| Conditions or Reasons: | 1)
No development shall take place until approval of the details of the appearance, landscaping, layout and scale of the development (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. |
2)
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. |
3)
The development hereby approved shall comprise no more than 150 units.
Reason: For the avoidance of doubt and to ensure that the development takes place at an acceptable density that is compatible with the characteristics of the site and its surroundings.
(Sections 11 and 12, NPPF) |
4)
No building shall be occupied until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Section 9, NPPF) |
5)
Visibility splays shall be provided at the junction of the access with the public highway before any part of the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 61.8m to the east with 57.1m to the west measured from the centre line of the proposed access along the line of the channel of the public highway. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it.
(Section 9, NPPF) |
6)
No dwelling shall be occupied until both the access (including carriageway and footway) has been constructed in accordance with drawing 18-292/009 Rev B, and; the footway improvements have been constructed in accordance with drawing 18-292/007 Rev A. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway.
Reason: In the interests of road safety and pedestrian movement.
(Section 9, NPPF) |
7)
No development shall take place until an estate street phasing plan has been submitted to and approved in writing by the Local Planning Authority. The estate street phasing plan shall set out the development phases and the standards to which estate streets serving each phase of the development will be completed. The development shall be carried out in accordance with the approved estate street phasing plan.
Reason: - To ensure that the estate streets serving the development are completed and thereafter maintained to an acceptable standard in the interest of residential / 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.
(Sections 9 and 12, NPPF) |
8)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall show roads and footpaths which are to be laid out and drained in accordance with the Central Bedfordshire Design Guide September 2014 or other such document(s) that replace it; and no dwelling shall be occupied until the roads and footpaths which provide access to it from the existing highway have been laid out and constructed in accordance with the approved plans.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate roads.
(Section 9, NPPF) |
9)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate independent vehicular turning head areas for an 11.5m long refuse collection vehicle.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Section 9, NPPF) |
10)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include car and cycle parking in accordance with Central Bedfordshire Design Guide September 2014 or other such document(s) that replace it. The approved scheme shall be implemented and made available for use before the development is fully occupied and the car and cycle parking areas shall not thereafter be used for any other purpose.
Reason: To ensure a satisfactory standard of development in accordance with the Central Bedfordshire Design Guide September 2014.
(Section 9, NPPF) |
11)
No development shall take place, including any works of demolition, until a Construction Traffic Management Plan, associated with the development of the site, has been submitted and approved in writing by the Local Planning Authority which will include information on:
The parking of construction worker vehicles
Loading and unloading 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.
Any other method statement as deemed appropriate and necessary, having regard to the consultation response dated 25th of March 2019 from Network Rail.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: The condition requires discharging pre-commencement in the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety from the very start of the development.
(Section 9, NPPF) |
12)
No development shall take place until a written scheme of archaeological resource management (WSARM); that includes provision for archaeological trial trench evaluation, archaeological open area investigation, post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The development hereby approved shall only be implemented in full accordance with the approved archaeological scheme and this condition will only be fully discharged when all of the archaeological work; including post excavation analysis, the publication of the results of the fieldwork and the deposition of the archive with a store approved by the Local Planning Authority has been completed.
Reason: This condition is pre-commencement as a failure to secure archaeological investigation in advance of development would be contrary to paragraph 199 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part).
(Section 16, NPPF) |
13)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the erection of bird/bat and bee boxes in buildings/structures and tree, hedgerow, shrub and wildflower planting/establishment and management has been submitted to and approved in writing by the local planning authority. The content shall be informed by an up to date Ecological Appraisal of the site and include the:
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 maps and 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.
i) Details for monitoring and remedial measures.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: The condition must be discharged prior to commencement to ensure that the development is ecologically sensitive, including during the construction phase and secures biodiversity enhancements in accordance with the National Planning Policy Framework.
