

7.4	As a consequence, there is no need to consider the principle of office development on this site given that it has already been established by the outline consent. The current application is therefore for approval of the matters reserved at outline stage in relation to this part of the Longford Park site – access into the office development part of the site, layout, scale, external appearance and landscaping. 

	Design and Appearance
7.5	Policy ESD15 of LPP1 is the policy in the development plan of primary relevance in this respect. It closely reflects Government guidance in the NPPF by attaching great weight to the importance of good design and requiring new development of all scales to be designed so as to improve the quality and appearance of an area and the way it functions. Policy ESD15 further requires new development to contribute positively to an area’s character and identity by reinforcing local distinctiveness and respecting natural landscape features. The policy also requires development to integrate successfully with existing streets to create a high quality public realm. 

7.6	Policy H10 of the emerging Non-Statutory Cherwell Local Plan 2011 is also material as it is this draft allocation plan that established the principle of the wider Longford Park development and against which the outline application was principally considered. This draft policy requires, inter alia, the creation of a high quality imaginative development that is locally distinctive in its form, materials and architecture. 

7.7	The proposals see 10 individual office units as part of three separate buildings. The buildings are predominantly two storey with a 2 ½ storey element on the corner where Oxford Road meets the new Longford Park spine road that links through the estate to Bankside. The site therefore occupies a prominent position on an arterial route into Banbury where a high standard of design is expected. 

7.8	The site previously had a significant vegetated boundary with Oxford Road though all of this had to be removed as part of creating the new vehicular access into the Longford Park site. As a result this part of the site is open and exposed in views from the adjoining roads. It does still however feature a hedgerow and a number of trees along its southern boundary which separates it from the garden of the neighbouring dwelling as well as the adjacent allocated residential site known as Bankside Phase 2 land. A protected Horse Chestnut tree lies adjacent to the site in the garden of the neighbouring dwelling. 

7.9	The western side of Oxford Road is characterised by similarly styled semi-detached mid-twentieth century housing that forms a consistent street pattern. The houses are set back from the road frontage by off-street parking and gardens. The nature of the commercial use approved on the site means that a building of a different scale and style is necessary though to accord with development plan policy it should be of a high quality design that respects its context. 

7.10	The main building is shown to be constructed of locally distinctive natural ironstone and incorporates a traditional pitched roof form featuring stone coping to the parapets between the 2 and 2.5 storey elements. A natural blue slate is also proposed which has historic local precedent when used in combination with the locally sourced ironstone. A more contemporary fenestration style is proposed which accentuates the verticality of the gables and adds visual interest to the building whilst also improving its utility as an office space.   Whilst two storey building heights are predominant along Oxford Road for the residential properties, it does have a mix of uses and therefore building scales. A 2.5 storey element to the building on the corner between Oxford Road and the spine road is therefore considered a suitable approach and holds its position successfully in the streetscene. Moreover, the main building also turns the corner Oxford Road and the spine road relatively seamlessly with both its north and west elevations having visual interest such that it ultimately creates a strong interface with both streets. To ensure the building does not unduly dominate the road or conflict with the overriding suburban character of the area, it has been shown to be set back from the road which allows space for meaningful soft landscaping that will partly mitigate for the hedgerow lost as part of creating the access to the Longford Park development. 

7.11	Units 7-10 are proposed within two buildings along the spine road. They are similarly designed to the main building in terms of materials, fenestration and roof form. The north facing elevation to the building comprising Units 9 & 10 would be prominent to in views from the spine road and so this gable has a similar fenestration treatment that of the corner units and features significant levels of glazing to add interest. 

7.12	An electricity substation building is proposed to be re-located to a discreet location within the site as part of the proposals which is welcomed. Its new position amongst the staff car parking area is considered suitable and should improve the appearance of the site. 

7.13	Within the site, a car park with 60 spaces is proposed to be accessed to the north of the office buildings off the spine road. The car park has sufficient space for suitable soft landscaping to improve its appearance from the spine road and from within the site itself - a condition is recommended to be imposed to secure this. 

