| 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 development above slab level shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs, soffits, facias, doors, windows and rainwater goods of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. The materials shall feature recessive colours and be of an agricultural style, to mitigate visual impacts on the landscape. The development shall thereafter be carried out in accordance with the approved details.
Reason: To safeguard the intrinsic character and beauty of the countryside and the character and appearance of the area, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009), Policy HQ1 of the Emerging Local Plan and the NPPF. |
3)
Notwithstanding the details submitted, no development shall commence until a detailed Ecological Enhancement and Landscaping Scheme for all off site soft landscaping and Ecological Enhancements in broad accordance with the principles illustrated on Drawing Number 7105/LM/ASP6, has been submitted to and approved in writing by the Local Planning Authority. The Landscaping scheme shall include:
the location, species and densities of all planting; and
timescales/triggers/phasing for the implementation and completion of all landscaping.
Thereafter; the approved Ecological Enhancement and Landscaping Scheme shall be carried out in full accordance with the approved details.
Reason: This condition is prior to commencement, to secure an acceptable landscaping scheme and ensure the implementation and completion of off site landscaping and ecological enhancements, to mitigate impacts of the development on the intrinsic character and beauty of the Countryside, as well as to achieve a net gain for biodiversity, in accordance with Policy CS15, CS16, DM14 and DM15 of the Core Strategy and Development Management Policies (2009); the Emerging Local Plan; and the NPPF. |
4)
Notwithstanding the details submitted; no development shall commence until details of the existing and final ground levels for the site consisting of topographical surveys, has been submitted to for the approval in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details.
Reason: This condition is prior to commencement, to ensure impacts of the development on the intrinsic character and beauty of the Countryside and the significance of heritage assets would be acceptably mitigated, in accordance with Policy CS15, CS16, DM14 and DM15 of the Core Strategy and Development Management Policies (2009); the Emerging Local Plan; and the NPPF. |
5)
No development shall commence until a detailed surface water drainage scheme, to manage surface water run off from the development for up to and including the 1 in 100 year event (+40%CC) 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 or sewage undertaker. The final detailed design shall be based on the agreed FRA (Ref: H5203/2PD March 2020) and DEFRAs Non- Statutory technical standards for sustainable drainage systems (March 2018), and shall be implemented as approved. 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: This condition is pre commencement, to ensure the approved system will function to a satisfactory minimum standard and prevent the increased risk of flooding both on and off site, in accordance with the NPPF. |
6)
No development shall take place until a Maintenance and Management Plan for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the surface water drainage system shall be maintained and managed in full accordance with the approved scheme.
Reason: Details are required prior to the commencement of development to ensure the designed surface water drainage scheme would be managed and maintained for the long term and would remain operational, thereby ensuring the development would not increase flood risk on or off the site, in accordance with the NPPF. |
7)
Notwithstanding the details submitted with the application, no external lighting shall be installed within the site until details of the external lighting and support structures, including: design, location, height, orientation, luminance and operational details, as well as a report detailing the lighting scheme and predicted light levels at neighbouring residential properties has been submitted to and been approved in writing by the Local Planning Authority. Thereafter external lighting shall only be installed in full accordance with the approved details.
Artificial lighting to the development must conform to requirements to meet the Obtrusive Light Limitations for Exterior Lighting Installations for Environmental Zone - E2 contained within Table 1 of the Institute of Light Engineers Guidance Notes for the Reduction of Obtrusive Lighting, GN01, dated 2005.
Reason: To mitigate impacts of the development on the intrinsic character and beauty of the Countryside and the amenity of neighbouring occupiers, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009); the Emerging Local Plan; and the NPPF. |
8)
No development shall commence until a Noise Impact Assessment in accordance with BS4142:2014+A1:2019 Methods for rating and assessing industrial and commercial sound, which assesses the impact of the proposed activities and sources of any noise within the site, as well as vehicular movements to and from the site on local receptors (noise sensitive uses), has been submitted to and approved in writing by the Local Planning Authority. The Noise Impact Assessment shall take into consideration the proposed 24 hour 7 day a week and 365 day a year commercial operations within the site, as well as Commercial Traffic routes with vehicle types. If found to be necessary the Noise Impact Assessment shall provide full details of a scheme for noise remediation. In the event that noise remediation is found to be necessary, the development shall not be first occupied or brought into use until the approved scheme of measures to protect all relevant premises from noise has been implemented in full accordance with the approved details, and shown to be effective. Thereafter the approved measures for protecting sound sensitive premises shall be retained in perpetuity and the development shall be operated in full accordance with the operational measures within the Noise Remediation Scheme.
