| 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 shall take place above ground level, notwithstanding the details submitted with the application, until details of the materials to be used for the road surface, pedestrian footways (including steps and ramps), handrails, cycle and motorcyle parking, retaining walls and boundary treatment 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)
The development hereby approved shall not be brought into use until details of all hard and soft landscaping for the areas hatched blue and orange on Plan Nos. 60623681-F001-1003-01REV P3 Softworks Plan Sheet 1 60623681-F001-1003-02 REV P3 Softworks Plan Sheet 2 and a scheme for landscape maintenance for a period of five years following the implementation of the approved landscaping details have been submitted to and approved in writing by the Local Planning Authority. The approved details of hard and soft landscaping 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 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) |
4)
The planting and landscaping scheme shown on Plan Nos. 60623681-F001-1003-01REV P3 Softworks Plan Sheet 1 60623681-F001-1003-02 REV P3 Softworks Plan Sheet 2 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 and visual amenity across the site.
(Policy DM3 CSDMP and Sections 12 & 15, NPPF) |
5)
Development shall not commence until design details for the Ghost Right Turn junction shown on Plan No. 60623681-F001-100-01 Rev C have been accepted and approved by the Local Planning Authority in consultation with the Local Highway Authority and no part of the works shall be operated 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. |
6)
The development hereby approved shall not be brought into use until the revised road layout on Steppingley Road, including the access to and from the Train Station and into the Tescos Car Park has been constructed in accordance with approved Plan Nos. 60623681-F001-100-01-C and 60623681-F001-100-02-A.
Reason: In the interests of highway and pedestrian safety to ensure appropriate and safe access to the site. |
7)
Before the development is brought into first use, details of the visibility splay shall be provided at the junction of the access with the public highway for approval by the Local Planning Authority. The minimum dimensions to provide the required splay line shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43m measured from the centre line of the proposed access along the line of the channel of the public highway to the northern side of the access on Steppingley Road. 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). |
8)
The relocated secure and covered parking of cycles and motorcycle parking on the site shall be fully installed before the development is first brought into use and thereafter retained for this purpose.
Reason:
To ensure the provision of adequate cycle and motorcycle parking to meet the needs of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
9)
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) |
10)
The development hereby approved shall not commence until a Phase 2 investigation report, as recommended by the previously submitted AECOM Ltd phase 1 report dated August 2020 (Ref: 60623681), has been submitted to and approved in writing by the Local Planning Authority. In addition a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:
1. A Preliminary Risk Assessment (PRA) including a Conceptual Site Model (CSM) of the site indicating potential sources, pathways and receptors, including those off site.
2. The results of a site investigation based on (1) and a detailed risk assessment, including a revised CSM.
3. Based on the risk assessment in (2) an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as
necessary.
4. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy in (3). The long term monitoring and maintenance plan in (3) shall be updated and be implemented as approved.
Reason:
To protect human health and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements. |
11)
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The
remediation strategy shall be implemented as approved.
Reason:
To protect human health and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements. |
12)
The development hereby approved shall not be brought into use until a validation report is 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. |
13)
The development hereby approved shall not commence until a scheme for surface water drainage has been submitted to and approved in writing by the Local Planning Authority. This shall include evidence of sufficient soakage rate to allow the development to discharge to the existing drainage. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The development shall be carried out in accordance with the approved scheme for surface water drainage.
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. To protect human health and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements. |
14)
The development hereby approved shall not be brought into use 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, has been submitted to and approved in writing by the Local Planning Authority and until 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. |
15)
The development hereby approved shall not be brought into use until a Public Art Scheme has been submitted to and approved in writing by the Local Planning Authority. The approved Public Art Scheme shall be implemented in full prior to the development being brought into use and shall be retained thereafter for the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of visual amenity, promoting local distinctiveness and creating a sense of place, in accordance with Policy DM3 CSDMP and Chapter 12 of the NPPF. |
16)
The development hereby approved shall not be brought into use until a scheme for the provision of CCTV across the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a plan demonstrating the location of any CCTV equipment, its coverage, specification and ongoing management and maintenance. The approved scheme shall be fully implemented prior to the development being brought into use and shall be retained thereafter for the lifetime of the development.
Reason: To reduce the risk of crime, disorder and fear of crime in accordance with paragraph 127 of the NPPF. |
17)
The development hereby approved shall not be brought into use until a scheme for the provision of lighting across the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a plan demonstrating the location of any lighting (including lighting columns, handrail / pedestrian level lighting and lighting to the cycle, motorcycle and car park areas), its coverage, specification and ongoing management and maintenance. The approved scheme shall be fully implemented prior to the development being brought into use and shall be retained thereafter for the lifetime of the development.
Reason: In order to provide safe, inclusive and appropriate access to users and in order to reduce the risk of crime, disorder and fear of crime in accordance with Policy DM3 CSDMP and paragraph 127 and Chapter 12 of the NPPF. |
18)
Prior to the construction of the revised station car park 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 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 in line with paragraph 110 of the National Planning Policy Framework (2019). |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers
60623681-F001-LAN-1001 Rev P2 Urban Realm GA
60623681-F001-1003-01 Rev P3 Softworks Plan Sheet 1
60623681-F001-1003-02-Rev P2 Softworks Plan Sheet 2
60623681-F001-100-01-C Outline Design General Arrangement Sheet 1 of 2
60623681-F001-100-02-A Outline Design General Arrangement Sheet 2 of 2
60623681-F001-1002-01 P3 hardworks sheet 01
60623681-F001-1002-02 P3 hardworks sheet 02
60623681-F001-10004-01-P2 - Landscape Sections
60623681-F001-10005-01-P2 - Sections
60623681-F001-1006-01 Flitwick Interchange Demolition - Sheet 01
Reason: To identify the approved plan/s and to avoid doubt. |
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