| 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 above ground works shall take place, 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.
(Section 12, NPPF) |
3)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until details of substantial protective fencing for the protection of any retained tree(s), has been submitted to and approved in writing by the Local Planning Authority and the fencing has been erected in the positions shown on Drawing No GL1172_02A within the approved Arboricultural Impact Assessment 03/05/2017. 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: To protect the trees so enclosed in accordance with Section 8 of BS 5837 of 2012 or as may be subsequently amended.
(Sections 7 & 11, NPPF) |
4)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 25m 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). |
5)
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) |
6)
Prior to any above ground works, an ecological design strategy (EDS) addressing compensation and enhancement shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall include:-
a) Review of the site potential and constraints.
b) Purpose and conservation objectives for the proposed works.
c) Detailed working methods to achieve stated objectives including locations of integrated bird and bat boxes to be erected in accordance with RSPB and BCT guidelines on appropriate scale maps and plans.
d) Details of lighting considerations to prevent disturbance to bats.
e) Type and source of materials to be used where appropriate, e.g. native species of local provenance.
f) Timetable for implementation demonstrating that works are aligned with proposed phasing of development.
g) Persons responsible for implementing the works
h) Details of initial after care and long-term maintenance.
i) Details for disposal of any wastes arising from works
The EDS shall be implemented in accordance with the approved details.
Reason: To ensure the proposal delivers satisfactory ecological gains in accordance with 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 shall be submitted and agreed as part of this drainage strategy. The final detailed design shall be based on the agreed drainage Strategy (Ref: Technical update note Sep2019 E3202/TN1/tjb/30092019 and FRA E3202-FRA-0317-Rev0 by Wormald Burrows 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 applicant should address the following points 1, 2, 3, and 4 when submitting details to discharge the condition:
Raingardens should be maximised to enhance the drainage, storage, general area and arrival where possible.
We will require full drainage drawings showing all connections, control features, storage, inverts etc. and how it communicates with the development wide scheme.
We expect the use of the SuDS management train, single point SuDS will be challenged. Where the use of permeable surfacing is proposed, this should be designed in accordance with the 'CIRIA RP992 The SuDS Manual Update: Paper RP992/28: Design Assessment Checklists for Permeable/Porous Pavement'. The addition of raingardens (drawing RDC 1125-102) is a welcome relief from the hard areas.
We expect the use of the SuDS management train, single point SuDS will be challenged. Where the use of permeable surfacing is proposed, this should be designed in accordance with the 'CIRIA RP992 The SuDS Manual Update: Paper RP992/28: Design Assessment Checklists for Permeable/Porous Pavement'. The addition of raingardens (drawing RDC 1125-102) is a welcome relief from the hard areas.
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)
No development shall commence until a foul water strategy has been submitted to and approved in writing by the Local Planning Authority in consultation with Anglian Water. No dwelling shall be occupied until the works have been carried out in accordance with the foul water strategy.
Reason: To prevent environmental and amenity problems arising from flooding. |
10)
The boundary treatment shall be completed in accordance with the approved scheme, as shown on plan number RDC1125_104B before the 1st dwelling is occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
11)
The planting and landscaping scheme shown on approved Drawing GL1172_01A 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 shall mean the period from October to March). The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season with others of a similar size and species.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
12)
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. |
13)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material 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. |
14)
Before the premises are occupied all on site vehicular parking areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
15)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the parking provision on the site, including the visitor parking spaces shall not be used for any purpose, other than as parking provision 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. |
16)
If the proposed road is not constructed to the full length and layout illustrated on the approved plan, a temporary turning space for vehicles shall be constructed within the site in a position to be approved in writing by the Local Planning Authority before any building taking access from the road is occupied.
