| 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)
The materials to be used for the external walls and roofs of the development as shown on drawing no.006 Rev F shall be carried out in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Policy DM3 of the Core Strategy for the North and Section 12, NPPF) |
3)
No above ground building work shall take place until a landscaping scheme to include all hard and soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme 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. This is required to be a pre-commencement condition to ensure that the intrinsic character of open countryside is safeguarded, and a suitable standard of amenity is provided to all future residents.
(Sections 12 & 15, NPPF) |
4)
No dwelling hereby approved shall be occupied, until a Landscape, ecological and Sustainable Drainage System Maintenance and Management Plan for a period of ten years from the date of its delivery has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the management body, who will be responsible for delivering the approved maintenance and management plan. The landscaping and SuDs shall be maintained and managed in accordance with the approved plan following its delivery.
Reason: To ensure that the appearance of the site would be acceptable and a net gain in biodiversity could be retained, in accordance with Policy DM14 & DM15 of the Core Strategy and Sections 14 & 15 of the NPPF. |
5)
No development shall take place above slab level, until a sustainability statement has been submitted to and approved in writing by the Local Planning Authority demonstrating energy and water efficiency measures. The works shall then be carried out in accordance with the approved details.
Reason: This condition is pre-commencement of above slab level as many energy efficiencies relate to fabric first approach which will be required to be ordered in advance of construction start and in the interests of sustainability. (Policy DM2 of the Core Strategy for the North & Section 14 of the NPPF) |
6)
No development shall take place above slab level, until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwellings the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: This condition is pre-commencement as the ground works for connectivity will need to be considered prior to construction in order to ensure appropriate access to fire hydrants for use in the event of emergency in accordance with policy DM3 of Central Bedfordshire Core Strategy for the North and Section 12 of the NPPF. |
7)
No development shall commence until onward conveyance is proven/established. The final detailed design shall be based on the agreed drainage Strategy (Ref: Banners Gate; Oct 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 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 needs to be pre-commencement as the works will need to be undertaken prior to ground works. |
8)
No building/dwelling shall be occupied until the developer has formally submitted 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 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. |
9)
No development shall take place until details of the method of disposal of foul water drainage have been submitted to and agreed in writing by the Local Planning Authority. Thereafter no part of the development shall be occupied or brought into use until the approved drainage scheme has been implemented.
Reason: This condition is pre-commencement as ground works will be required prior to construction to ensure that adequate foul water drainage is provided and that existing and future land drainage needs are protected.
(Section 14, NPPF) |
10)
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. (Policy DM3 of the Core Strategy for the North and Section 9 of the NPPF) |
11)
No other part of the development shall take place until the visibility splay at the junction of the access with the public highway shown on the approved drawing has been provided. All parts of the splays shall thereafter be kept free of all obstructions above the adjacent carriageway level.
Reason: To provide adequate visibility between the existing highway and the proposed access(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them). (Policy DM3 of the Core Strategy for the North and Section 9 of the NPPF). |
12)
No development shall take place until a written scheme of investigation (WSI); that includes provision for archaeological fieldwork, 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.
Reason: This condition is pre-commencement as a failure to secure appropriate archaeological investigation in advance of development would be contrary to paragraph 199 of the National Planning Policy Framework (NPPF) 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).This request is in line with the requirements of Chapter 16 of the NPPF |
13)
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 include 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 paragraph 110 of the National Planning Policy Framework (2019). |
14)
Visibility splays shall be provided at all road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 33m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at road junction in the interest of road safety. (Section 4, NPPF) |
15)
No dwelling shall be occupied until a scheme for a PUFFIN crossing has been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the PUFFIN crossing has been installed and fully operational to the Highway Authority's written satisfaction.
Reason: In the interests of road safety and pedestrian movement. (Section 4, NPPF) |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users. |
17)
No dwelling shall be occupied until a 2m wide footway (or width to be agreed if highway extend does not allow 2 metres) has been constructed between point A and point B on plan number 260102102 Plan 2 or scheme to be submitted to and approved by the Local Planning Authority. 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. |
18)
No development shall take place (including ground works or site clearance) until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the erection of bird/bat/bee boxes and hedgehog holes in buildings/structures/fences and tree, hedgerow, shrub and wildflower planting/establishment 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 objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: This condition is pre-commencement to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. (Policy DM15 of the Core Strategy for the North and Section 15, NPPF) |
19)
The development hereby permitted shall be undertaken in full accordance with the Councils 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) |
| 20)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 260102100, 26012102 Rev C - layout standards, 260102102 - Planning Layout Rev C, 26012102EP Rev C, Planning Layout Rev B (C), 260102107 - Buckland, 260102107 - Harcourt, 260102107 - Harcourt V, 260102107 - Hawford V, 260102107 - Napton Rev A, 260102107 - Radley Rev A, 260102107 - HHA2-797, 260102107 - HHA3 - 904, Street Scenes 1 of 2, Street Scenes 2 of 2 and 260102102 Plan 2. |
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