7.14	Overall officers are satisfied that the proposals would deliver development of a design, layout and appearance that is appropriate to its prominent position in the streetscene and which would integrate successfully with the surrounding area. Consequently, in this respect the proposals are considered to accord with the requirements of Policy ESD15 of LPP1, Policy C28 of the LP 1996 as well as national policy set out in the NPPF. 
	Impact on Nearby Dwellings
7.15	Policy ESD15 of LPP1 requires new development to adequately safeguard established amenity in terms of outlook, light, privacy and quality of indoor/outdoor space. This requirement reflects national policy in the NPPF which has as a core planning principle the need for the planning system to provide a good standard of amenity for all. 

7.16	As a  result of the submission of amended proposals, the office buildings have now been shown to be sited a significant distance away from any of the new homes on Longford Park – the closest being Plot 177 to the north. Indeed at its closest the building is 30m from the nearest dwelling and so it would not overbear or overshadow any existing dwelling or garden. Whilst windows are proposed in the north elevation of Unit 10, as stated previously, there is a more than generous separation distance to the nearest dwelling such that no harmful perceived or actual overlooking would occur from the development. 

7.17	Some of the car parking associated with the development would be sited alongside the boundary with the residential properties to the north. However, any noise or nuisance associated with car movements is not likely to be significant – in any event, such noise is only likely to occur during weekdays and would not be at unsociable times. 

7.18	Some third party representations have raised whether future uses of the buildings could have greater noise and disturbance impacts. The buildings are secured in Class B1 use by the s106 agreement associated with the outline consent which generally does not give rise to uses that are inappropriate alongside residential areas. Nevertheless, it is possible that light industrial use falling with Class B1(c) could occur if not subject to planning control and that this could possible give rise to some harm to neighbouring amenity. As a result it is considered prudent to apply a condition that restricts the use of the buildings to Class B1(a) of the Use Classes Order 1987 (as amended). 

7.19	Subject to such a condition, officers have found that the proposals would not give rise to material harm to neighbouring residential amenity in accordance with local and national planning policy. 

	Landscaping
7.20	Amongst other things Policy ESD15 of LPP1 requires new development to contribute positively to the character of an area by incorporating appropriate trees and soft landscaping to create a successful balance between the built and natural environment.  Policy ESD10 of LPP1 also requires trees of significance to be retained and protected as part of development proposals. 

7.21	An existing TPO’d Horse Chestnut tree is adjacent to the site’s southern boundary. As part of the amended plans, development has not been proposed within its notional root protection area except for a small element of car parking to avoid harm to the trees root structure and canopy. Officers are satisfied that subject to an appropriate construction methodology for the car parking, harm to the tree should not occur. To ensure this is the case a condition is recommended that requires the prior approval of an arboricultural method statement (AMS) which would include tree protection measures to safeguard the tree during construction. The AMS would also need to cover the means by which other existing boundary vegetation between the site and the adjacent College Farm House dwelling would be safeguarded as part of the constructing the new car park. 

7.22	As a result of the building’s set-back from Oxford Road, there is now space for more meaningful planting. The landscape officer has made some suggestions of appropriate species to include in a landscape scheme which is recommended to be secured via condition. There is also the capacity for planting to take place within the car park both in terms of small trees and shrubs – again, this would need to be proposed as part of a landscape scheme secured through a condition. 

7.23	Subject to the tree protection and landscape conditions referred to above, officers are satisfied that the proposals would retain existing landscape features of significance whilst being able to incorporate suitable soft landscaping in the scheme. Consequently officers are satisfied that the proposals are in accordance with the requirements of Policies ESD10 and ESD15 of LPP1 and are therefore found to be acceptable in this regard. 

	Access and Parking
7.24	Access to the site is proposed to the north of the office buildings off the new spine road. There is no objection in highway terms to the suitability of this access which is considered to be located sufficiently far away from the signalised junction to avoid disrupting traffic movements. It also has suitable vision splays. No objection is therefore raised in this respect. 