Reason: To avoid the need for vehicles to reverse into or from the highway in the interest of road safety. |
17)
Prior to the construction of vehicular parking areas associated with the approved dwellinghouses, a scheme for the charging of electric vehicles 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 110 of the National Planning Policy Framework (2019) |
18)
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. |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
GL1172 02A - Tree Protection Plans
GL172 01A - Soft Landscape Proposals
RDC1125_109A - Character Plan
RDC1125_102E - Planning Layout
RDC1125_104B - Boundary Treatments
RDC1125_141A - Cycle Storage Plan
RDC1125_140A - Refuse Storage and Collection
RDC125_100 - Location Plan
RDC1125-110A - RMAIS 1&2- 7&8
RDC1125-111A RMAIS V2 9&10
RDC1125-112A - R2B4N 3&4- 5&6
RDC1125-113A - R2B4N 14&15
RDC1125-114A - R3B5N 12-13
RDC1125-116A - R3B5N V3-11
RDC1125-117A - R3B5N V4 34-35
RDC1125-120A - S2B3N 30-31/32-33
RDC1125-121A - S2B3N V2 16-17
RDC1125-122A - S2B3N V3 37/38
RDC1125-123A - S3B5N 21/22
RDC1125-124A - S3B5N V2 27/28
RDC1125-125A - S3B5N V3 39/40
RDC1125-126A - S3B5N V4- 41
RDC1125-127A - S3B5N V5 19/23/26
RDC1125-128A - S3B5W 18/24/25
RDC1125 129A - S3B5W V2-20
RDC1125-130A - S3B5W 36
RDC1125-131A - S3B5W V2-42
RDC1125-132A - S3B5W V3-29
E3202/101/C - Proposed Means of Access
E3202/102C - Refuse Tracking-Right Turn out
E3202/103A-Refuse Tracking-Right Turn in
E3202/104/A - Refuse Tracking-Left Turn in
E3202/105/A - Refuse Tracking-Left Turn out
E3202/106 Turning Head and Swept Path Analysis
E30202/500/A - Drainage Strategy Plan
E3202-501 Floor levels 1 of 2
E3202-502 Floor levels 2 of 2
Reason: To identify the approved plans and to avoid doubt. |
20)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays for each dwelling, or for private roads, a refuse collection area which is adequate and sufficient for the number of bins to be located there, shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme 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. |
21)
Prior to the commencement of works a scheme of measures to provide for the provision of single yellow lines, up to 50m either side of the new access on Ivel Road and opposite the access, shall be submitted to and approved in writing by the Local Planning Authority. The provisions of the scheme thereby approved shall be complied with in full prior to the development being brought into use.
Reason: In the interests of the avoidance of congestion and of highway safety. |
22)
Notwithstanding the details shown a 2.0m wide footpath link shall take access from the turning head in the location as indicated on the approved plan and shall be implemented prior to the development being brought into use. The gate at the footpath link shall remain free of obstruction to opening for pedestrian use.
Reason: In the interests of providing a future pedestrian link to adjacent developments and permeability |
23)
Notwithstanding the details shown the following shall be submitted to and approved in writing by the local planning authority and the approved details shall be fully implemented prior to occupation.
The visitor parking spaces on the south side of the access when entering the site shall measure 6.0m length for each space
Reason: To provide adequate and workable on site parking provision |
24)
Prior to development the following shall be submitted to and approved in writing by the local planning authority and the approved details shall be implemented prior to occupation and thereafter, remain free of obstruction to turning vehicles for the perpetuity of the development;
A defined/demarcated turning area for service/delivery sized vehicles (6.5m length) for access for plots 37 to 42 and for access to plots 29 to 33, including tracking diagrams to show the vehicle can turn and leave in forward gear
Reason:To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
25)
Prior to development details of 2 parking spaces for plot 5 with manoeuvring area to/from the 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: To provide adequate and workable parking provision for this dwelling |
26)
The access serving plots 3 to 5 shall be 4.8m wide.
Reason: For the avoidance of doubt and to allow the two way flow of vehicles at the junction to avoid obstruction of the main road within the site |
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