| 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)
Prior to the commencement of development, details of all external materials to be used shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved materials.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials in the interests of the visual amenities of the locality.
(Sections 12 and 15, NPPF February 2019) |
3)
Prior to the commencement of development, details of signage within the site requiring Heavy Goods Vehicles, delivery vehicles and refuse collection vehicles to turn left only on exiting the site shall be submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied until the signage has been installed in accordance with the approved details and shall thereafter be retained.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway.
(Section 9, NPPF February 2019) |
4)
Prior to the commencement of development, details of the improvements to the junction between the proposed estate road and the highway shall be submitted to and approved in writing by the Local Planning Authority, and no part of the development shall be occupied until that junction has been constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road.
(Section 9, NPPF February 2019) |
5)
No dwelling shall be occupied until all triangular vision splays are provided on each side of the access on to the new estate road and shall measure 1.8m along the fence, wall, hedge or other means of definition of the front boundary of the site, and 1.8m measured into the site at right angles to the same line along the side of the new access drive. The vision splays so described shall be maintained free of any obstruction to visibility exceeding a height of 0.6m above the adjoining footway level.
Reason: To provide adequate visibility between the existing highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 9, NPPF February 2019) |
6)
Before the new access is first brought into use, any existing access within the frontage of the land to be developed, not incorporated in the access hereby approved, shall be closed in accordance with the submission of details to and approved in writing by the Local Planning Authority.
Reason: 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 February 2019) |
7)
The maximum gradient of all vehicular accesses onto the estate road shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Section 9, NPPF February 2019) |
8)
Before the development is first occupied all on site vehicular areas shall be surfaced in accordance with details submitted to and approved in writing by the Local Planning Authority's so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises.
(Section 9, NPPF February 2019) |
9)
Prior to the commencement of development, details of a children's play area in the communal amenity space shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details.
Reason: To create a high standard of amenity for future residents of the development.
(Section 12, NPPF February 2019) |
10)
Prior to the commencement of development details of proposed landscaping and trees in all areas of the site, including the site frontage and the parking area, shall be submitted to and approved in writing by the Local Planning Authority. The approved proposed landscaping and trees shall be implemented by the end of the full planting season immediately following the completion and/or first occupation of any separate part of the development (a full planting season means the period from October to March). The landscaping and trees shall subsequently be maintained and retained and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF February 2019) |
11)
Prior to the commencement of development an ecological enhancement strategy indicating the positions of bat, bird and bee bricks shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved strategy.
Reason: To deliver net gains from biodiversity.
(Section 15, NPPF February 2019) |
12)
Development shall proceed in accordance with the submitted Energy and Sustainability Statement (EEABS, 12 May 2020).
Reason: In order to ensure sustainability of the development and to minimise the impact of the development on climate.
(Section 14, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
13)
Prior to the commencement of development 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), shall be 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 Local Planning Authority. The final detailed design shall be based on the agreed 'Flood Risk Assessment / Sustainable Urban Drainage Systems (SuDS)' (Ref: QFRA 1561, v1.1, 05/2020). The approved drainage works shall be completed prior to the completion or occupation of the development on site whichever is the sooner, and shall be subsequently maintained as approved.
Full calculations detailing the existing surface water runoff rates for the QBAR, 3.3% Annual Exceedance Probability (AEP) (1 in 30) and 1% APE (1 in 100) storm events;
Full results of the proposed drainage system modelling in the above-referenced storm events (as well as 1% APE plus climate change) , inclusive of all collection, conveyance, storage, flow control and disposal elements and including an allowance for urban creep, together with an assessment of system performance;
Details of the arrangements to manage the parts of the site at current risk of surface water flooding, through the design of the surface water drainage system to be provided.
Detailed drawings of the entire proposed surface water drainage system, including levels, gradients, dimensions and pipe reference numbers, attenuation, flow and pollution control measures.
Integration of the drainage system with wider site objectives, including water quality treatment, amenity, biodiversity and Amenity.
