| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
No development shall take place until approval of the details of the access, appearance, landscaping, layout and scale of the development [and any other details required i.e. the landscaping adjoining it] within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
No development shall take place until an Ecological Enhancement Strategy (EES) has been submitted to and approved in writing by the Local Planning Authority. The EES shall include the following:
a) Purpose and conservation objectives for the proposed works.
b) Review of site potential and constraints.
c) Detailed design(s) and/or working method(s) to achieve stated objectives.
d) Extent and location/area of proposed works on appropriate scale plans.
e) Type and source of materials to be used where appropriate, e.g. native species of local provenance.
f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.
g) Persons responsible for implementing the works.
h) Details of initial aftercare and long-term maintenance.
The EES shall be implemented in accordance with the approved details and all features shall be retained thereafter.
Reason: The condition must be discharged prior to commencement to capture the existing ecological potential of the site. The condition is required to ensure the scheme delivers a net gain for biodiversity.
(Section 15, NPPF) |
4)
Any application for reserved matters shall include details of the existing and final ground, ridge and slab levels of the buildings. The details shall include sections through both the site and the adjoining properties. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Policy HQ1 of the Local Plan and Section 12, NPPF) |
5)
Any subsequent reserved matters application shall not include any dwellings that are more than 2 and a half storeys in height.
Reason: In order to provide an appropriate form of development in the interests of visual and residential amenity
(Policy BE8, SBLPR and Section 12, NPPF) |
6)
Any subsequent reserved matters application shall include the following;
Estate roads designed to a standard appropriate for adoption as public highway;
The provision of 6 open market bungalows designed in accordance with M4(2) Accessible and Adaptable dwellings of the Building Regulations;
The provision of 14 affordable units designed in accordance with M4(2) Accessible and Adaptable dwellings of the Building Regulations, and 3 affordable units designed in accordance with M4(3) Wheelchair Accessible dwellings of the Building Regulations
Pedestrian and cycle linkages to School Lane;
Vehicle parking and garaging in accordance with the Council's standards, applicable at the time of submission;
Cycle parking and storage in accordance with the Council's standards applicable at the time of submission;
Electric vehicle charging points;
A Construction Traffic Management Plan detailing access arrangements for construction vehicles, routing of construction vehicles, on-site parking and loading and unloading areas;
Materials Storage Areas;
Wheel cleaning arrangements;
A Waste Strategy including a scheme for the provision of waste receptacles
Reason: To ensure that the development of the site is completed to provide adequate and appropriate highway arrangements at all times.
(Sections 9 and 14, NPPF) |
7)
Any subsequent reserved matters application shall include strategic landscaping buffers beyond the curtilages of dwellinghouses along the eastern and northern edges of the site and the western edge of the site where it abuts School Lane.
Reason: To safeguard the character and appearance of the area, including the intrinsic character and beauty of the countryside on this edge of settlement site.
(Policy HQ1 of the Local Plan and Sections 12 and 15, NPPF) |
8)
No development above slab level shall take place until an implementation timetable for the delivery of all hard and soft landscaping, in full accordance with the Landscaping details approved under Condition 2; and a ten year Landscape Maintenance and Management Plan from the date of implementation of the landscaping have been submitted to and approved in writing by the Local Planning Authority. The submission shall include details of the management body, who will be responsible for delivering the approved landscape maintenance and management plan. All landscaping shall be implemented in accordance with the approved implementation timetable and shall be maintained and managed in accordance with the approved maintenance and management plan following its implementation.
Reason: To safeguard the character and appearance of the area, including the quality of the development on the site and the intrinsic character and beauty of the countryside adjacent to the site.
(Policy HQ1 of the Local Plan and Sections 12 and 15, NPPF) |
9)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until details of substantial protective fencing for the protection of any retained trees, have been submitted to and approved in writing by the Local Planning Authority and the fencing has been erected in the agreed positions. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made.
Reason: To protect the trees so enclosed in accordance with Section 8 of BS 5837 of 2012 or as may be subsequently amended.
(Sections 12 & 15, NPPF) |
10)
No development shall commence until a detailed surface water drainage scheme, to manage surface water run off from the development for up to and including the 1 in 100 year event (+40% allowance for Climate Change), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The discharge rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards or sewage undertaker. The final detailed design shall be based on the agreed Flood Risk Assessment (Ref: 70015733, May 2016) and DEFRA's Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be implemented and maintained as approved. The system shall be maintained to ensure the system functions as designed for the lifetime of the development. Any variation to the connections and controls indicated on the approved drawing which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site.
(Section 14, NPPF) |
11)
No dwelling shall be occupied until a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and confirmation that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details have been submitted to and approved in writing by the Local Planning Authority. The system shall be maintained in accordance with the approved Maintenance and Management Plan thereafter.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161.
(Section 14, NPPF) |
12)
No development shall take place until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority. Unless otherwise agreed in writing the works shall be carried out in accordance with the approved details prior to the occupation of any dwelling subsequently approved.
Reason: Details are required prior to the commencement of development to prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with policy DM2 of the Core Strategy and Development Management Policies 2009.
(Section 14, NPPF) |
13)
The reserved matters application to be submitted to comply with Condition 2 of this permission shall include details demonstrating how the development will achieve the
following:
1) 10% energy demand of the development to be delivered from renewable or low carbon sources or development's energy demand will be reduced by at least 10% through fabric measures;
2) Water efficiency to achieve water standard of 110 litres per person per day.
The development shall subsequently be implemented in accordance with the approved details.
Reason: To ensure that the development would be sustainable and would contribute towards the reduction of climate change.
(Policy CC1 of the Local Plan and Section 14, NPPF) |
14)
The reserved matters application to be submitted shall include the provision of fire hydrants at the development. No dwelling shall be first occupied until a fire hydrant serving that dwelling has been installed as approved. Thereafter the fire hydrant shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 8, NPPF) |
15)
No development shall take place until an estate street phasing and completion plan has been submitted to and approved in writing by the local planning authority. The estate street phasing and completion plan shall set out the timetable and the standards to which the estate streets serving each phase of the development will be completed. The development shall subsequently be carried out in accordance with the approved estate street phasing and completion plan.
Reason: - To ensure that the estate streets serving the development are completed to an acceptable standard at an appropriate stage of the development in the interest of residential and highway safety; to ensure a satisfactory appearance to the highways infrastructure serving the development; and to safeguard the visual amenities of the locality and users of the highway.
(Policy HQ1 of the Local Plan and Sections 9 and 12, NPPF) |
16)
No development shall take place until a scheme for the provision of a full-fibre broadband connection (or the closest viable alternative) to each residential property permitted by this permission has been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the approved scheme has been implemented.
Reason: The condition must be discharged prior to commencement to ensure that groundworks does not prejudice the possibility of providing the necessary connections. The condition is required to facilitate economic growth and social well-being.
(Section 10, NPPF) |
17)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling.
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning Policy Framework |
18)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plan, number W.0319_02C-1.
Reason: To identify the approved plan and to avoid doubt. |
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