Epwell Grounds Farm 13/01600/F Shutford Road Epwell OX15 6HF

Home , Shenington with Alkerton, Shutford

Ward: Sibford District Councillor: Cllr. Reynolds

Case Officer: Rebekah Morgan Recommendation: Approve

Applicant: Mr Bart Dalla Mura

Application Description: Solar Park

Committee Referral : Major application Committee Date: 9 January 2014

1. Site Description and Proposal

1.1 The site is an area of farmland adjacent to Epwell Grounds Farm complex, which lies to the north of Epwell Road, approximately 950m to the south of the village of Shenington, 1.2km to the north-west of the village of Shutford and 850m to the west of The Plain Road.

1.2 The topography of the wider landscape is varied, scattered with a number of small hills. To the north-west of Shenington village is Shenington gliding club and airfield (1.2km from the site).

1.3 The site is made up of a single field currently under arable production with existing hedgerows along the boundaries. A public right of way is immediately adjacent to the site following the northern and eastern boundaries.

1.4 The proposal seeks consent for the construction of a solar park, to include the installation of solar panels to generate up to 7MW of electricity, with control room, fencing and other associated works. The application boundary measures 15.07 hectares; the number of individual panels has not been specified.

2. Application Publicity

2.1 The application has been advertised by way of a press notice, site notice and neighbour letters. The final date for comment on this application was 24th December 2013. One letter was received raising the following concerns: • Visual impact, being such a large site

3. Consultations

3.1 Epwell Parish Council – An initial objection was raised due to visual implications being such a large site. Following a re-consultation (due to environmental compendium being made available to view online) the parish council raised no objection but commented that ‘ Please ensure screening is maintained to a suitable height’.

3.2 Shenington with Alkerton Parish Council – Shenington with Alkerton Parish Council have discussed this application and have the following comments: 1. The Parish considers it important that if the Council were to grant planning consent, it should apply a condition that prohibits any traffic associated with the solar park during its construction, operation and decommissioning from passing through local villages including Shenington and Alkerton. The village roads are narrow, windy and have no footpaths. They already suffer from excessive traffic at certain times of day and drivers travelling too fast for the road conditions at all times of day. In particular, they are highly unsuitable for HGVs.

2. The D&A statement says that construction of the solar park would take about three months with about 100 HGV deliveries and maximum of ten movements per day using Sugarswell Lane and other lanes from the A422. Those lanes are not appropriate for HGVs but the alternatives are even less suitable. The Council should note that those lanes within the parish have a median width of 4.6m, a minimum width of 4.2m and one or two dangerous bends and blind hills.

3. It is proposed to construct the solar park in a field that is part of Epwell Grounds Farm. The parish of Shenington and Alkerton is about 400m to the north and 600m to the east of the proposed park. The D&A statement says that there is a “tall dense hedgerow” on the northern boundary of that field. Otherwise, it is silent on the impact of the solar park on the area to the north and east. It is not easy to assess whether the hedgerow would be sufficiently tall and dense to adequately screen the solar array which would be about 2.6m high. We suggest that the applicants construct a mock-up of a single solar array and position it at various points in the field so visibility can be assessed more effectively.

4. Notwithstanding the above, we believe the proposed solar park would be visible from the Alkerton / Shutford road in the vicinity of Alkerton Grounds. It is not clear whether the solar park would be visible from footpath 339/1 but we think it would not be visible from footpath 339/2 and Shenington village.

5. Shenington airfield lies to the north of the site. We suggest that the Council consults with the Shenington Gliding Club whether reflections from the solar arrays would be hazardous for the pilots of gliders and powered aircraft using the airfield.

Following the re-consultation Shenington with Alkerton Parish Council have the following further comments on this application:

The claim in 2.10 about road width is wrong. The minimum carriageway width required for two HGVs to pass is 5.5m and, for an HGV and a car, about 4.7m. But Sugarswell Lane is 4.8m to 4.9m wide as it approaches the cross roads with Tysoe Road. The lane between those cross roads and Christmas Corner is 4.5m to 4.6m wide. And the lane from the junction with Rattlecombe Road as far as Epwell Road varies from 3.95m to 4.75m in width. That includes a blind bend/hill where the lane is about 4.5m wide. In order for two HGVs to pass along these roads, at least one of the HGVs would be required to travel on the grass verge and both would need to be travelling at slow speeds. There are no formal passing places. In some places, similar evasive action would be necessary if an HGV and a car were to meet. The associated dangers could be minimized if the HGVs were required to travel in convoy each day preceded by a warning vehicle.

