| Conditions or Reasons: | 1)
The development hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990, as amended. |
2)
No development above slab level shall take place until details of the external materials to be used have been submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details.
Reason: To ensure a satisfactory external appearance. |
3)
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) |
4)
No development approved by this permission shall take place until a Phase 1 Desk Study report documenting the ground conditions of the site with regard to potential contamination has been submitted to and approved in writing by the Local Planning Authority. This report shall adhere to BS10175:2011.Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation adhering to BS 10175:2011 shall submitted to and approved in writing by the Local Planning Authority. Where shown to be necessary by the Phase 2 Site Investigation a detailed Phase 3 remediation scheme shall be submitted for approval in writing by the Local Planning Authority. This scheme shall detail measures to be taken to mitigate any risks to human health, groundwater and the wider environment. Any works which form part of the Phase 3 scheme approved by the local authority shall be completed in full before any permitted building is occupied. The effectiveness of any scheme shall be demonstrated to the Local Planning Authority by means of a validation report (to incorporate photographs, material transport tickets and validation sampling), unless an alternative period is approved in writing by the Authority. Any such validation should include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment |
5)
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 from the development is to be via infiltration under permeable topping. The final detailed design shall be based on the agreed FRA (Ref: MEC October 2019,25202-01-FRA-01) 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. The scheme to be submitted shall include, at a minimum:1.Plans and calculations showing sufficient disposal, storage and conveyance of surface water (up to and including for the 1in100 year event + a 40% allowance for climate change).2.Results of site-specific infiltration testing to support the design of infiltration devices(carried out in accordance with BRE 365).3.Details of the management of existing surface water flows on site and flooded areas for the 1 in 100 year storm when system is at capacity, demonstrating flow paths for design for exceedance.4.Details of the full design and layout of the drainage scheme in its entirety and use of SUDS, including pipe run reference numbers, dimensions, gradients and levels (in metres above Ordinance Datum).5.Overview of proposed construction of the system and any phasing of works.6.Confirmation of the management and maintenance arrangements for the surface water drainage system in its entirety, including any split in public and private responsibilities.
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 |
6)
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 a verification report to evidence and confirm 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. |
7)
No dwellings hereby permitted shall be occupied until a programme for the installation and maintenance of Electric Vehicle Charging Points and points of passive provision for the integration of future charging points has been submitted to and approved in writing by the Local Planning Authority prior to construction of the above ground works. The Electric Vehicle Charging Points as approved shall be installed prior to occupation of any of the additional dwellings and retained in that form thereafter for the lifetime of the development
Reason: To promoted sustainable travel, aid in the reduction of air pollution levels and help mitigate climate change |
8)
No development above slab level shall take place in connection with the development hereby approved until full details of: Hard landscape and soft landscape works, to include but not be limited to,
a. full details of boundary treatments (including the position, height, design, material) to be erected details of paved surfaces (including manufacturer, type colour and size)
b. soft landscape works, to include planting plans, written specifications (including cultivation and other operations associated with plan and grass establishment), schedules of plants noting species, plant sizes, proposed numbers and densities, tree pit details (where appropriate) including (but not limited to) locations, soil volume, cross sections and dimensions. The details shall be in accordance with drawing number (Drawing No. UDS46856-A1-0501 Rev C),
c. full details of landscape maintenance regimes after completion of works
d. an implementation programme for the landscape works
e. a timetable for the implementation
to be submitted to and approved in writing by the Local Planning Authority These works shall be carried out in full in accordance with the approved details. Any trees or plants planted in connection with the approved soft landscape details which within a period of 5 years from planting die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of the same size and species as those originally planted, unless the Local Planning Authority gives written approval to any variation.
Reason: To ensure the development is satisfactorily assimilated into the area and enhances biodiversity. |
9)
No building operations, site preparation or the delivery of materials to the site other than internal works shall commence until a tree protection strategy, including a tree protection plan and arboricultural method statement (in accordance with the BS 5837:2012 standard), have been submitted to and approved in writing by the Local Planning Authority. The protection measures recommended in the approved tree protection strategy shall be implemented prior to the commencement of building operations, site preparation or delivery materials and remain in position until the practical completion of the development.
Reason: To safeguard trees and the character of the area in A pre-commencement condition is necessary in order to ensure that potential harm is minimised before development reaches an advanced stage. |
10)
Prior to first occupation of any dwelling hereby permitted, details of sustainability measures to reduce the energy and water consumption of the development shall have been submitted to and approved in writing by the Local Planning Authority. The measures shall be implemented prior to first occupation and thereafter retained as such.
Reason: To ensure that measures to make the development sustainable and efficient in the use of energy and water are included in the development and to comply with policies CS13, DM1 and DM3 of the adopted Local Plan, policy CC1 of the submission Local Plan and the NPPF. |
11)
No development above slab level shall commence until a site-wide rights of way strategy detailing an approach to providing links from the site to existing rights of way (ROW) shall be submitted to and agreed in writing by the Local Planning Authority. The strategy shall include a scheme for the following;
i) locations of all paths/ links within the site and points of connection to the wider network
ii) construction and surfacing specification,
iii) future management and maintenance of all paths/links,
iv) contract agreement(s) for connection to the wider network
v) timetable for delivery of all paths/ links including contract agreement(s) where necessary
The development shall be carried out prior to first occupation of any of the dwellings, in accordance with the approved details and shall be retained in perpetuity thereafter.
Reason: To improve permeability and accessibility of the development to existing public rights of way for the benefit of future occupiers and to provide certainty of delivery within appropriate timescales, and encourage non-car modes of travel. |
12)
Prior to first occupation of any of the dwellings hereby permitted a scheme for the storage of refuse and recycling shall have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out in full as approved prior to first occupation of the subject development and the refuse and recycling storage facilities shall thereafter be retained for use at all times.