7.25	The LHA has registered some dissatisfaction with the layout of the car park given that it has not been tracked for a refuse or servicing vehicle. With respect to servicing, this is expected to be provided predominantly by delivery vans given the office use proposed. There is no suggestion that there is insufficient space for these vans to access and turn within the site to prevent harm to highway safety. With respect to refuse collection, it is not clear whether a refuse vehicle would actually need to enter the site and what form this would take given it would not be a Council service. Nevertheless, there is thought to be space within the site to provide a suitable car park layout to enable this to take place. The 60 parking spaces currently proposed is actually considered to be excessive when considered against the Council’s former parking standards in the Non-Statutory Cherwell Local Plan 2011. The loss of a handful of spaces as well as an excessively elongated kerb line within the site should provide the space necessary for the satisfactory servicing of the office development within the site. In order to secure such an amendment to overcome the LHA’s objection, a condition is recommended that requires the submission and approval of a revised car park layout prior to commencement of development. 

7.26	Subject to the above condition(s), officers are satisfied that the proposals would be acceptable in highway terms in accordance with the requirements of Policy SLE4 of LPP1 as well as national policy in the NPPF. 

8.	Conclusion
8.1	The proposals would deliver commercial development on the site as required by the s106 agreement associated with the Longford Park development and in accordance with the provisions of the outline planning permission. The proposed development would integrate successfully with the surrounding area in terms of scale, form, appearance and landscaping without giving rise to material harm to neighbouring residential amenity. Furthermore, subject to a condition requiring the submission of a condition that amends the car park layout, the proposals are also considered to be acceptable in highway terms. Consequently the proposals are considered to be in accordance with the development plan and draft Policy H10 of the Non-Statutory Cherwell Local Plan 2011 in addition to national policy set out in the NPPF such that the application should be approved accordingly. 

9.	Recommendation

Approve, subject to:

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 documents so far as they relate to the reserved matters for which this approval was sought: 
	1419-600 Rev. M and 1419-601 Rev. M 
	
	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 Government guidance contained within the National Planning Policy Framework. 

 2	Prior to the commencement of the development hereby approved, a stone sample panel (minimum 1m2 in size) shall be constructed on site in natural ironstone which shall be inspected and approved in writing by the Local Planning Authority. Thereafter, the external walls of the development shall be laid, dressed, coursed and pointed in strict accordance with the approved stone sample panel. 
	
	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.

 3	Prior to the commencement of the development hereby approved, a sample of the external roof material to be used in the construction of the development shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved sample.
	
	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.

 4	Prior to the commencement of the development hereby approved, full details of the refuse bin storage for the site, including location and compound enclosure details, shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter and prior to the first occupation of the development, the refuse bin storage area shall be provided in accordance with the approved details and retained unobstructed except for the storage of refuse bins.
	
	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.

 5	Prior to the commencement of the development hereby approved, full details of the enclosures along all boundaries of the site shall be submitted to and approved in writing by the Local Planning Authority. Prior to first occupation of the development, the approved means of enclosure, shall be erected on site and retained as such thereafter.
	
	Reason - To ensure the satisfactory appearance of the completed development, to protect vision splays and to comply with Policies C28 and C30 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

 6	Before any of the commercial units are first occupied, the parking and manoeuvring areas (including disabled parking provision) shall be provided in accordance with the approved plans and shall be retained unobstructed except for the parking and manoeuvring of vehicles at all times.
	
	Reason - To ensure sufficient car parking is available at all times to prevent local parking stress to the detriment of residential amenity and highway safety.

 7	Prior to the commencement of the development hereby approved, full details of the access vision splays, including layout and construction shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, and prior to the first occupation of Longford Park the vision splays shall be constructed in accordance with the approved details and the land and vegetation within the vision splays shall not be raised or allowed to grow above a maximum height of 0.6m above carriageway level.
	
	Reason - In the interests of highway safety in accordance with the requirements of Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1.

 8	No development shall commence on site for the development until a Construction Traffic Management Plan providing full details of the phasing of the development has been submitted to and approved in writing by the Local Planning Authority (in consultation with the Local Highway Authority) prior to the commencement of development. This plan is to include wheel washing facilities, a restriction on construction & delivery traffic during construction and a route to the development site. The approved Plan shall be implemented in full during the entire construction phase and shall reflect the measures included in the Construction Method Statement received.
	
	Reason - In the interests of ensuring development takes place in a manner suitable to the highway network in accordance with the requirements of Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1.

