| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
Prior to the commencement of development, details of all external materials to be used for the storage and distribution units, and for the drive-through units, shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved materials.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials in the interests of the visual amenities of the locality.
(Sections 12 and 15, NPPF February 2019) |
3)
The maximum gradient of the vehicular access onto the estate road shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Section 9, NPPF February 2019) |
4)
Before the premises hereby approved are occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises.
(Section 9, NPPF February 2019) |
5)
If the proposed estate road is not constructed to the full length and layout illustrated on the approved plans, a temporary turning space for vehicles shall be constructed within the site in a position to be approved in writing by the Local Planning Authority before any building taking access from the road is occupied.
Reason: To avoid the need for vehicles to reverse into or from the highway in the interest of road safety.
(Section 9, NPPF February 2019) |
6)
Prior to the commencement of development, a scheme for the parking of cycles on the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport.
(Section 9, NPPF February 2019) |
7)
Prior to the commencement of development, a scheme of works detailing the proposed noise mitigation barriers shall be submitted to and approved in writing by the Local Planning Authority. The barriers shall be constructed in accordance with the approved scheme prior to the site first being brought into use and retained and maintained thereafter.
Reason: To protect the amenity of neighbouring residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
8)
All fixed plant, machinery and equipment installed as part of this development shall be designed and installed such that the rating level of the noise shall not exceed the background level assessed in accordance with BS4142:2014.
Reason: To protect the amenity of neighbouring residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
9)
Prior to each unit hereby approved being brought into use a Noise Management Plan shall be submitted to and approved in writing by the Local Planning Authority. Such a Management Plan shall identify measures to control noise emanating from each unit and shall be based on the details submitted in the Technical Note (Sharps Redmore, 14 December 2020, ref 1918746). Any identified measures shall be implemented in accordance with the approved Plan at all times.
Reason: To protect the amenity of neighbouring residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
10)
No external operations or activities between the hours of 23:00 to 07:00 shall take place at Unit 5 (as shown on the submitted Unit 5 Identification Plan), unless an operational management plan for night time operations has been approved by the Local Planning Authority. The operational management plan will need to include details of the type of operations proposed, the noise generated from such operations, how noise will be controlled during the night time period and demonstrate that the noise levels are acceptable. Operations will then only be allowed in strict accordance with the agreed management plan.
Reason: To protect the amenity of neighbouring residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
11)
Prior to the commencement of development, a Phase 3 Remediation Scheme shall be submitted to and approved in writing by the Local Planning Authority. 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.
(Section 15, NPPF February 2019) |
12)
Prior to the development hereby permitted first being brought into use a validation report shall be 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.
(Section 13, NPPF February 2019) |
13)
Prior to the development hereby permitted first being brought into use, the active and passive locations for electric vehicle charging points shall be installed as shown on the Site Layout Plan (31112-PL-201 Rev K), and shall thereafter be retained.
Reason: To promote sustainable modes of transport.
(Section 9, NPPF February 2019) |
14)
Prior to the development hereby permitted first being brought into use, a Transport Management Plan containing access routes for Heavy Goods Vehicles using the site shall be submitted to and approved in writing by the Local Planning Authority. The approved Transport Management Plan shall thereafter be implemented.
Reason: To protect the amenity of neighbouring residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
15)
Prior to the commencement of development, details of any external lighting to be installed on the site, including the design of the lighting units, any supporting structure and the extent of the area to be illuminated, shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented and retained.
Reason: To protect the amenity of neighbouring residents and light disturbance to wildlife.
(Sections 12 and 15, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
16)
The retention of existing landscaping and trees and the provision of proposed landscaping and trees shall be undertaken in accordance with approved plans 775.10.05 Rev A, 775.19.05 Rev A and 775.29.05 Rev A. This is with the exception of the proposed area to the south of the site indicated as 'wildflower and grass mix' which shall instead by used for extended tree planting, and where Oak and Beech are indicated in the central section of the southern boundary planting these shall be replaced with Sycamore and Field Maple. The proposed landscaping shall be implemented by the end of the full planting season immediately following the completion and/or first occupation of any separate part of the development (a full planting season means the period from October to March). The landscaping and trees shall subsequently be maintained and retained and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF February 2019) |
17)
The development shall take full advantage of opportunities to generate renewable energy on-site and reduce water consumption. Prior to the commencement of development, a Sustainability Statement shall be submitted to and agreed in writing by the Local Planning Authority in respect of sustainability measures. Development shall proceed in accordance with the agreed Sustainability Statement.
Reason: In order to ensure sustainability of the development and to minimise the impact of the development on climate.
(Section 14, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
18)
Prior to the commencement of development detailed BRE365 approved soakage testing shall be carried out, and a detailed surface water drainage scheme sized based on the results, to manage surface water runoff from the development for up to and including the 1 in 100 year event (+40%CC), and a maintenance and management plan for the scheme shall be submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed Drainage Strategy (Ref: Bradbrook 18-081-001 April 2019) and DEFRAs non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. 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 details 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 surface water drainage 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 February 2019 and its supporting technical guidance) |
19)
Prior to the occupation of the development hereby approved the developer shall formally submit in writing to the Local Planning Authority 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 the approved surface water drainage scheme shall be 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 accordance with what has been approved.
(Section 14, NPPF February 2019 and its supporting technical guidance) |
20)
Prior to the commencement of development an updated Framework Travel Plan shall be submitted to and approved in writing by the Local Planning Authority, and include details of:
Joint working with other local employers and shared travel plan activities across the local industrial area.
Predicted travel to and from the site and targets to reduce car use for both visitors and staff.
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 within 6 months of occupation and then annually for a period of 5 years at which time the obligation will be reviewed by the Local Planning Authority.
Details of provision of cycle parking in accordance with Central Bedfordshire guidelines.
Details of site-specific marketing and publicity information, to include:
Site specific travel and transport information
Incentives for sustainable travel
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.
An Action Plan listing the measures to be implemented and timescales for this.
Details of the transfer of the Travel Plan obligation to the future occupier.
No part of the development shall be occupied prior to implementation of those parts of the Travel Plan identified as being capable of implementation 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 February 2019) |
21)
The development hereby permitted shall be undertaken in full accordance with the Council's adopted 'Environmental Code of Practice' https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity.
(Section 15, NPPF February 2019) |
22)
The development hereby permitted shall be undertaken in full accordance with the Council's adopted 'Construction Code of Practice for Developers and Contractors' https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning.
Reason: In order to minimise the impact of construction work on the amenities of nearby residential properties.
(Section 12, NPPF February 2019) |
23)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 31112-PL-200, 31112-PL-201 Rev K, 775 .TS.01 Rev A, 31112-PL-202 Rev A, 31112-PL-203 Rev A, 31112-PL-204 Rev C, 31112-PL-205 Rev C, 31112-PL-206 Rev B, 31112-PL-207 Rev B, 31112-PL-212 Rev D, 31112-PL-213 Rev C, 31112-PL-215 Rev C, 31112-PL-216 Rev A, 18-081 / 300 Rev P3, 18-081 / 301 Rev P3, 18-081 / 411 Rev P1, 775.10.05 Rev A, 775.19.05 Rev A, 775.29.05 Rev A, 31112-PL-218, 31112 Acoustic Barrier Distance Sketch, 31112 Unit 5 Identification Plan, and 31112-PL-217 Rev B.
Reason: To identify the approved plans and to avoid doubt. |
24)
Prior to the commencement of development details of boundary treatments shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details and thereafter retained.
Reason: To safeguard the appearance of the completed development and to ensure an acceptable relationship with neighbouring uses.
(Section 12, NPPF February 2019) |
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