Reason: Details are required prior to the commencement of development, to safeguard the health, amenity and living conditions of the occupiers of neighbouring dwellings and users of sound sensitive uses, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009); Policies HQ1 and CC8 of the Emerging Local Plan; and the NPPF. |
9)
The buildings hereby approved shall be built to source a minimum of 10% of its energy demand from renewable and low carbon sources and reduce water usage in line with requirements for BREEAM excellence rating. The buildings hereby approved shall not be occupied until a Verification Report to confirm the achievement of these standards with appropriate evidence, has been submitted to and approved in writing by the Local Planning Authority.
Reason: in the interest of sustainability and climate change mitigation and adaptation as required by the NPPF and Policies CS13, DM1 and DM2 of the Core Strategy and Development Management Policies (2009). |
10)
The development hereby approved shall not be first occupied or brought into use until a Detailed Mitigation Scheme for the A1/Wrayfield priority junction widening has been submitted to and approved in writing by the Local Planning Authority in consultation with Highways England. Thereafter the development hereby approved shall not be first occupied or brought into use until the approved Detailed Mitigation Scheme has been carried out in full accordance with the approved details.
The Detailed Mitigation Scheme shall be in broad accordance with SDD and DLP's drawing titled, 'Improvements at the A1 Wrayfields Left in/Left Out Junction', no. H5203M-105, dated 27 May 2020 and shall include drawings and documents showing:
How the improvement interfaces with the exiting highway alignment and carriageway markings including lane destinations;
Full construction details relating to the highway improvement. This should include any modifications to existing structures or proposed structures, with supporting analysis;
Full signing and lighting details where applicable;
Confirmation of full compliance with departmental standards (DMRB) and policies (or approved relaxations/departures from standards);
Evidence that the scheme is fully deliverable within land in control of either the highways authorities or the applicant;
An independent stage 2 Road Safety Audit (RSA) taking account of any stage 1 RSA recommendations, carried out in accordance with DMRB and advice notes.
Reason: To ensure that the A1 (the strategic road network) will continue to operate safely and efficiently as part of the strategic road network. |
11)
The development hereby permitted shall not be first occupied or brought into use until details of the following proposed off-site highway works have been submitted to and approved by the Local Planning Authority:
The provision of a widened carriageway to 6.5m on Wrayfields between the works required by Highways England at the A1 junction to the development entrance; and
The provision of a HGV movement plan including a scheme for the provision of a Traffic Regulation Order (TRO) for a 7.5 tonnes weight limit from the development entrance covering Wrayfields to Mill Lane and Malthouse Lane. The scheme shall include the installation of signage on land within the control of Highways England and the Local Highway Authority.
The development hereby permitted shall not be first occupied or brought into use until the works have been completed in full accordance with the approved details.
Reason: To ensure the delivery of the off-site works which are necessary to the acceptability of the scheme in terms of mitigation and the delivery of identified benefits of the scheme). |
12)
The development hereby permitted shall not be first brought into use until the visibility splays at the junction of the access with the public highway have been provided. The visibility splays shall measure a minimum of 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 53m to the west with 120m to the west measured from the centre line of the proposed access along the line of the channel of the public highway. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
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). |
13)
otwithstanding the details submitted with the application, no development shall commence until details of the junction between the proposed parking area and the highway have been submitted to and approved in writing by the Local Planning Authority. Thereafter no building shall be occupied until that junction has been constructed in accordance with the approved details.
Reason: Details are required prior to the commencement of development, in order to ensure a suitable access would be provided to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
14)
Notwithstanding the details submitted with the application, no development shall commence unit details for car/HGV parking along with an independent vehicular turning area (to cater for HGV's expected in use of the business) have been submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development is occupied and the parking areas shall not thereafter be used for any other purpose and retained throughout the lifetime of the development.
Reason: Details are required prior to the commencement of development to ensure the development would be designed to enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway and parking to meet the needs of occupiers of the proposed development. |
15)
Notwithstanding the details submitted with the application, the development hereby permitted shall not be first brought in to use until a revised scheme for vehicular access barriers/security gates has been submitted to and approved in writing by the Local Planning Authority. The development shall not be first brought into use until the vehicle access barriers/ security gates have been installed in accordance with the approved details.
Reason: In the interests of road safety. |
16)
No development shall commence until:
an updated assessment of badger activity on site; and
an updated scheme of ecological measures, and a timetable for their implementation,
has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall only be carried out in full accordance with the approved ecological measures and timetable.
Reason: Details are required prior to the commencement of development to protect species vulnerable to the development of the site. |
17)
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. |
18)
The development hereby permitted shall be undertaken in full accordance with the Councils 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) |
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: PL01; PL02; PL03 PL04; PL05; PL06; PL07; PL08; PL09; PL10; PL12; PL13; PL14; H5203M-105; H5203M-106; and Aspect Ecology Ecological Appraisal (11 March 2020) Project Number ECO-5825.
Reason: To identify the approved plan/s and to avoid doubt. |
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