| 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)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until a Tree and Hedgerow Protection Plan based on the guidance and recommendations within BS 5837: 2012 - Trees in Relation to Design, Demolition and Construction for the protection of the retained trees and hedgerows on the site has been submitted to and approved in writing by the Local Planning Authority and the protective fencing specified within the approved plan has been erected within the approved positions. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made.
Reason: The condition must be discharged prior to commencement to protect the trees and hedges to be retained throughout the construction period, in the interests of visual amenity and biodiversity.
(Sections 12 & 15, NPPF) |
3)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as bird/bat and bee boxes in buildings/structures, ponds and tree, hedgerow, shrub and wildflower planting/establishment and the provision of hedgehog holes in fencing has been submitted to and approved in writing by the local planning authority. The content shall be informed by the October 2019 Ecological Appraisal of the site and include:
a) detailed design of enhancements (including, where relevant, type and source of materials to be used);
b) extent and location of proposed works shown on appropriate scale maps and plans;
c) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
d) persons responsible for implementing the works;
e) details of initial aftercare and long-term maintenance.
Reason: The condition must be discharged prior to commencement to ensure that development, including during the construction period, is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework.
(Section 15, NPPF) |
4)
No development shall commence until a final detailed design of the 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), has been submitted to and approved in writing by the Local Planning Authority. The discharge rate from the development shall be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Internal Drainage Board. The final detailed design shall be informed by the agreed 'Flood Risk Assessment including Drainage Strategy' (Ref: 2359-FRA01-RevC, Oct 2019) and DEFRA's Non-statutory Technical Standards for Sustainable Drainage Systems (March, 2015), and shall be subsequently implemented and maintained as approved. In addition, the scheme to be submitted shall:
a) Demonstrate mitigation of the existing flood risk to the site from surface water and the adjacent ordinary watercourse.
b) Include details to demonstrate the receiving downstream network is of sufficient capacity/condition so that a connection into this will not increase flood risk.
c) Include a plan of exceedance in the event the drainage system fails or is overwhelmed, demonstrating the risk from this to people and property is mitigated to an acceptable level.
d) Include detailed plans of the system in its entirety, to be supported by calculations including for greenfield run off, storage volumes, areas to be drained and pollution controls.
e) Include details that show permeable paving will still be able to function effectively when blocked by up to 95% to allow for the system becoming less efficient, and a factor of safety of 10 is applied to the detailed design allow for clogging to affect a proportion of the surface area over the design life.
f) Include consideration of the depth to groundwater and the design implications on the drainage system.
g) Include an overview of the integration of the drainage system with wider site objectives, including water quality treatment, amenity, biodiversity and amenity; and
h) Include an overview of the proposed construction of the system and any phasing of works.
Reason: The condition must be discharged prior to commencement to ensure that ground works do not prejudice the delivery of an acceptable drainage scheme which 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) |
5)
The development hereby permitted shall not be occupied until 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 verification that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details have been submitted to and approved in writing by the Local Planning Authority. The Maintenance and Management Plan must demonstrate that the system will be maintained to function as designed for the lifetime of the development.
Reason: To ensure that the implementation and long-term operation of the sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161.
(Section 14, NPPF) |
6)
No construction work shall take place above the damp-proof course until a scheme for on-site foul water drainage works, including connection point and discharge rate, has been submitted to and approved in writing by the Local Planning Authority. The development shall not be occupied until the foul water drainage works relating have been carried out in complete accordance with the approved scheme.
Reason To ensure that adequate foul water drainage is provided and to prevent environmental and amenity problems arising from flooding.
(Section 14, NPPF) |
7)
No finishing materials shall be applied to the external faces of the buildings hereby permitted, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Policies CS14 and DM3, CSDMP and Section 12, NPPF) |
8)
No construction work shall take place above the damp-proof course until a landscaping scheme to include all on-site hard and soft landscaping, including a detailed planting schedule; and a scheme for landscape maintenance for the lifetime of the development 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 the development (a full planting season means the period from October to March). The landscaping shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any plants which die or are destroyed shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping in the interests of visual amenity and biodiversity.
(Policies CS14 & DM3, CSDMP and Sections 12 & 15, NPPF) |
9)
No construction work shall take place above the damp-proof course until an off-site planting scheme for the provision of off-site tree planting sufficient to provide canopy cover equivalent to 13% of the application site area on the land shown on drawing no. 16748 0330 P-00 has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the precise location of the planting, a planting schedule, a timetable for implementation and a management scheme. The planting shall be carried out in accordance with the approved details within the agreed timetable and shall be managed in accordance with the approved management scheme for the lifetime of the development.
Reason: In the interests of encouraging woodland creation within the Marston Vale Community Forest, in accordance with Policy CS16 of the Core Strategy and Development Management Policies 2009. |
10)
No part of the development hereby permitted 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) |
11)
No part of the development hereby permitted shall be occupied until details of a 3m wide footway/cycleway on the western side of Bedford Road (C94) between the development access and A507/Salford Road signalised junction have been submitted to and approved in writing by the Local Planning Authority and the footway / cycleway has been constructed in accordance with the approved details. 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) |
12)
No part of the development shall be occupied until visibility splays have been provided at the junction of the site access with the public highway. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed site access from its junction with the channel of the public highway and 160m measured from the centre line of the proposed site access along the line of the channel of the public highway. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be kept free of any obstruction.
