| Conditions or Reasons: | 1)
The development shall be commenced no later than three years from the date of this permission.
Reason: To meet the requirements of Section 92 of the Town and Country Planning Act 1990. |
2)
The development shall be carried out strictly in accordance with the following plans:
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Reason: For the avoidance of doubt and in the interests of proper planning. |
3)
No development shall commence at the site before a Scheme of Advanced Planting for the site has been submitted to and approved in writing by the Local Planning Authority. The Scheme shall include:
The location, quantities, species and maturity of advanced planting at the site
A timetable for the implementation and completion of the Advanced Planting relative to the commencement of built development at the site
A management and maintenance schedule for the Advanced Planting
The development shall be carried out in accordance with the approved Scheme.
Reason: To ensure advanced planting is provided in time to reduce the impacts of the development on the openness of the South Bedfordshire Green Belt and the landscape in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019. |
4)
No development shall commence at the site before a scheme for the enhancement of the Heritage Greenway has been submitted to and approved in writing by the Local Planning Authority. The Scheme shall include:
the design of proposed foot and cycle paths within and outside the site
A timetable for the commencement and completion of Scheme
Management and maintenance arrangements for Scheme
The development shall be carried out in accordance with the approved Scheme.
Reason: To ensure that adequate foot and cycle links to and from the site are provided in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
5)
No development shall commence at the site before an Arboricultural Impact Assessment and a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority.
The development of that phase shall be carried out in accordance with the approved Arboricultural Impact Assessment and Tree Protection Plan.
Reason: To ensure that existing trees at the site are properly protected during and post construction in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
6)
No development shall commence at the site before a Landscape and Ecological Management Plan (LEMP) has been submitted to and approved in writing by the Local Planning Authority.
The LEMP shall include:
a description and evaluation of features to be managed.
ecological trends and constraints on site that might influence management.
aims and objectives of management.
appropriate management options for achieving aims and objectives.
prescriptions for management actions.
preparation of a work schedule (including an annual work plan capable of being rolled forward over a ten-year period).
details of the body or organization responsible for implementation of the plan.
ongoing monitoring and remedial measures.
details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery
how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the biodiversity objectives of the Scheme where the results from monitoring show that conservation aims and objectives of the LEMP are not being met.
The development shall be carried out in accordance with the approved Plan.
Reason: To ensure that the landscape and the treatment of biodiversity at the site would be acceptable in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
7)
No development shall commence at the site before a Lighting Design Scheme and Impact Assessment has been submitted to and approved in writing by the Local Planning Authority. The Scheme and Impact Assessment shall identify and set out measures to eliminate or minimise to an acceptable degree any detrimental effect caused by light associated with the development on biodiversity and the openness of the Green Belt. The scheme shall be prepared by a suitably qualified lighting engineer in accordance with relevant publications and standards and shall include a timetable for the completion of necessary mitigation.
The development shall be carried out in accordance with the approved Scheme and the approved mitigation measures shall be permanently retained thereafter.
Reason: To reduce the impacts of lighting associated with the development on the openness of the South Bedfordshire Green Belt, the landscape and biodiversity in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
8)
No development shall commence at the site before a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include:
Proposed earthworks including method statement for the stripping of topsoil for reuse, the raising of land levels (if required) and arrangements for the temporary topsoil storage to BS3882:2007
A detailed method statement for the removal or long-term management / eradication of any Japanese knotweed on the relevant parts of the site to include proposed measures to prevent the spread of Japanese knotweed during any operations such as mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds / root / stem of any invasive plant covered under the Wildlife and Countryside Act 1981
Contractor's access arrangements for vehicles, plant and personnel including the location of construction traffic routes to and from the site, details of their signing, monitoring and enforcement measures
Details of haul routes within the relevant parts of the site
A plan specifying the area and siting of land to be provided for parking, turning, loading and unloading of all vehicles visiting the relevant parts of the site and siting of the contractors compound during the construction period to be agreed on a phased basis
Collection and Delivery times for construction purposes will occur only between 0800 - 1800 Mon-Fri, 0800 - 1300 Saturday and not at all on Sundays and Public Holidays)
Dust management, water sources and wheel washing or other suitable mitigation measures such as lorry sheeting, including the consideration of construction / engineering related emissions to air, to include dust and particulate monitoring and review and the use of low emissions vehicles and plant / equipment
Noise and vibration (including piling) impact / prediction assessment, monitoring and recording protocols / statements and consideration of mitigation measures in accordance with the provisions of BS5228 (2009): Code of practice for noise and vibration control on construction and open site Part 1 and 2 (or as superseded)
Liaison, consultation and publicity arrangements, including dedicated points of contact
Complaints procedures, including complaints response procedures
Membership of the considerate contractors' scheme and
Piling method statement detailing mitigation measures, where piling is proposed
The development shall be carried out in accordance with the approved Plan.
