| 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)
The development hereby approved shall not commence until details of all external materials to be used in the development 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 development in the interests of the visual amenities of the locality and its location in the Chilterns AONB.
(Policy HQ1, CBLP July 2021, and Section 12 and 15, NPPF July 2021) |
3)
No dwelling hereby approved shall be occupied until the junction between the proposed estate road and the highway (as shown indicatively on Drawing No.170-TA19 Revision A) has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the development.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
4)
Whether or not it is offered for adoption as public highway, the area of land at the site access between the forward visibility curve and the edge of the proposed carriageway, as indicated on the approved Drawing No.TA170-19 Revision A, shall be kept free in perpetuity from all obstructions.
Reason: In the interests of road safety.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
5)
On entry to the site the gradient of the access shall not exceed 1:25 for the first 15m leading from the public highway unless otherwise agreed with the Local Planning Authority.
Reason: In the interests of the safety of persons using the access and users of the highway.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
6)
The development hereby approved shall not commence until details of a scheme of works on Land Park Lane, broadly in accordance with Drawing No.170-TA19 Revision A, have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the scheme has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to achieve safe and suitable access for all users.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
7)
No dwelling hereby approved shall be occupied until a 2m wide footway on the southern side of Common Road between Land Park Lane and the existing footway provision on Common Road (as shown indicatively on Drawing No.170-TA14) has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to the public. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway.
Reason: In the interests of road safety, pedestrian movement and connectivity.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
8)
Prior to any private access within the site being first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining highway 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.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
9)
Visibility splays shall be provided at all road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 17m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at road junction in the interest of road safety.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
10)
No dwelling hereby approved shall be occupied until all on site vehicular areas have been surfaced in stable and durable materials in accordance with details to be submitted and 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
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
11)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, cycle parking provision and storage pertaining to the residential use, unless permission has been granted by the Local Planning Authority on an application made for that purpose. Car ports shall not be altered for any purpose that compromises its ability to accommodate vehicular parking pertaining to the residential use 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
(Policy T3, CBLP July 2021, and Section 9, NPPF July 2021) |
12)
The driveway length in front of the garages hereby approved shall be at least 6.0m as measured from the garage doors to the highway boundary.
Reason: To ensure that parked vehicles do not adversely affect the safety and convenience of road users by overhanging the adjoining public highway.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
13)
The maximum gradient of private driveways shall be 5% (1 in 20) for the first 6.0m measured into the site from the adjacent highway and thereafter 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
14)
Prior to the occupation of the dwellings hereby approved, cycle parking shall be provided for each dwelling at the rate of one cycle parking space per bedroom and be designed in accordance Central Bedfordshire Council's 'Cycle Parking Annexes July 2010'.
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.
(Policy T3, CBLP July 2021, and Section 9, NPPF July 2021) |
15)
The development hereby approved, including any works of demolition, shall not commence until a Construction Traffic Management Plan, associated with the development of the site, has been submitted to and approved in writing by the Local Planning Authority which will include information as appropriate regarding:
The parking of vehicles
Loading and unloading of plant and materials used in the development
Storage of plant and materials used in the development
The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
Wheel washing facilities
Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
Footpath/footway/cycleway or road closures needed during the development period
Traffic management needed during the development period.
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
details of escorts for abnormal loads;
temporary removal and replacement of highway infrastructure and street furniture;
the reinstatement of any signs, verges or other items displaced by construction traffic;
banksman and escort details; and
tracking diagrams.
The approved Construction Traffic Management Plan, associated with the development of the site, shall be adhered to throughout the development process.
Reason: In order to minimise the impact of construction work on the locality and the amenities of nearby residential properties.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
16)
The development hereby approved shall not commence until a satisfactory landscaping scheme, in accordance with Drawing No. RDC22221 09 Revision D (Landscape Strategy Plan) to include all proposed soft and hard landscaping within all areas of the site including the paddock to the south, and in addition external footpaths adjacent to soft landscape edges redesigned as soft grass service strips, a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme, and details of landscape management, 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 any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and management arrangements, 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, to limit the visual impact of the development, to increase biodiversity and net gain in species, and to provide a suitable buffer to Landpark Wood.
