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

	
Name and Address of Agent/Applicant:

A2 Dominion Group
c/o Barton Willmore LLP
7 Soho Square
London
W1D 3QB

	

	
Date Registered: 28th July 2015

Proposal:	Erection of one detached dwelling.

	
Location:	2 Morrello Close, Bicester, OX27 8AT, 
	
Parish(es):	 Bicester		 	

PERMISSION FOR DEVELOPMENT SUBJECT TO CONDITIONS

The Cherwell District Council, as Local Planning Authority, hereby GRANTS planning permission for the development 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: 14th April 2016	Head of Public Protection 
& Development Management	

SCHEDULE OF 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 condition, the development shall be carried out strictly in accordance with the following plans and documents: Application forms (with the exception of the materials) and drawings numbered: AA2699C/2.3/100 (site location plan), AA2699C/2.3/101 Rev A (Site Levels - Existing & Proposed) and AC2699C/2.1/100A (Proposed Floor Plans and Elevations) and Design and Access Statement (including the attached Appendices) all received in the department on the 17/11/2015.
	
	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.

 3	Prior to the commencement of the development hereby approved, and notwithstanding the submitted information, samples of the timber and standing seam for the walls and roof of the dwelling (including details of how embodied carbon have been minimised for those materials) and details of the solar PV and roof vent system to be installed shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved samples and the solar PV and roof vent system shall be installed prior to the occupation of the dwelling. 
	
	Reason - To ensure the satisfactory appearance of the completed development and to contribute to the delivery of zero carbon development in accordance with Saved Policy C28 of the Cherwell Local Plan and Policies ESD15 and Bicester 1 of the Cherwell Local Plan 2011-2031. 

 4	The relevant services to deliver the district heating system shall be provided to the dwelling prior to the occupation of the dwelling. 
	
	Reason - To deliver zero carbon development in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031.

 5	Prior to the occupation of the dwelling, the building shall be provided with the necessary services to enable the provision of high speed broadband (no less than 100mbs). 
	
	Reason - To facilitate home working and information delivery in accordance with Policy Bicester 1 of the Cherwell Local Plan 2011-2031. 

 6	Boundary enclosures shall be installed in accordance with the details shown on drawing number AA2699C/1.1/017 Rev H (approved by 15/00258/DISC - submitted to clear condition 14 of 10/01780/HYBRID) and the information contained within the Design and Access Statement. The approved boundary enclosures shall be provided prior to the occupation of the dwelling. 
	
	Reason - To ensure the satisfactory appearance of the completed development, to safeguard the privacy of the occupants of the existing and proposed dwellings and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031 and Saved Policies C28 and C30 of the Cherwell Local Plan 1996. 

 7	Notwithstanding the details submitted and prior to the commencement of the development, details of the fenestration, roof verge and eaves, cills, lintols and infill panels for the property shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be constructed in accordance with the approved details. 
	
	Reason - To ensure a high quality development in accordance with Policy ESD 15 of the Cherwell Local Plan 2011-2031 and Saved Policies C28 and C30 of the Cherwell Local Plan 1996.

 8	The parking and manoeuvring area to serve the dwelling hereby approved shall be in accordance with drawing numbers 12-1196-04 Rev C04 Sheet 2 of 4 (Surface Finishes and Kerb Types), 12-1196-20 Rev C07 (Adoptable Highway Details) and 12-1196-21 Rev C03 (Private Drainage Details) (approved by 15/00075/DISC - submitted to clear condition 22 of 10/01780/HYBRID). The parking and manoeuvring area shall be provided prior to the occupation of the dwelling and shall be retained unobstructed except 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. 

 9	The property shall be provided with rainwater harvesting in accordance with the details shown on drawing number 7163-UA001881-03 (submitted with 10/01780/HYBRID) or such other scheme agreed in writing by the Local Planning Authority prior to the construction of the approved building. 
	
	Reason - To reduce the use of water to achieve the requirements of Policy Bicester 1 of the Cherwell Local Plan 2011-2031. 

10	Prior to the commencement of the development, tree protection in accordance with that outlined within the Arboricultural Method Statement (ref number 0516-UA01881-UE21R-06-ArbMS) dated December 2012 prepared by Hyder Consulting UK Ltd including Tree Protection Plan (ref number TPP-UA01881-3 sheet 1 of 2) within the vicinity of Plot 313 shall be installed and retained in place for the duration of the construction work. 
	
	Reason - To ensure the continued health of retained trees and in the interests of the visual amenity of the area and to comply with Policy ESD 15 of the Cherwell Local Plan 2011-2031 and Saved Policies C28 and C30 of the Cherwell Local Plan 1996.

PLANNING NOTES 

 1	In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921.

 2	Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes.  The developer should take account of this minimum pressure in the design of the proposed development.

 3	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), this decision has been taken by the Council having worked with the applicant/agent in a positive and proactive way as the applicant was contacted to discuss amendments to the material for the dwelling.

	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 003 0200, 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 refuse to  grant planning permission or grant planning permission subject to conditions, you can appeal to the Secretary of State in accordance with Section 78(1) of the Town and Country Planning Act 1990.
If you wish to appeal then;
•	For Householder applications you must do so within 12 weeks of the date of the decision  
•	For Minor Commercial applications you must do so within 12 weeks of the date of the decision
•	For all other types of planning applications you must do so within 6 Months of the date of the decision

Unless;
•	The decision on the application relates to the same or substantially the same land and the development is already the subject of an enforcement notice then you must appeal within 28 days of the date of the Local Planning Authority’s decision on the planning application. 
•	If an enforcement notice is served relating to the same or substantially the same land and development as in your application and if you want to appeal the decision, then you must do so within 28 days of the service of the enforcement notice, or 6 months (12 weeks for householder and minor commercial) of the date of this decision which ever is the sooner

Forms can be obtained from the Planning Inspectorate, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN. Tel (0303 444 5000. Or online at www.planningportal.gov.uk/pcs. 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.