The assertion of 3.15 gives a false impression. The lanes from the entrance to Bruce Hopkins / kart club to Epwell Road are not normally used by HGV traffic. Concerning 3.16, currently the lane outside the entrance to Bruce Hopkins / kart club is in poor condition apparently having suffered subsidence with associated surface damage. If the application is approved, the applicants should be required to contribute to the renovation of the road surfaces along the lanes after the construction phase has ended.

3.3 Wroxton Parish Council – No comments received.

3.4 Shutford Parish Council – Shutford Parish Council has no comments at this moment but would ask that if Cherwell DC grant permission then a routing agreement is put in place to prevent heavy lorries coming through Shutford during the construction of the Park.

3.5 Cotswold AONB Conservation Board – The site has been visited by the Planning Officer of the Cotswolds Conservation Board. This has confirmed the findings of the applicant's LVIA that from locations within the Cotswolds Area of Outstanding Natural Beauty (AONB) the proposed solar farm will not have any significant adverse impacts on views from the AONB. This is due to the topography of the area, intervening vegetation, mitigation measures and the orientation of the solar panels. The Conservation Board therefore has no objection to the proposal on grounds of impact on the landscape, scenic beauty and special qualities of the Cotswolds AONB.

Cherwell District Council Consultees

3.6 Landscape Officer – The site is located on a flat plateau to the north of Epwell grounds farm. There is a public footpath running along the north side of the site. The site is surrounded by hedgerows, but some of these are rather weak and gappy.

The landscape and visual assessment is a fair assessment of the impact of the proposal. I don't propose to repeat the findings of the report. Only when viewed from the footpath to the north of the site will the site have significant visual impact. Even this will be screened to a reasonable extent particularly in summer.

The boundary hedgerows from VP's 1 and 3 show weak hedgerows which need re- enforcing. I am disappointed to see that although mention is made of planting hedgerows and trees and enhancing the wildlife corridor in the D and A statement and Planning Supporting Statement I can't see any proposal. Since over-shadowing affects the panels this should be designed into the scheme not added on later when the layout is fixed and agreed.

There is another application for a Solar Farm at Long Hill very close to this site but since the first site is on the other side of Long Hill there will be only glimpsed visibility of the backs of the panels in winter there will be negligible cumulative impact caused by this proposal.

I question whether this proposal requires a weldmesh security fence in this location. The Long Hill proposal is using a 1200m high post, stock and wire fence which is far more appropriate in a rural location. A black weldmesh fence 2.5m high will be higher than the existing hedgerow and in my view is unnecessary.

3.7 Conservation Officer – The proposed site for the solar array is adjacent to and NE of the listed farmhouse and barn. The site is level at around 170m elevation. The proposal involves no immediate loss of historic fabric. The array and the protective fence cannot be described as picturesque but the array by its very nature and that of the technology can be viewed as temporary and therefore while the presence of the array does have an impact on the setting of the built heritage on balance this impact cannot be described as unduly harmful.

3.8 Ecology Officer – The proposed site is an arable field and as such it’s conversion into a solar park will have a minimal ecological impact. Ecological enhancements could be considered elsewhere on the farm but as sheep grazing will be used for maintenance afterwards there is little capacity between them and the physical structures in place for any real biodiversity benefits within the site itself.

3.9 Arboricultural Officer – There appear to be no significant trees affected by the proposal.

3.10 Rights of Way Officer – Epwell Bridleway No 10 runs along the northern boundary of the site but will not be affected by the proposed development.

Oxfordshire County Council Consultees

3.11 OCC Highways – With regard to other matters, access, traffic impact etc., I do not have any objection subject to a construction phase traffic management plan.