Site Investigation and test results to determine potential for infiltration and design constraints of the drainage system;
Agreement from Anglian Water to connect to the offside public surface water sewer network.
Details of overland flood flow routes in the event of system exceeding, with demonstration that such flows can be appropriately managed on site without increasing flood risk to occupants;
Details of the structural integrity, proposed construction of the system, and any phasing of works.
Full details of the maintenance/adoption of the surface water drainage system, in its entirety, and any proposed split of the surface water management system and/or maintenance responsibilities between private (i.e. within cartilage) and public (i.e. in public open space and/or highway).
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and prevent the increased risk of flooding both on and off site for the lifetime of the development in accordance with Section 14 of the NPPF February 2019, its supporting technical guidance and the Technical Standards for Sustainable Drainage Systems (DEFRA, 2015) and CIRCA SUDS Manual, and to ensure that the implementation and long term operation of a sustainable drainage system. |
14)
No 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. Maintenance will ensure the system functions as designed for the lifetime of the development.
Reason: To ensure that the implementation and long-term operation of a sustainable drainage system (SuDS) is in line with what has been approved.
(Section 14, NPPF February 2019) |
15)
Prior to the commencement of development the following shall be submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study report documenting the ground conditions of the site with regard to potential contamination;
A Phase 2 Site Investigation (where shown as necessary the Phase 1 Desk Study); and
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation).
All such work shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health and the wider environment.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
(Section 15, NPPF February 2019) |
16)
No dwelling shall be occupied until a validation report has been submitted to and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
(Section 15, NPPF February 2019) |
17)
Prior to the commencement of development a scheme for protecting the proposed dwellings from noise from road traffic shall be submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until such a scheme has been implemented in accordance with the approved details, and shown to be effective, and it shall be retained in accordance with those details thereafter.
Reason: To protect the amenity of future residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
18)
Prior to the commencement of development a suitable Noise Assessment shall be undertaken, and submitted to and approved in writing by the Local Planning Authority. The Noise Assessment shall identify all potential commercial sources of noise likely to impact on the site, and assess them in accordance with relevant procedures and standards. The results will be reported in writing to the Local Planning Authority, and the report shall identify suitable measures to control noise impacts on future occupiers of the development. The development shall be carried out in accordance with the approved noise mitigation details prior to the first occupation of a dwelling, and the mitigation shall be retained thereafter.
Reason: To protect the amenity of future residents.
(Section 12, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
19)
Prior to the commencement of development an Air Quality Assessment shall be undertaken, and submitted to and approved in writing by the Local Planning Authority. The Air Quality Assessment shall consider all potential sources of air pollution generation both during construction and when it is operational and assess them in accordance with relevant procedures and standards. The report shall identify suitable measures to mitigate air pollution generation to reduce emissions. Any proposed mitigation shall be carried out in accordance with the approved details.
Reason: To protect the amenity of future residents.
(Sections 12 & 15, NPPF February 2019, and Policy BE8, SBLPR January 2004) |
20)
No dwelling shall be occupied until passive provision for electric car charging, i.e. the infrastructure is in place to enable electric charging, is provided and shall thereafter be retained.
Reason: To promote sustainable modes of transport.
(Section 9, NPPF February 2019) |
21)
Prior to the commencement of development details of external lighting to be installed on the site, including the design of the lighting units, any supporting structure and the extent of the area to be
illuminated, shall be submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the approved details have been implemented and retained.
Reason: To create a safe environment for future residents.
(Sections 12, NPPF February 2019) |
22)
The development hereby permitted shall be undertaken in full accordance with the Council's 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 February 2019) |
23)
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 February 2019) |
24)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers (000) 01, 18724-MBS Sheet 1 of 2, 18724-MBS Sheet 2 of 2, (20) 100 P5, (20) 42 P4, (20) 40 P3, (20) 41 P4, (20) 03 P9, (20) 00 P12, (20) 01 P8, (20) 02 P5 and DWG/3083/SPA03 Rev B
Reason: To identify the approved plans and to avoid doubt. |
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