| 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 development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs and fenestration 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 occupied until a detailed landscaping scheme to include all hard and soft landscaping (including plants species and size specifications) and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme 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 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 windows shown on the elevation plans (119317-CDP-ZZ-XX-DR-A-2302-P3, 119317-CDP-ZZ-XX-DR-A-2303-P3 and 119317-CDP-ZZ-XX-DR-A-2301-P3) as being obscurely glazed shall be permanently fitted with obscured glass of a type to substantially restrict vision through it 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. No further windows or other openings other than shown on the approved plans shall be formed in the building without written consent from the Local Planning Authority.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
5)
No development shall commence until details of the improvements to the junction of the proposed vehicular access with the highway have been approved by the Local Planning Authority and no building shall be occupied until the 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 the premises. |
6)
Before the access is first brought into use a triangular vision splay shall be provided on each side of the new access 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 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 footway level.
Reason
To provide adequate visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
7)
The maximum gradient of the vehicular access shall be 8% (1 in 12).
Reason
In the interests of the safety of persons using the access and users of the highway. |
8)
Any gates provided shall open away from the highway and be set back a distance of at least 8.0m from the nearside edge of the carriageway of the adjoining highway.
Reason
To enable vehicles to draw off the highway before the gates are opened. |
9)
The development hereby approved shall not be occupied until details of cycle parking for visitors have been approved by the Local Planning Authority and constructed in accordance with the approved details.
Reason
In order to promote sustainable modes of transport. |
10)
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 a manner to the Local Planning Authority's written approval.
Reason
In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway. |
11)
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) |
12)
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 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. The final detailed design shall be based on the agreed drainage Strategy (Ref: Drawing 119317-CDP-ZZ-B1-DR-C-2001 by Concertus August 2020) 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, in accordance with para 163 and 165 of the NPPF and its supporting technical guidance. |
13)
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. |
14)
No above ground construction for the development approved by this permission shall take place until a further Phase 2 investigation and report, as recommended by the previously submitted EPS Phase 1 Geo-Environmental Desk Study report (dated 20th March 2017) (Ref: UK17.2600) to supplement the findings of the Phase 2 Site Investigation Report produced by Geosphere Environmental (Ref:4794,GI,EC,AR,SK/GROUND/GF,SG/01-09-20/V1) dated 1st September 2020, has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the further phase 2 investigation and report, a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal 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 action.
Reason: To protect human health and the environment |
15)
Where remediation works are found to be necessary under condition 14 above, prior to any occupation of the development 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 the environment |
16)
No development shall commence until the applicant has submitted a Materials Management Plan for the importation, movement, re-use and/or removal and subsequent disposal of any ground materials to be used during the course of the development. Should any ground contamination be found then this shall be dealt with in accordance with an approved remediation strategy and verified by means of a validation report submitted to and approved in writing by the Local Planning
Authority prior to the occupation of the development hereby approved.
Reason: To protect human health and the environment |
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)
No development shall take place until an acoustic assessment of neighbouring land uses has been undertaken and a scheme for protecting the proposed residential care home from noise from any significant neighbouring noise sources has been submitted to and approved in writing by the local planning authority. The residential care home shall not 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 ensure a suitable noise environment is provided for the proposed use, and to protect the amenity of future occupiers of the residential care home |
19)
Prior to any hereby permitted use commencing, a scheme shall be submitted for approval to the Local Planning Authority to demonstrate that the rating level of sound emitted from any external fixed plant and/or machinery associated with the development shall not exceed the existing background sound level at any sound sensitive premises. All measurements shall be made in accordance with BS4142:2014 (as amended).
Reason: To protect the amenity of neighbouring occupiers and occupiers of the care home. |
20)
Equipment shall be installed to effectively suppress and disperse fumes and/or odours produced by cooking and food preparation, and the equipment shall be effectively operated for so long as the commercial food use continues. Full details of the method of odour abatement and all odour abatement equipment to be used, including predicted noise levels of the equipment in operation, shall be submitted to and approved by the Local Planning Authority prior to the installation of the equipment. The approved equipment shall be installed and in full working order to the satisfaction of the Local Planning Authority prior to the use hereby permitted commencing.
Reason: In order to prevent the adverse impact of noise and odours arising from cooking activities
on the amenity of nearby residents. |
21)
Prior to the occupation of the development, details of any external lighting to be installed on the site, including the design of the lighting unit, 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. Only the details thereby approved shall be implemented.
Reason: To protect the amenity of neighbouring occupiers |
22)
No development shall take place until an ecological enhancement strategy (EES) has been submitted to and approved in writing by the local planning authority. The EES shall include the following;
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 bee bricks boxes to be erected in accordance with RSPB guidelines on appropriate scale maps and plans
d) Type and source of materials to be used where appropriate, e.g. native species of local provenance.
e)Timetable for implementation demonstrating that works are aligned with proposed phasing of development.
f) Details of initial aftercare and long-term maintenance.