4. Relevant National and Local Policy and Guidance Policy Considerations

4.1 Development Plan Policy

Adopted Cherwell Local Plan 1996 C2: Development affecting protected species C7: Landscape conservation C8: Sporadic development within the countryside C13: Area of High Landscape Value (AHLV) C28: Layout, design and external appearance of new development

Cherwell Local Plan - Proposed Submission (August 2012) and Focussed Consultation (March 2013) (PSLP)

The Proposed Submission Local Plan was published for public consultation in August 2012. A further consultation on Proposed Changes to the draft plan was undertaken from March to May 2013. On 7 October 2013, the draft Submission Plan was approved by the Council's Executive. The Plan was presented to Full Council on 21 October 2013 and Full Council endorsed it as the Submission Local Plan. Submission to the Secretary of State for Communities and Local Government is anticipated by the end of November 2013. The Submission Plan supersedes previous stages of the emerging Local Plan.

Full Council also endorsed the recommendations to:

• Note that the Infrastructure tables in the draft Local Pan are to be replaced in due course by a full Infrastructure Delivery Plan (IDP) prior to Examination. • Delegate approval of minor text changes (including updating the thematic maps and final Monitoring Framework) to the draft Submission Local Plan text to the Head of Strategic Planning and the Economy in consultation with the Lead Member for Planning and its transfer in its publication format for Submission.

At the present time the emerging Plan carries only little weight as it will not form part of the statutory Development Plan until the Examination process is complete and the Plan is formally adopted by the Council (anticipated mid 2014).

The policies listed below are considered to be material to this case and are not replicated by saved Development Plan policy:

ESD1: Mitigating and adapting to climate change ESD2: Energy hierarchy ESD5: Renewable energy ESD16: Character of the built and historic environment

Other Material Policy and Guidance

National Planning Policy Framework (NPPF)

UK Solar PV Strategy Part 1: Roadmap to a brighter future (Oct 2013)

5. Appraisal

5.1 The key issues for consideration in this application are: • Principle of the Development • Visual and Landscape Impact • Biodiversity • Highways and Access • Impact on Heritage Assets

Principle of the Development

5.2 The NPPF recognises the need to accord with European legislation regarding renewable legislation. Paragraph 2 of the NPPF states that planning policies and decisions must reflect, and where appropriate, promote relevant EU obligations and statutory requirements. EU Directive 2009/28/EC requires increased renewable energy generation.

5.3 With this in mind, government guidance contained within the NPPF places great importance to provide positive encouragement for renewable energy projects. One of the core planning principles set out within the NPPF is to ensure that the transition to low carbon energy is supported. Specifically, paragraph 17 of the NPPF states that planning should,

“support the transition to a low carbon future in a changing climate, taking full account of flood risk and coastal change, and encourage the reuse of existing resources, including conversion of existing buildings, and encourage the use of renewable resources (for example, by the development of renewable energy)”.

5.4 The NPPF also recognises that planning can play a positive role in reducing greenhouse gas emissions which is central to the economic, social and environmental dimensions of sustainable development. Paragraph 97 of the NPPF states that local planning authorities should “recognise the responsibility on all communities to contribute to energy generation from renewable or low carbon sources”

5.5 In addition to this, paragraph 98 of the NPPF advises that when determining planning applications, local planning authorities should:

• not require applicants for energy development to demonstrate the overall need for renewable or low carbon energy and also recognise that even small- scale projects provide a valuable contribution to cutting greenhouse gas emissions;” and • approve the application, unless material considerations indicate otherwise, if its impacts are (or can be made) acceptable…

5.6 The Proposed Submission Cherwell Local Plan 2013, the NPPF states that decision makers may give weight to relevant policies according to the stage of preparation (the more advanced the greater the weight that may be given). The plan has been through the final stages of public consultation and is being prepared for submission; therefore some weight can be given to the plan as a material consideration. Policies ESD1 and ESD5 of the proposed submission are relevant. Policy ESD1, whilst more strategic in content, promotes the use of decentralised and renewable or low carbon energy where appropriate, as does Policy ESD5 provided that any adverse impacts can be addressed satisfactorily. Of particular significance, against which renewable energy developments will be assessed, are:

• Impacts on landscape and biodiversity (including designations, protected habitats and species and Conservation Target Areas) • Visual impacts on local landscapes • The historic environment including designated and non designated assets and their settings • The Green Belt, particularly visual impacts on openness • Aviation activities • Highways and access issues and • Residential amenity

5.7 Therefore, the principle of renewable energy development therefore lies with an assessment of the balance between securing sustainable forms of energy and the impact that this would have upon the local environment. The assessment of the relevant issues set out in Policy ESD5 of the proposed submission Cherwell Local Plan are set out below together with any other relevant issues resulting from site constraints.