(Section 15, NPPF) |
14)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include the provision of fire hydrants at the development. No dwelling shall be first occupied until the fire hydrant serving that dwelling has been installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 8, NPPF) |
15)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include a children's play area of a minimum of 600sqm. Details of the layout and design of the play area, including the equipment, furniture, surfacing and boundary treatment to be installed; and a timetable for the provision of the play area shall be included within the submission. The play area shall be provided in accordance with the approved details within the agreed timetable and shall be maintained thereafter.
Reason: To ensure the provision of adequate play and children's recreation facilities.
(Section 8, NPPF) |
16)
No development shall commence until a scheme for protecting the proposed dwellings from noise from the railway line adjacent to the proposed development and traffic noise from Cambridge Road has been submitted and approved in writing by the local planning authority. Any works which form part of the scheme approved by the local authority shall be completed before any permitted affected dwelling is occupied, unless an alternative period is approved in writing by the Authority. The scheme shall include details of the noise barrier along the boundary with the railway, building insulation and alternative ventilation strategy (where necessary) for the proposed dwellings in accordance with the Wardell Armstrong Noise & Vibration Assessment report (Ref: GM10282). All approved works in respect of each dwelling shall be completed before that dwelling is first occupied. Before occupation of any dwellings identified within the scheme as likely to require mitigation measures, a validation report containing the results of post completion testing of a dwelling to be identified within the scheme as being closest to the railway line and requiring acoustic mitigation measures has been submitted and approved in writing by the Local Planning Authority. The elements of the approved scheme shall be retained in accordance with the approved details thereafter.
Reason: To protect the amenity of future occupiers of the development, and ensure that they are able to enjoy reasonable internal and external acoustic, thermal and general living environments.
(Section 15, NPPF) |
17)
Prior to the approval of Reserved Matters, an odour mitigation scheme including boundary treatment and vegetative barrier planting across the southern boundary of the site for protecting the proposed dwellings from odours arising from the adjacent Poppy Hill Livestock Farm, shall be submitted to the local planning authority for approval. None of the dwellings shall be occupied until the approved scheme has been implemented in accordance with the approved details, and it shall be retained in accordance with the approved details.
Reason: To protect the amenity of future occupiers of the development, and to avoid placing undue burdens on the existing livestock business operating at Poppy Hill Farm.
(Section 15, NPPF) |
18)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
1. A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites - Code of Practice.
2. A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites - Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
3. A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
4. If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
5. A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: The condition must be discharged prior to commencement to minimise and prevent pollution of the land and the water environment and in order to protect human health and the environment, including during the construction phase.
(Section 15, NPPF) |
19)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include details of electrical wiring to accommodate facilities for charging plug-in and other ultra low emission vehicles for dwellings shall be 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 development provides opportunities for the use of low carbon vehicles for the movement of people.
(Section 9, NPPF) |
20)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include the following:
A detailed scheme showing the crossing point between the north-south private road and bridleway and the east - west proposed new estate road.
A scheme for the separation of the private road from the development on both sides of the private road, except where it is crossed by the proposed estate road, with the width of the private road corridor being retained at a minimum of 4m wide.
A detailed scheme for the enhancement of the bridleway through the site.
The approved details shall be implemented prior to the first occupation of any of the dwellings on the development and shall be retained thereafter.
Reason: In the interests of the safety of future occupiers of the development; to ensure that users of the private road are not prejudiced by the development and to ensure the enhancement of the bridleway in the interests of promoting sustainable methods of transport and leisure routes.