(Policies SP4, EE1, EE2, EE3, EE4, EE5 and EE7, CBLP July 2021, and Sections 13 and 15, NPPF July 2021) |
17)
The development hereby approved shall not commence until a Landscape and Ecological Management Plan (LEMP) to cover the application site and the paddock area to the south has been submitted to and be approved in writing by the Local Planning Authority. The content of the LEMP shall include the following:
a) Description and evaluation of features to be managed, including hedgerow planting and grassland
b) Ecological trends and constraints on site that might influence management
c) Aims and objectives of management
d) Appropriate management options for achieving aims and objectives
e) Prescriptions for management actions
f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)
g) Details of the body or organisation responsible for implementation of the plan
h) Ongoing monitoring and remedial measures
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery.
The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The approved plan will be implemented in accordance with the approved details.
Reason: To ensure the development delivers net gains for biodiversity and these are managed in an appropriate manner.
(Policy EE2, CBLP July 2021, and Section 15, NPPF July 2021) |
18)
The development hereby approved shall not commence until a badger survey is undertaken by a suitably experienced ecologist, and the results submitted to and approved in writing by the Local Planning Authority. Should badgers be recorded appropriate mitigation measures shall be agreed in writing by the Local Planning Authority, and development shall be implemented in accordance with these measures.
Reason: To ensure the development does not have an adverse impact on badgers.
(Policy EE2, CBLP July 2021, and Section 15, NPPF July 2021) |
19)
The development hereby approved shall not commence until details of any 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, have been submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented and retained.
Reason: To avoid light disturbance to wildlife, and to limit light impact in the Chilterns AONB.
(Policies EE2 and EE5, CBLP July 2021, and Section 15, NPPF July 2021) |
20)
The development hereby approved shall not commence until all tree protection fencing has been positioned and erected in strict accordance with the Arboricultural Impact Assessment and Method Statement, prepared by ACD Environmental (reference DC22221aia-ams). The tree protection fencing shall then remain securely in position throughout the entire course of development works.
Reason: To establish a secure construction exclusion zone around retained trees, so as to protect the designated Root Protection Areas,
and tree canopy spread, from damage due to development works.
(Policy EE4, CBLP July 2021, and Section 15, NPPF July 2021) |
21)
Both prior to and throughout the course of development, all site supervision, reporting, working procedures and programme of works shall be carried out
in strict accordance with the Arboricultural Impact Assessment and Method Statement, prepared by ACD Environmental (reference DC22221aia-ams).
Reason: To ensure that appropriate working practices are carried out in strict compliance with the Arboricultural Method Statement, and in accordance
with good arboricultural best practice, so as to prevent damage to retained trees from development works.
(Policy EE4, CBLP July 2021, and Section 15, NPPF July 2021) |
22)
The development hereby approved shall not 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), into deep bore soakage, and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The final detailed design shall be based on the agreed drainage Strategy (Ref: MAC 170-FRA-03 May 2021) 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.
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. Infiltration through contaminated land has the potential to impact on groundwater quality.
(Policies CC3, CC5 and CC8, CBLP July 2021, and Sections 14 and 15, NPPF July 2021 and its supporting technical guidance) |
23)
Prior to the occupation of the dwellings hereby approved, the developer shall submit for the approval in writing of 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 confirmation 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.
(Policies CC3 and CC5, CBLP July 2021, and Section 14, NPPF July 2021 and its supporting technical guidance) |
24)
The development hereby approved shall not commence until the following has been 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 by the Phase 1 Desk Study);
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, to protect and prevent the pollution of controlled waters associated with current and previous land uses, and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
(Policy CC8 ,CBLP July 2021, and Section 15, NPPF July 2021) |
25)
Prior to the occupation of the dwellings hereby approved, a Validation Report shall be submitted 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.
(Policy CC8 ,CBLP July 2021, and Section 15, NPPF July 2021) |
26)
The windows in the first floor side elevations of the dwellings hereby approved shall be permanently fitted with obscured glass of a type to substantially
restrict vision through them at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the
floor of the rooms in which the windows are installed.