5.8 Saved PolicyC28 of the adopted Cherwell Local Plan seek standards of layout, design and external appearance, including the choice of external finish materials, are sympathetic to the character of the context of the development. Saved policy C7 of the adopted Cherwell Local Plan 1996 seeks to resist development that would harm the character of the countryside and policy C8 seeks to resist sporadic development within the countryside. Policy C13 only permits development which will conserve or enhance the Area of High Landscape Value.

5.9 The recently published “UK Solar PV Strategy: Roadmap to a Brighter Future” recognises the importance of solar power and the contribution it can make to providing renewable energy. The roadmap sets out 4 principles which form the Government’s strategy for solar power. These are as follows:

I. Support for solar PV should allow cost-effective projects to proceed and to make a cost-effective contribution to UK carbon emission objectives in the context of overall energy goals – ensuring that solar PV has a role alongside other energy generation technologies in delivering carbon reductions, energy security and affordability for consumers.

II. Support for solar PV should deliver genuine carbon reductions that help meet the UK’s target of 15 per cent renewable energy from final consumption by 2020 and in supporting the decarbonisation of our economy in the longer term – ensuring that all the carbon impacts of solar PV deployment are fully understood.

III. Support for solar PV should ensure proposals are appropriately sited, give proper weight to environmental considerations such as landscape and visual impact, heritage and local amenity, and provide opportunities for local communities to influence decisions that affect them .

IV. Support for solar PV should assess and respond to the impacts of deployment on: grid systems balancing; grid connectivity; and financial incentives – ensuring that we address the challenges of deploying high volumes of solar PV.

5.10 The Roadmap also states at paragraph 58 that,

“The UK’s planning regimes include robust safeguards to ensure that developments, including solar PV installations, are properly sited and that individuals, communities and the landscape itself are protected against any unacceptable impacts. This means that issues such as visual amenity, land use and other environmental impacts are an important consideration within the planning process. The planning systems in the UK also provide many opportunities for local people to participate in key decisions affecting their areas. The Coalition Agreement included a commitment to supporting community energy projects, which can play an important part in raising awareness about low carbon energy and in giving communities control over their own energy supply.”

Visual and Landscape Impact

5.11 The site comprises a single agricultural field currently under arable production. The site is an irregular shaped polygon with the northern boundary being the greatest boundary in length. Established mixed native species hedgerows of varying heights define the site boundaries. The site is essentially level but with a slight north-west to south-east fall from a high point of approximately 167m Above Ordnance Datum (AOD) to a low point of approximately 164m AOD.

5.12 The site is located immediately to the north of Epwell Grounds Farm complex. Small to medium scale arable fields surround the site and are typically defined by hedgerows. The settlement pattern around the site is one of small villages and scattered farmsteads; with groups of former workers cottages along the surrounding roads. The site is situated approximately equidistant from the village of Shenington/Alkerton to the north, Shutford to the south-east and Epwell to the south-west. All three villages are within 2 kilometres of the site boundary.

5.13 The site is within an Area of High Landscape (AHLV) and is in close proximity to the Cotswold Area of Outstanding Natural Beauty (AONB). The boundary of the AONB is approximately 360m south-west of the site at its closest point. A public right of way runs adjacent to the site.

5.14 Due to topography and the existing hedgerows, the site is most likely to be identifiable from the Epwell to Alkerton Road, however, these views would be very limited. The greatest impact is from local footpaths which are the routes in closest proximity to the site. Any impact would be greater from footpaths as the receptors are travelling relatively slowly and are exposed to the view for longer periods of time. A public right of way runs adjacent to the northern edge of the site; however, the existing hedgerow (which is proposed to be reinforced) is located between the site and the public right of way, therefore restricting views of the site.

