| Conditions or Reasons: | 1)
No development shall take place within each area approved as identified on drawing no. 18365/3001 until approval of the details of the appearance, landscaping, layout and scale of the development and 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. |
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 number of dwellings approved shall not exceed 18.
Reason: To appropriately manage the scale of the development at the site, in accordance with Policies HQ1 and SP7 of the Central Bedfordshire Local Plan. |
4)
The submission of any reserved matters application, pursuant to this outline permission, shall include a mix of housing types and sizes, and shall demonstrate how the proposed mix and tenure types meets identified housing needs.
Reason: To ensure that the overall mix of dwellings across the site as a whole contains a mix of residential units providing accommodation in a range of types, sizes and affordability, to meet identified housing needs, in accordance with up to date Strategic Housing Market Assessment and/or Local Housing Needs Surveys, in accordance with Policy H1 of the Central Bedfordshire Local Plan and the NPPF. |
5)
Any application for the approval of reserved matters pursuant to Layout or Landscaping details under condition 2 of this permission, shall include a soft landscape buffer to the southwest and northwest of the site, in accordance with details shown on the indicative masterplan 18365/3001, to mitigate the visual impacts of development on the landscape adjacent to the site on either side.
Reason: To ensure an acceptable buffer to ensure the visual impacts of the development would be mitigated, in accordance with Policies EE4, EE5, EE2, EE13 and HQ1of the Local Plan and the NPPF. |
6)
Any subsequent application for approval reserved matters under Condition 2 of this permission shall include an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as the erection of bird/bat and bee boxes in buildings/structures and tree, shrub and wildflower planting/establishment. 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with Policies EE2 and EE3 of the Central Bedfordshire Local Plan and the National Planning Policy Framework. |
7)
No development shall commence until 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 (+40%CC), 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. The final detailed design shall be based on the agreed drainage Strategy (Ref: Woods Hardwick July 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. |
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)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990 |
10)
No dwelling approved under any subsequent reserved matters application shall be brought into use until such time as the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details, the existing accesses closed and re-instated to full kerb height and encroaching vegetative growth within the public highway removed, and the provision of 2.4m x 43.0m visibility splays, clear of obstruction have been implemented. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility
Reason: To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety and in the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Section 9, NPPF) |
11)
Any subsequent reserved matters application shall include the following:
Vehicle parking and garaging in accordance with the councils standards applicable at the time of submission
Cycle parking and storage in accordance with the councils standards applicable at the time of submission
Refuse collection points to be located outside of the public highway and any visibility splays
A vehicular turning area(s) within the curtilage of all premises taking access directly from the public highway
A plan showing the area for construction worker parking provision, deliveries, materials storage clear of the public highway
A pedestrian link to footpath 4 at the rear of the site
Reason: To ensure the development of the site is completed to provide adequate and appropriate highway arrangements at all times
(Section 9, NPPF) |
12)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority before the premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety.
(Section 9, NPPF) |
13)
The 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 and the proposal shall be developed in accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
14)
The application for reserved matters shall include details of landscaping adjacent to the access road to assist in mitigating the impact vehicles would have on the amenity of No. 71 Station Road.
Reason: To ensure that the amenity of adjacent neighbours is protected, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
15)
Prior to the construction of vehicular parking areas associated with the approved dwelling houses, a scheme for the charging of electric vehicles which complies with paragraphs 107 and 112e of the National Planning Policy Framework and to planning guidance in effect at the time of approval (of the scheme) and, furthermore, complies with the Building Regulations in effect at the time of approval (of the scheme), shall be submitted to and approved in writing by the Local Planning Authority. Subsequently, the development shall be completed in accordance with these approved details.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 112 of the National Planning Policy Framework (2019) |
16)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 18365/1003 Rev A.
Reason: To identify the approved plan/s and to avoid doubt. |
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