Reason: To ensure that there is provision for the storage of refuse |
13)
Prior to first occupation of the development hereby permitted, details of external lighting shall have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed inaccordance with the approved details and thereby retained as such unless a variation is subsequently submitted to and approved in writing by the Local Planning Authority
Reason: To safeguard the amenities of adjoining properties |
14)
No development shall commence until full details of existing and proposed ground levels within the site and on land and buildings adjoining the site by means of spot heights and cross sections, proposed siting and finish floor levels of all buildings and structures have been submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented inaccordance with the approved level details.
Reason: As this matter is fundamental to the acceptable delivery of the permission to safeguard the amenities of nearby properties and to safeguard the character and appearance of the area. |
15)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, hedgehog holes in 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
16)
No demolition, removal or works to buildings or trees on site shall not in any circumstances occur unless the local planning authority has been provided with either:
a) a licence issued by [the relevant licensing body] pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2017 authorizing the specified activity/development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason: To ensure development is ecologically sensitive |
17)
No development above ground floor finished floor levels shall take place until a scheme for the provision of fire hydrants has been submitted to and approved in writing by the local planning authority. The scheme shall include a phasing plan. No dwelling unit hereby permitted shall be occupied until the fire hydrant serving it has been installed and made operative in accordance with the approved phasing plan.
Reason: To ensure the provision of fire hydrants as part of the development in the interests of public safety |
18)
Prior to the occupation of any dwelling the resurfacing of 26 metres of footpath opposite Woburn Motors as indicated on drawing V861-PL-DR-207 shall be resurfaced and brought into use. In addition details of an extra 34.0m of surfacing of existing footway on the east side of London Road shall be submitted to and approved in writing by the local planning authority. The 34 metres as approved shall be resurfaced and brought into use prior to first occupation of any dwelling.
Reason: In the interests of road safety and pedestrian movement. |
19)
Details of a 2.0m wide footway from the north side of the proposed site access to the south side of the access for Speedwell Cottages and ROW FP30, along the west side of London Road, along with an informal pedestrian crossing with tactile paving either side of London Road to join with the existing footway on the east side of London Road adjacent to Ivy Lodge, and details of the location and design of a solar powered VAS to alert drivers that pedestrians will be crossing the road ahead shall be submitted to and approved in writing by the local planning authority, and the approved details shall be implemented prior to the development being brought into use.
Reason: In the interests of road safety and pedestrian movement |
20)
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 and the provision of a 2.4m x 124.0m visibility splay to the north and a 2.4m x 192.0m visibility splay to the south, clear of all obstruction, have been implemented. The visibility splays shall remain free of obstruction for the perpetuity of the development.
Reason: To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety |
21)
The proposed vehicular access and on site vehicular areas shall be surfaced in accordance with the details of the approved plan. Details of the arrangements for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway shall be submitted to and approved in writing by the local planning authority and the approved details shall be implemented prior to occupation
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. |
22)
The maximum gradient of the vehicular access shall be 5% (1 in 20) for the first 6.0m measured into the site from the highway boundary and thereafter 1 in 10.
Reason: In the interests of the safety of persons using the access and users of the highway. |
23)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision on the site, inclusive of visitor parking provision, and turning areas shall not be used for any purpose, other than as parking provision and turning areas 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 turning thereby minimise the potential for on-street parking which could adversely affect the convenience of road users within the site and the manoeuvring of vehicles and for vehicles to leave the site in forward gear. |
24)
The scheme for the secure and covered parking of cycles on the site in accordance with the councils cycle parking annexes calculated at one cycle parking space per bedroom and 2 short stay spaces per unit, 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. |
25)
The refuse collection point indicated on the approved plan shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
26)
Details of the signage for the turning area and visitor parking spaces shall be submitted to and approved in writing by the local planning authority, and the approved details shall be implemented prior to occupation
Reason: For the avoidance of doubt and to provide adequate on site turning for all vehicles which will be using the site to enable them to turn and leave in forward gear |
27)
Notwithstanding the granting of planning permission, no enclosure of the public highway shall take place until such time as the highway rights over the land have been formally extinguished by a formal Stopping Up Order made under Section 247 of the Town and Country Planning Act 1980 after which, the fenced or other means of enclosure of the land shall ensure the closure and reinstatement of the existing historic farm access including verge and full height kerb.
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway and to avoid traffic parking on London Road to gain access to the site for servicing/deliveries |
28)
Notwithstanding the provisions of Schedule 2, Part 1 Class A, B, C and E of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no enlargement, improvement or other alteration of a dwellinghouse, no addition or alteration to a roof and no building or enclosure within the curtilage other than those expressly authorised by this permission shall be constructed without planning permission obtained from the Local Planning Authority
Reason: To safeguard the amenities of the occupiers of nearby properties and to minimise potential harm to the greenbelt |
29)
The development hereby permitted shall be carried out in accordance with approved plan: 6254-D-AIA, 18-1020PL01C, 19/1073PL02G, 19/1073PL03B, 19/1073PL04B, 19/1073PL05B, 19/1073PL06B, 19/1073PL07B, 19/1073PL08B, 19/1073PL09A, 19/1073PL10A, 19/1073PL11A, 19/1073PL12A V861-PL-DR-201, V861-PL-DR-207, UDS46856-A1-201RevA, UDS46856-A1-0202 RevA UDS46856-A1-401RevA UDS46856-A1-501 RevC, UDS46856-A1-901, V861-PL-DR200P03, V861-PL-DR204RevP02, V861-PL-DR206RevP01
Reason: For the avoidance of doubt to ensure that the development is carried out in accordance with the approved plans. |
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