Reason: to ensure that construction at the site is carried out in acceptable fashion in the interests of living conditions of existing and future occupiers in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
9)
A Public Art Scheme for the site shall be submitted to and approved in writing prior to the first occupation or use of the development. The Scheme shall include details of:
Management - who will administer, time and contact details, time scales / programme
Brief for involvement of artists, site context, background to development, suitable themes and opportunities for Public Art
Method of commissioning artists / artisans, means of contact, selection process / selection panel and draft contract for appointment of artists
Community engagement - programme and events
Funding - budgets and administration.
Future care and maintenance.
A timetable for implementing and completing the Scheme.
The development shall be carried out in accordance with the approved Public Art Scheme.
Reason: To ensure that the quality and appearance of the development would be acceptable for future occupiers in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019. |
10)
No development shall commence at the site before a Sustainability Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall include details of how the development will meet at least 10% of its energy demand from renewable or low carbon sources and the development shall be carried out in accordance with the approved Statement.
Reason: To ensure that opportunities for the use of renewable and low carbon energy sources is maximised in accordance with the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
11)
No development shall commence, including any works of demolition, until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority. The CTMP shall include details of:
The parking of vehicles
Loading and unloading of plant and materials used in the development Storage of plant and materials used in the development
The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
Wheel washing facilities
Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
Footpath/footway/cycleway or road closures needed during the development period
Traffic management needed during the development period.
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
The development shall be carried out in accordance with the approved Plan.
Reason: In the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004, the Central Bedfordshire Design Guide 2014 and the aims and objectives of the National Planning Policy Framework 2018.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
12)
No development shall commence at the site before a Fire Safety Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include details of fire safety measures, including the location of fire hydrants and the development shall be carried out in accordance with the approved Plan.
Reason: To ensure that fire safety at the site would be acceptable in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
13)
No development shall commence at the site before a detailed surface water drainage scheme, to manage surface water runoff from the development for up to and including the 1 in 100 year event (+30%CC), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority.
Maintenance will 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, in accordance with para 163 and 165 of the NPPF and its supporting technical guidance.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
14)
No residential unit shall be occupied at the site before a 'Maintenance and Management Plan' for the entire surface water drainage system has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
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, 18th December 2014. |
15)
No development shall commence at the site before the following has been submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study report documenting the ground conditions of the site with regard to potential contamination;
A Phase 2 Site Investigation (where shown as necessary the Phase 1 Desk Study);
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation)
All such work shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health and the wider environment.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
16)
No residential unit shall be occupied at the site before a validation report has been submitted to and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
17)
No development shall commence at the site before full details of the junction between the site and Markyate Road have been submitted to and approved in writing by the Local Planning Authority and no residential unit shall be occupied until that junction has been completed in accordance with the approved details.
Reason: To minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
18)
No development shall commence at the site before details, including samples, of materials to be used in the external surfaces of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the appearance of the development would be acceptable, in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
19)
No development shall commence at the site before details of hard and soft landscaping at the site have been submitted to and approved in writing by the Local Planning Authority. The details shall include a timetable for the implementation and completion of the landscaping and a management and maintenance plan for the scheme. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the appearance of the development and the quality of accommodation provided for future residents would be acceptable and in accordance with Saved Policy BE8 of the South Bedfordshire Local Plan Review 2004 and the aims and objectives of the National Planning Policy Framework 2019.
This condition requires attention prior to the commencement of the development because the details are fundamental to the acceptability of the development overall. |
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