Reason: To safeguard the privacy of occupiers of adjoining properties.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
27)
The development hereby approved shall not commence until an updated Sustainability Statement has been submitted to and approved in writing by the Local Planning Authority providing details of the following sustainability measures:
- minimum 10% carbon emission reduction over the Building Regulations;
- maximise on opportunities for renewable energy generation - even if renewable technologies will not be used to achieve the target emission reduction. This is to ensure that future occupants can easily install renewable energy generation technologies and enable the transition to a low carbon future (NPPF 2021).
- the higher water efficiency standard of 110 litres per person per day;
- climate resilience to ensure that dwellings are not at risk of overheating or flooding.
Development shall proceed in accordance with the approved Sustainability Statement.
Reason: In order to ensure sustainability of the development and to minimise the impact of the development on climate.
(Policy CC1, CBLP July 2021, and Section 14, NPPF July 2021) |
28)
The development hereby approved shall not commence until details of boundary treatments have been submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details and thereafter retained.
Reason: To safeguard the appearance of the completed development and to prevent incursion and access into Landpark Wood.
(Policies EE2 and EE4, CBLP July 2021, and Sections 12 and 15, NPPF July 2021) |
29)
The development hereby approved shall not commence until a plan showing the locations of fire hydrants within the site to ensure that no dwelling is further than 90m from the nearest hydrant shall be submitted to and approved in writing by the Local Planning Authority. No dwellings shall be occupied until the fire hydrants have been installed, and shall thereafter be retained.
Reason: To protect the amenity of future occupants of the proposed flats.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
30)
Notwithstanding the provisions of Part 1, Classes A, B and C of Schedule 2 to 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 extensions, or alterations to the roofs of the
dwellings hereby permitted, shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the openness of the Green Belt and to ensure appropriate development in the Chilterns AONB.
(Policies SP4 and EE7, CBLP July 2021, and Sections 13 and 15, NPPF July 2021) |
31)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the dwellinghouses without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the openness of the Green Belt and to ensure appropriate development in the Chilterns AONB.
(Policies SP4 and EE7, CBLP July 2021, and Sections 13 and 15, NPPF July 2021) |
32)
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 July 2021) |
33)
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 July 2021) |
34)
Prior to the construction of vehicular parking areas associated with the dwellings hereby approved, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles.
(Policy T5, CBLP July 2021, and Section 9, NPPF July 2021) |
35)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers RDC1091_106, 1215/2413/1, 1215/2413/2, RDC22221-01, RDC1091-PL110, RDC1091-PL301 Revision B, RDC1091-PL201 Revision B, RDC1091-PL204 Revision A, RDC1091-PL205 Revision A, RDC1091-PL206 Revision A, RDC1091-PL207 Revision A, RDC1091-PL208 Revision A, RDC1091-PL211 Revision A, RDC1091-PL212 Revision A, RDC1091-PL213, RDC1091-PL214, RDC22221 09 Revision D, RDC22221 03 Revision B, RDC1091-PL100 Revision G, 170-TA19 Revision A, 170-TA20 Revision A, 170-TA21 Revision A and 170-TA14.
Reason: To identify the approved plans and to avoid doubt. |
36)
Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.
Reason: To protect and prevent the pollution of controlled waters associated with current and previous land uses.
(Policy CC8 ,CBLP July 2021, and Section 15, NPPF July 2021) |
37)
The development hereby approved shall not commence until details of a sign designed to be suitable to the location and to be displayed at the entrance to the site, advising of the sensitivity of the site location and explaining fully the need to avoid excessive external lighting in private gardens, have been submitted to and approved in writing by the Local Planning Authority. No dwelling hereby approved shall be occupied until the approved sign has been displayed, and shall thereafter be retained.
Reason: To avoid light disturbance to wildlife, and to limit light impact in the Chilterns AONB.
(Policies EE2 and EE5, CBLP July 2021, and Section 15, NPPF July 2021) |
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