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) |
13)
No part of the development shall be occupied until the scheme for car and HGV parking shown on approved drawing no. 16748-0320 P04 has been provided. The parking spaces outside of the designated storage areas shall thereafter be kept available for parking at all times and shall not be used for storage of any vehicles or equipment.
Reason: To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate parking and access arrangements at all times.
(Section 9, NPPF) |
14)
The development hereby permitted shall not be first occupied until a Lorry Routing Statement has been submitted to and approved in writing by the Local Planning Authority. The Statement shall detail measures to minimise the incidence of HGVs (vehicles over 7.5 tonnes) approaching the site from the Brogborough village direction on the C94 / Bedford Road and leaving the site and turning left onto the C94 / Bedford Road towards Brogborough village. The statement shall include transport management measures that the site occupier(s) will be required to commit to and communicate to their suppliers / distributors / customers and details of a CCTV system to monitor the movement of all HGVs (vehicles over 7.5 tonnes) entering and leaving the site, and a method of recording incidences of non-compliance within the preceding 3-month period. Details of such incidents, which shall be submitted to the Local Planning Authority on request, along with details of the mitigation that has been carried out in response to any incidents that have been recorded in that time period. An anonymised version of this data shall also be provided at the same time which may be shared by the Council with the Parish Council and/or the general public. The approved Lorry Routing Statement shall be maintained and operated at all times that the development is in use.
Reason: To ensure that the development does not result in HGVs using Bedford Road through Brogborough Village in the interests of highway safety and amenity.
(Section 9, NPPF) |
15)
The development hereby permitted shall not be occupied until a Noise Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Noise Management Plan shall include the following:
details of acoustic screening to be installed on site;
restrictions on the hours of HGV movements to and from the site;
restrictions on the hours during which assets stored on site can be moved;
restrictions on the hours of use of the maintenance building; and
details of measures to mask / muffle or otherwise mitigate the noise of HGV reversing alarms as experienced by surrounding residential receptors
Controls on when stored refrigerated units can be tested;
The approved acoustic screening measures shall be installed in accordance with the approved details and shall be retained on site and kept properly maintained throughout the life of the development. The development shall be operated in accordance with the restrictions set out in the approved Noise Management Plan.
Reason: In the interests of neighbouring amenity.
(Section 15, NPPF) |
16)
The development shall not be occupied until details of on-site electric vehicle charging infrastructure and points have been submitted to and approved in writing and the approved infrastructure and points have been provided in accordance with the approved details.
Reason: To ensure that the development provides electric vehicle charging infrastructure in the interests of enhancing the sustainability of the development.
(Section 14, NPPF) |
17)
No items shall be stored on the site except trucks, trailers, cold storage and refrigerated units, buses, coaches, material handling equipment (MHE), road sweepers and vans. The height of trailers and cold storage and refrigerated units shall not exceed 4.85 metres.
Reason: To safeguard the residential amenity of neighbouring properties.
(Policy CS14 & DM3, CSDMP and Section 12, NPPF) |
18)
The development hereby permitted shall not be occupied until a detailed external lighting scheme consistent with the approved Lighting Assessment (Project Ref: 42409/3002 Rev: V 1.0 Dated October 2019) has been submitted to and approved by the Local Planning Authority. The lighting scheme shall include detail of all proposed external lighting including:
- A lighting plan;
- Details of a timer to control lighting duration;
- Light spill control measures to be applied;
- Evidence of the Lux levels emitted
- The use of dimmable LEDs
External lighting shall be operated in accordance with the approved scheme permanently thereafter and no other external lighting shall be installed on the site without further written consent from the Local Planning Authority.
Reason: To protect the visual amenity of the site and its surrounding area and in the interests of neighbouring amenity.
(Sections 12 and 15, NPPF) |
19)
All ecological measures and/or works shall be carried out in accordance with the details contained in the "Brogborough Method Statement for Great Crested Newts", dated 21st November 2019, as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: In the interests of biodiversity conservation.
(Section 15, NPPF) |
20)
Within six months of the first occupation of the development, a Post-Construction Verification Report which demonstrates that the development has been constructed to achieve the following:
a minimum 10% energy use reduction from that specified within Part L of the Building Regulations;
a 12.5% reduction in water use over baseline building water consumption.
shall be submitted to the Local Planning Authority for written approval.
Reason: In order to ensure sustainability of the development and to minimise development's impact on climate change, in accordance with Policies: CS13, DM1 and DM3 of the adopted Local Plan and Section 14 of the NPPF. |
21)
The promotion of sustainable travel associated with this development should be implemented in accordance with the approved Staff Travel Plan (November 2019). All measures agreed therein shall be undertaken in accordance with the approved Plan. There shall be an annual review of the Travel Plan (for a period of 5 years from the date of approval of the plan) to monitor progress in meeting the targets for reducing car journeys generated by the proposal and the results of the annual review shall be submitted to and approved in writing by the Local Planning Authority.
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)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 16748-0300-P-02, 16748-0320-P-04, 16748-0321-P-00, 16748-0322-P-00, 16748-0323-P-00, 16748-0324-P-00, 16748-0325-P-00, 16748-0326-P-00, 16748-0327-P-00, 16748-0328-P-00, 16748-0329-P-01, 16748-0330-P-00, 16748-0331-P-00 and 2127-PL003 Rev F.
Reason: To identify the approved plans and to avoid doubt. |
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