 9	Notwithstanding the approved plans, prior to the first use or occupation of the development hereby permitted, covered cycle parking facilities shall be provided on the site in accordance with details which shall be firstly submitted to and approved in writing by the Local Planning Authority.  Thereafter, the covered cycle parking facilities shall be permanently retained and maintained for the parking of cycles in connection with the development.
	
	Reason - To encourage the use of sustainable transport modes in accordance with the requirements of Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1.

10	The buildings hereby approved shall be used only for a purposes within Use Class B1(a) within the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) or any similar provision in legislation revoking or re-enacting that Order. 
	
	Reason - To ensure that the development is commensurate with its residential surroundings in accordance with the requirements of Policies SLE1 and ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

11	Prior to the commencement of the development, a Construction Environment Management Plan (CEMP), which shall include details of the measures to be taken to ensure construction works do not adversely affect residential properties on, adjacent to or surrounding the site together with details of the consultation and communication to be carried out with local residents shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with approved CEMP.
	
	Reason - To ensure the environment is protected during construction in accordance with Policy ENV1 of the Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

12	Prior to the commencement of the development hereby approved, including any demolition, and any works of site clearance, a method statement for enhancing biodiversity shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, the biodiversity enhancement measures shall be carried out and retained in accordance with the approved details.
	
	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 and Government guidance contained within the National Planning Policy Framework.

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

14	Unless otherwise approved in writing by the local planning authority,  all service trenches, pipe runs, drains and any other excavations, earth movement or mounding required in connection with the development, shall take place outside the root protection areas (as defined in BS 5837:2012 or any superseding document) of any tree or hedgerow shown to be retained in drawing no. 5205/ASP.EA.PP.1.0 Rev. C. 
	
	Reason - To safeguard retained landscape features in the interests of visual amenity in accordance with the requirements of Policy ESD15 of the Cherwell Local Plan 2011-2031 Part 1.

15	All trees shown to be planted in drawing no. 5205/ASP.EA.TPD.2.2 Rev. C shall be in tree pits as specified in drawing no. 5205/ASP.EA.TPD.2.1 Rev. C and shall be planted in the first planting and seeding seasons following the first occupation of the building(s) or on the completion of the development, whichever is the sooner. If any of these trees die, are removed or become seriously damaged or diseased within a period of five years from the completion of the development 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.

16	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.

17	All planting, seeding or turfing comprised in the landscaping scheme shown in drawing no. 5205/ASP.EA.PP.1.0 Rev. C shall be  carried out in accordance with BS 4428:1989 Code of Practice for general landscape operations (excluding hard surfaces), or the most up to date and current British Standard, in the first planting and seeding seasons following the occupation of the building(s) or on the completion of the development, whichever is the sooner. Any trees, herbaceous planting and shrubs which, within a period of five years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the current/next planting season with others of similar size and species.
	
	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.

18	Notwithstanding the approved plans, prior to commencement of development a revised site layout plan that demonstrates sufficient turning space within the site for a waste collection vehicle and any amendments to the car park layout necessary to achieve this shall be submitted to and approved in writing by the local planning authority. Thereafter the development shall only be carried out in accordance with the approved revised site layout plan in addition to the other approved plans listed in condition 1 that remain applicable.

Reason - To ensure suitable space for parking and turning of vehicles within the site to ensure the proposals do not result in potentially dangerous manoeuvres onto the highway in accordance with the requirements of Policy SLE4 of the Cherwell Local Plan 2011-2031 Part 1.

Planning Notes/ Informatives:

STATEMENT OF ENGAGEMENT
	
	In accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 and paragraphs 186 and 187 of the National Planning Policy Framework (March 2012), the Council has worked positively and proactively to determine this application in an efficient manner having worked with the applicant/agent where necessary to resolve any concerns that have arisen during consideration of the application in the interests of achieving more appropriate and sustainable development proposals. Consent has been granted accordingly.

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.

The applicant's attention is drawn to the provisions and conditions of the outline planning permission. This reserved matters approval should be read alongside the original outline consent including any conditions imposed on it.

Planning Obligations

To complete if relevant…

Case Officer: Matthew Parry		DATED: 11 May 2016