5.15 A comprehensive Landscape and Visual Impact Assessment (LVIA) has been submitted with the application. The chosen radius of study for the landscape impact assessment was 5km which is reasonable for this type of development in this location. A number of photo views have been provided which identify the position of the site from key points.

5.16 Mitigation of developments may be achieved by off-site planting which is existing and outside the control of the developer, and on-site planting which is. This site sits within an extensive landscape which has considerable existing vegetation of hedgerows and small copses which does provide some mitigation particularly from a distance. However on-site planting is a potential problem as it causes shadowing from east to west. In practice allowing hedges and trees to grow in close proximity to the development may not be practical.

5.17 Solar farms need to be located on land which is visually contained by topography and planting which is not going to cast shade and not be subject to trimming. The proposed boundary fencing and solar panels are set back from the existing hedgerow boundary of the site; therefore the proposal to reinforce the existing hedgerows should not detrimentally impact on the working capabilities of the panels.

5.18 The Council’s landscape officer has concluded the submitted landscape and visual assessment is a fair assessment of the impact of the proposal. When considering potential views of the site, the landscape officer commented that ‘ only when viewed from the footpath to the north of the site will the site have significant visual impact. Even this will be screened to a reasonable extent particularly in the summer’.

5.19 Concerns have been raised regarding the lack of landscaping detail submitted with the application. The applicant has suggested that existing hedgerows could be reinforced around the site; the Council’s landscape officer has advised that since over-shadowing affects the panels, these details should be agreed during the application process. Concerns have also been raised regarding the proposed 2.5m high fencing; in particular the height of the fence could potentially exceed the existing height of some of the hedgerow.

5.20 Revised details have been submitted for the proposed fencing; the overall height of the fencing has been reduced to 1.9m and the detail has been amended to a simple mesh fence. A colour sample for the fencing is recommended as a condition to ensure it blends in with the surrounding landscape.

5.21 The agent has confirmed that the landscaping proposals are to reinforce the existing hedgerow, but does not include any tree planting. As the solar arrays are set away from the boundary, I am satisfied that this matter can now be dealt with by way of a condition.

5.22 It has to be accepted that for a development of this type it isn't reasonable to expect that it should or will have zero impact or visibility. Any impact must be acceptable and in this case, given the limited views afforded due to the surrounding topography and the relatively flat nature of the site, its impact is not considered significant and the proposal is considered acceptable.

Biodiversity

5.23 The Ecologist raises no objections to the proposals on biodiversity grounds. ‘ The proposed site is an arable field and as such it’s conversion into a solar park will have a minimal ecological impact. Ecological enhancements could be considered elsewhere on the farm but as sheep grazing will be used for maintenance afterwards there is little capacity between them and the physical structures in place for any real biodiversity benefits within the site itself ’.

Highways and Access

5.24 The solar farm will generate a low number of vehicle trips once it is operational. The greatest impact the development will have on the highway network will be during the construction and decommissioning phases. The Design and Access Statement accompanying the application estimates that the construction period would take approximately 12 weeks with the number of vehicle movements varying at different points in the construction process.

5.25 A Construction and Decommissioning Traffic Management Plan (CDTMP) is required and must be submitted for agreement with the Local Highway Authority. This can be dealt with by planning condition. The CPTMP should include details of the number of vehicle movements, appropriate routes to the site, construction compound and vehicle parking and turning area, and hours of access. A dilapidation survey / road condition survey should also be carried out along the main public highway routes leading to the site in the vicinity of the site before and after construction.

5.26 The period of construction is likely to be short, therefore a formal Routing Agreement is not considered necessary. However, a route for construction traffic to the site and also the proposed signage (position and content) directing construction traffic must be agreed with the Local Highway Authority as part of the CDTMP prior to commencement.

5.27 The existing farm access will be used to serve the solar farm. The Local Highway Authority considers the existing access to be suitable for the proposed development.

Impact on Heritage Assets

5.28 The proposed site for the solar panels is adjacent to and north-east of a Grade II Listed farmhouse and Grade II Listed barn. The Council’s Conservation Officer has advised ‘the proposal involves no immediate loss of historic fabric. The array and the protective fence cannot be described as picturesque but the array by its very nature and that of the technology can be viewed as temporary and therefore while the presence of the array does have an impact on the setting of the built heritage on balance this impact cannot be described as unduly harmful’.