(Sections 8, 9 and 12, NPPF) |
21)
None of the dwellings hereby permitted shall be first occupied until an updated Residential Travel Plan has been submitted to and approved in writing by the Council, such a Travel Plan to include details of:
Predicted travel to and from the site and targets to reduce car use
Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport
Timetable for implementation of measures designed to promote travel choice
Plans for monitoring and review, annually for a period of 5 years at which time the obligation will be reviewed by the planning authority
Details of provision of cycle parking in accordance with Council guidelines
Details of marketing and publicity for sustainable modes of transport to include site specific welcome packs. Welcome packs to include;
Walking, cycling, public transport and rights of way information. Site specific travel and transport information
Travel vouchers
Details of relevant pedestrian, cycle and public transport routes to/ from and within the site
Copies of relevant bus and rail timetables
Details of the appointment of a Travel Plan Co-ordinator
None of the dwellings hereby approved shall be occupied prior to the implementation of those parts of the Travel Plan identified as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as being capable of implementation after occupation shall be implemented in accordance with an agreed timetable and shall continue to be implemented as long as any part of the development is occupied.
Reason: To promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network. (Section 9, NPPF) |
22)
No development shall take place 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%CC) 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. The scheme shall be based on the agreed drainage Strategy (Ref: 6332/R2 January 2019) and DEFRA's Non-statutory technical standards for sustainable drainage systems (March, 2018). 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. The scheme shall also include the phasing for the implementation of the surface water drainage scheme and shall be constructed in full accordance with the approved details.
The scheme shall also include details of the maintenance and management of the surface water drainage scheme. The scheme shall be managed and maintained in accordance with the approved maintenance and management details for the lifetime of the development.
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; and to ensure that the safe operation of the railway is not prejudiced by the proposed drainage system.
(Section 14, NPPF) |
23)
None of the dwellings hereby permitted shall be first occupied until written confirmation that the necessary phase(s) (excluding plot drainage) of the approved surface water drainage scheme to serve that dwelling have been completed in accordance with the approved details has been submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure that the implementation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161 18th December 2014.
(Section 14, NPPF) |
24)
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.
(Section 12, NPPF) |
25)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include details of external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the safety and visual amenity of the site and its surrounding area and the safety of the adjoining railway and to ensure that natural habitats and neighbouring properties are not harmed by unacceptable levels of light pollution.
(Sections 12 and 15, NPPF) |
26)
The details to be submitted for approval of reserved matters in connection with this development shall include a scheme of measures to mitigate the impacts of climate change and deliver sustainable and resource efficient development including opportunities to meet higher water efficiency standards and building design, layout and orientation, natural features and landscaping to maximise natural ventilation, cooling and solar gain. The scheme shall include:
details to demonstrate how 10% energy demand of the development to be delivered from renewable or low carbon sources or that the development's energy demand will be reduced by at least 10% through fabric measures, will be achieved; and
details to demonstrate that water efficiency to achieve water standard of 110 litres per person per day will be achieved.
Thereafter the development shall be carried out in full in accordance with the approved scheme.
Reason: To ensure the development is resilient and adaptable to the impacts arising from climate change in accordance with the NPPF.
(Section 14, NPPF) |
27)
The detailed landscape proposals to be submitted for approval of reserved matters in connection with this development shall include a Landscape Management Plan, which shall include details of how the planting buffer areas, north/south central hedgeline and the southwest area of woodland will be managed. The existing and proposed landscaping shall subsequently be managed and maintained in accordance with the approved Landscape Management Plan.
Reason: To ensure that existing and proposed landscaping areas are properly managed in the interests of visual amenity and biodiversity.
(Sections 12 & 15, NPPF) |
28)
The detailed landscape proposals to be submitted for approval of reserved matters in connection with this development shall include the positions, design, materials and type of boundary treatment to be erected, which shall include a suitable trespass proof fence adjacent to Network Rail's boundary of at least 1.8m high. The boundary treatment to the Network Rail boundary shall be completed in accordance with the approved scheme before any of the dwellings are occupied and shall be retained thereafter.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and to reduce the risk of trespass on the railway in the interests of safety.
(Sections 8 & 12, NPPF) |
29)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided for each dwelling before occupation of that dwelling takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
30)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 8720-L-01 Rev B, 18-292/007 Rev A, and 18-292/009 Rev A.
Reason: To identify the approved plans and to avoid doubt. |
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