The EES shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter. |
23)
The development must take full advantage of opportunities to generate renewable energy on-site, reduce energy and water consumption in line with policy BE8 requirements. Pior to development a Sustainability Statement must be submitted in writing and agreed with the Local Planning Authority to ensure appropriate measures and sustainability standards are met. A Post-contruction Verification Report is to be submitted within 6 months of occupation of the building to confirm that agreed standards have been achieved.
Reason: In order to ensure sustainability of the development and to minimise development's impact on climate, in accordance with Policy BE8 of the adopted Local Plan and the NPPF.' |
24)
The development shall not be occupied or brought into use until the parking scheme and electric vehicle charging points shown on Drawing No.119317-CDP-ZZ-XX-DR-L-2007-P1 has been completed. The scheme shall thereafter be retained for this purpose.
Reason: To ensure provision for car parking clear of the highway and to ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with section 4 of the National Planning Policy Framework. |
25)
The boundary treatment shall be completed in accordance with the approved plan numbers 119317-CDP-ZZ-XX-DR-L-2100-P1 before the building 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) |
26)
Prior to the installation of the trellis privacy screens on the balconies on the rear and side elevation as shown on the elevations plans (119317-CDP-ZZ-XX-DR-A-2005-P6, 119317-CDP-ZZ-XX-DR-A-2302-P3, 119317-CDP-ZZ-XX-DR-A-2303-P3 and 119317-CDP-ZZ-XX-DR-A-2301-P3) of the building hereby permitted, details of the specification of the privacy screens shall be submitted to and approved in writing by the Local Planning Authority. The privacy screens shall be installed as approved prior to the occupation of the building and should any become damaged and need replacement shall be replaced with privacy screens of the same specification for the perpetutity of the development.
Reason: To ensure suitable privacy is retained between the future occupiers and the neighbouring residents. |
27)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 119317-CDP-XX-XX-DR-A-2201-P1, 119317-CDP-ZZ-00-DR-A-2001-P4, 119317-CDP-ZZ-01-DR-A-2002-P4, 119317-CDP-ZZ-02-DR-A-2003-P4, 119317-CDP-ZZ-R1-DR-A-2004-P2, 119317-CDP-ZZ-XX-DR-A-2005-P6, 119317-CDP-ZZ-XX-DR-A-2006-P2, 119317-CDP-ZZ-XX-DR-A-2008-P2, 119317-CDP-ZZ-XX-DR-L-2100-P1, 119317-CDP-ZZ-XX-DR-L-2007-P1, 119317-CDP-ZZ-XX-DR-C-2002-P1, 119317-CDP-ZZ-OO-DR-A-2009-P1, 119317-CDP-ZZ-XX-DR-L-2003-P1, 119317-CDP-ZZ-XX-DR-L-2004-P1, 119317-CDP-ZZ-XX-DR-A-2007-P4, 119317-CDP-ZZ-XX-DR-A-2012-P1, 119317-CDP-ZZ-XX-DR-L-2005-P2, 119317-CDP-ZZ-XX-DR-L-2002-P1, 119317-CDP-ZZ-XX-DR-L-2007-P1, 119317-CDP-ZZ-XX-DR-A-2302-P3, 119317-CDP-ZZ-XX-DR-A-2303-P3 and 119317-CDP-ZZ-XX-DR-A-2301-P3.
Reason: To identify the approved plan/s and to avoid doubt. |
28)
Development shall not begin until details of the relocation and improvements to the Eastbound Bus Stop have been approved in writing by the Local Planning Authority and no building shall be occupied until that bus stop has been relocated 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. |
29)
The development shall not be occupied until a residential travel plan has been submitted to and approved in writing by the Local Planning Authority, such a travel plan to include details of:
Predicted travel to and from the site and targets to reduce car use.
Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks.
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport (including the use of signage within the site to promote such activity).
A screen permanently displaying the public transport serves along Hockliffe Road in real time (so long as the Council's / bus companies realtime infrastructure allows for private displays at the point in time the Travel Plan is delivered).
Timetable for implementation of measures designed to promote travel choice.
Plans for monitoring and review, annually for a period of 5 years at which time the obligation will be reviewed by the planning authority.
Details of provision of cycle parking in accordance with County Council guidelines.
Details of marketing and publicity for sustainable modes of transport to include site specific welcome packs. Welcome packs to include walking, cycling, public transport and rights of way information.
Details of the appointment of a travel plan co-ordinator.
No part of the development shall be occupied prior to implementation of those parts identified in the Travel Plan [or implementation of those parts identified in the Travel Plan as capable of being implemented prior to occupation]. Those parts of the approved travel plan that are identified therein as being capable of implementation after occupation shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied.
Reason
To reduce reliance on the private car by promoting public transport and sustainable modes of transport. |
30)
No development shall take place until details of the existing and final ground and slab levels of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties and their gardens, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and their gardens.
(Section 12, NPPF) |
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