Conclusion

5.29 Due to topography, existing landscaping and the relatively flat nature of the site, the proposed solar park would have a very limited impact on the visual appearance of the wider area. The most significant impact would be on the adjacent public right of way; however, this would be sufficiently screened and is not considered to cause harm. The development is considered acceptable and is recommended for approval.

Engagement

5.30 With regard to the duty set out in paragraphs 186 and 187 of the Framework, amended details were sought during the application process. It is considered that the duty to be positive and proactive has been discharged through the efficient and timely determination of the application.

6. Recommendation

Approval subject to the following conditions:

1. That 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: Drawing numbers T.0245_02-C, T.0245_07-G, T.0245_08-C, T.0245_09- B, T.0245_10-B, T.0245_11-B and T.0245_12-B. Planning supporting statement, Design and Access Statement and Environmental Reports Compendium.

Reason - For the avoidance of doubt and to ensure that the development is carried out only as approved by the Local Planning Authority and to comply with the National Planning Policy Framework March 2012.

3. The permission shall expire no later than 30 years from the date when electricity is first exported from any part of the array to the electricity grid network (‘First Export Date’). Written confirmation of the First Export Date shall be provided to the Local Planning Authority no later than 1 calendar month after the event.

Reason – To limit the lifetime of the development.

4. Not later than 24 months before the end of this permission, a decommissioning and site restoration scheme shall be submitted to and approved by the Local Planning Authority , such scheme to include the management and timing of any works and traffic management plan to address likely traffic impact issues during the decommissioning period. The approved scheme shall be fully implemented within 12 months of the expiry of this permission

Reason - To ensure the environment is protected during decommission in accordance with Policy ENV1 of the Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

5. 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.

6. All solar panels, their supports, inverter, substation, perimeter fence and any other equipment associated with the development hereby permitted, shall be removed from site within 6 months of the solar farm ceasing to be operational.

Reason - In order to safeguard the amenities of the area and protect the rural character of the landscape and to comply with Policies C7 and C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

7. No external lighting shall be installed within the site area unless agreed in writing with the Local Planning Authority.

Reason - To ensure that the development does not cause harm to any protected species or their habitats in accordance with Policy C2 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

8. 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.

9. All planting, seeding or turfing comprised in the approved details of landscaping 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.

10. All species used in the planting proposals associated with the development shall be native species of UK provenance.

Reason - To conserve and enhance biodiversity and prevent the spread of non-native species in accordance with Government guidance contained within the National Planning Policy Framework.

11. 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 provide an effective screen to the proposed 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, full details (including colour sample) of a new boundary fence to be constructed to a height of 1.9 metres, along the whole of the boundary of the site shall be submitted to and approved in writing by the Local Planning Authority. Thereafter and prior to the first occupation of the development, the new boundary treatment shall be erected, in accordance with the approved details, and retained and maintained in situ at all times.

Reason - To ensure the satisfactory appearance of the completed development and to comply with Policy C28 of the adopted Cherwell Local Plan and Government guidance contained within the National Planning Policy Framework.

PLANNING NOTES

1. Please contact Oxfordshire County Council’s Network Coordination Team on 0845 310 1111 or [email protected] to discuss the routing of traffic, signage, and scope of the road conditions survey for submission, for inclusion in the Construction and Decommissioning Traffic Management Plan.

2. Badgers are protected under the Protection of badgers Act 1992 from interference with its setts. Should any setts be present on site or be discovered during the works the applicant should note that digging with heavy machinery within 30m of a sett may constitute disturbance and may require a licence.

3. Birds and their nests are fully protected under the Wildlife and Countryside Act 1981 (as amended. It is an offence to intentionally take, damage or destroy the eggs, young or nest of a bird whilst it is being built or in use. The Act allows for fines or prison sentences for every bird, egg or nest destroyed. Therefore we advise that the removal of any potential bird nesting habitat takes place outside the bird breeding season (which is March to August inclusive).

STATEMENT OF ENGAGEMENT

In accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No 2) Order 2012 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 set out in the application report.