| 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 until a landscaping scheme to include all hard and soft landscaping 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) |
3)
Prior to development, details of the finalised foundation design shall be submitted to the Local Planning Authority for approval, and shall be based on the recommendations being stipulated under "Construction" of the "Arboricultural Method Statement" (Document Ref No. AMS 01) dated 17th February 2021, and the "Tree Protection Plan" (Drawing No. Arbtech TPP.01), dated February 2021.
REASON
To ensure that building encroachment into the designated Root Protection Areas of Oak T11 and Oak T14 are mitigated by the use of a special foundation design that causes minimum damage to the root systems of these two trees, so as to ensure their health, anchorage, amenity and screening value. (Section 15 NPPF) |
4)
Prior to development, all tree protective fencing and ground boarding shall be installed and positioned in strict accordance with the requirements stipulated under "Protective Measures" of the "Arboricultural Method Statement" (Document Ref No. AMS 01) dated 17th February 2021, and the "Tree Protection Plan" (Drawing No. Arbtech TPP.01), dated February 2021. All tree protective fencing and ground boarding shall then remain securely in position throughout the entire course of development works.
REASON
To create a construction exclusion zone, or to provide ground protection where construction access is required, around all retained trees so as to protect the designated Root Protection Areas from compaction damage incurred through development activity, so as to ensure their good health, anchorage and amenity/screening value. (Section 15 NPPF) |
5)
Development shall not begin until details of the improvements to the visibility splay to the north of the junction of Dunstable Road and Studham Lane have been submitted to and approved by the Local Planning Authority. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of Studham Lane from its junction with the channel of Dunstable Road and 43m measured in a northerly direction along the line of the channel of Dunstable Road. The required vision splay shall remain free of any obstruction to visibility in excess of 0.6m in height above the adjacent channel level. No new development shall be occupied until the visibility improvements have been constructed in accordance with the approved details.
Reason: In the interests of road safety. (Section 9 NPPF) |
6)
Development shall not commence until a scheme detailing provision for on-site parking for construction workers and deliveries for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period.
Reason
To ensure adequate off street parking during construction in the interests of road safety. (Section 9 NPPF) |
7)
No development shall commence until details of a method statement of preventing site debris from being deposited on the public highway have been submitted to and approved in writing by the Local Planning Authority. The approved method statement shall be implemented throughout the construction period and until the completion of the development.
Reason: In the interests of highway safety and to prevent the deposit of mud or other extraneous material on the highway during the construction period.(Section 9 NPPF) |
8)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those of the existing building.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
9)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme [before the use hereby permitted is commenced / before the building(s) is/are occupied] and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
10)
All tree work associated with this development shall be restricted to that being stipulated under "Tree Work" of the "Arboricultural Method Statement" (Document Ref No. AMS 01) dated 17th February 2021 and the "Tree Protection Plan" (Drawing No. Arbtech TPP.01), dated February 2021, and shall be carried out in strict accordance with the recommendations.
REASON
To ensure that only the minimum tree work required to facilitate development is undertaken, so as to avoid unnecessary or poorly executed tree surgery, and thereby maintain tree health, amenity and screening value of retained trees around the site, so as to minimise adverse visual impact on the designated Area of Outstanding Natural Beauty. (Section 15 NPPF) |
11)
Throughout the course of development, all working methodology, including monitoring and site supervision, shall fully comply with the requirements stipulated in all sections of the "Arboricultural Method Statement" (Document Ref No. AMS 01) dated 17th February 2021 and the "Tree Protection Plan" (Drawing No. Arbtech TPP.01), dated February 2021.
REASON
To ensure that working practices are fully compliant at all times with the "Arboricultural Method Statement" and the "Tree Protection Plan", and are carried out in adherence to good arboricultural practice, in order to prevent damage to retained trees from ongoing construction operations and associated site activity. (Section 15 NPPF) |
12)
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 odours arising from cooking activities on the amenity of nearby residents. (Section 12 NPPF) |
13)
Details of a refuse collection point located within the site, shall be submitted to and approved by the Local Planning Authority prior to the occupation of the new development. The scheme shall be fully implemented prior to occupation of the new development 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. |
14)
Before the development is first occupied or brought into use, the parking scheme shown on plan no 20-06 10 rev E, to also include the widening of parking space no 12 to 3m in width, shall be completed and thereafter retained for this purpose.
Reason
To ensure the provision of car parking clear of the highway. (Section 9 NPPF) |
15)
Prior to the construction of vehicular parking areas associated with the approved development, 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) |
16)
The development hereby permitted shall be undertaken in full accordance with the Councils 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) |
17)
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) |
18)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 01, 02, 03, 04, 05, 06 Rev A, 07 Rev A, 08 Rev A, 09 Rev A, 10 Rev E and 11 Rev B.
Reason: To identify the approved plan/s and to avoid doubt. |
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