| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 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 approval of the details of the access, appearance, landscaping, layout and scale of the development within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015 |
3)
No residential unit shall be first occupied until an implementation timetable for all hard and soft landscaping, in full accordance with the Landscaping details approved under Condition 2 and a five-year Landscape Maintenance and Management Plan from the date of its implementation have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the management body, who will be responsible for delivering the approved landscape maintenance and management plan. All landscaping shall be implemented in accordance with the approved implementation timetable and shall be maintained and managed in accordance with the approved maintenance and management plan following its implementation.
Reason: To ensure a satisfactory standard of development and to safeguard the future landscaping proposals on site. |
4)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
CSA/4275/104 Rev A Site Location Plan (November 2020)
Highway Statement ref: 662752 (November 2020)
Pre-Development Tree Survey ref: AAS/0198 Rev 02 (30th November 2020)
Flood Risk Assessment & Sustainable Drainage Strategy ref: 2556 (December 2020)
Archaeological Field Evaluation and Heritage Statement ref: 2021/53 Version 1.0 (11th May 2021)
Agricultural Land Classification and Farming Circumstances Report ref: 001 (07th December 2020)
Heritage Impact Statement (no ref) (December 2020)
Preliminary Ecological Appraisal ref: B20065 (17th September 2020)
Reason: To identify the approved plan/s and to avoid doubt. |
5)
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) |
6)
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) |
7)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until full details of the location and substantial protective fencing for the protection of any trees, hedges or other such landscaping feature to be retained on site, has been submitted to and approved in writing by the Local Planning Authority and the fencing has been erected in the positions shown on the approved drawing. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made.
Reason: To safeguard existing trees and hedgerows.
(Sections 12 & 15, NPPF) |
8)
No development shall commence until a detailed Site Specific Arboricultural Method Statement has been submitted to and approved in writing by the local planning authority. The proposed development shall be carried out in strict accordance with the details thereby approved.
Reason: To safeguard existing trees and hedgerows.
(Sections 12 & 15, NPPF) |
9)
Notwithstanding the details submitted in connection with Condition 8 of this permission, and for the avoidance of doubt, no removal of hedgerows, trees or shrubs shall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation for active birds' nests immediately before the vegetation is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the local planning authority.
Reason: To safeguard existing trees, hedgerows and biodiversity.
(Sections 12 & 15, NPPF) |
10)
No development shall commence until a detailed Ecological Enhancement Strategy which shall be in broad accordance with the "Preliminary Ecological Appraisal Project Number B20065 (September 2020)" has been submitted to and approved in writing by the local planning authority. The scheme shall ensure landscape visual impacts are suitably mitigated and that Ecological, habitat and small-scale species enhancement measures in accordance with the Preliminary Ecological Appraisal would deliver a net gain for biodiversity. The Ecological Enhancement Strategy shall include the following:
Purpose and conservation objectives for the proposed works;
review of site potential and constraints;
detailed design(s) and/or working method(s) to achieve stated objectives;
extent and location/ area of proposed works on appropriate scale maps and plans (including elevation plans);
type and source of materials to be used where appropriate, e.g. native species of local provenance;
timetable for implementation demonstrating that works are aligned to the proposed phasing of development;
persons responsible for implementing works;
details of after-care and long-term maintenance and management of all soft landscaping and ecological enhancement measures;
details for monitoring and remedial measures;
details for disposal of any wastes arising from works.
The approved Ecological Enhancement Strategy shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.
Reason: Details are required prior to the commencement of development to safeguard the character and appearance of the area including the intrinsic character and beauty of the Countryside, to ensure that the appearance of the development would be acceptable, as well as to ensure a net gain for biodiversity, in accordance with Policies EE2, EE4 and HQ1 of the Central Bedfordshire Local Plan (2021) |
11)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
1. A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
2. A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
3. A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
4. If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
5. A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 11 of the National Planning Policy Framework, and in order to protect human health and the environment |
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: MTC 2556 FRA and DS, December 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 their submission 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 167 and 169 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 HCWS 161, 18th December 2014. |
14)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority. The WSI shall include the following components:
method statements for the investigation of all archaeological remains present at the site
method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
an outline strategy for post-excavation assessment, analysis and publication, including details of the timetable for each stage of the post-excavation works
Part B: The said development shall only be implemented in full accordance with the approved WSI and this condition shall only be fully discharged when:
it has been confirmed in writing by the Local Planning Authority that all elements of the archaeological fieldwork have been completed
a Post Excavation Assessment report and an Updated Project Design or a final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within twelve months of the completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
the post-excavation analysis as specified in the approved Updated Project Design (if a UPD is prepared); the preparation of the site archive ready for deposition at a store approved by the Local Planning Authority; the preparation of an archive report and the submission of a publication report have all been completed. This shall be done within two years of the conclusion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority.
Reason: This condition is pre-commencement as a failure to secure archaeological investigation in advance of development and to make the record of that work publicly available would be contrary to paragraph 205 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). Chapter 16, NPPF (2019). |
15)
Within the submission of any reserved matters application, details of the existing and final ground levels and slab levels for buildings has been submitted to and approved in writing by the Local Planning Authority. The details shall include a detailed topographical survey of the site and adjacent land. The development shall be carried out in full accordance with the approved details.
Reason: Details are required prior to the commencement of development to ensure that an acceptable relationship results between the new development and adjacent buildings, private amenity spaces and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF |
16)
The development hereby permitted shall not be occupied or brought into use until the details of any external lighting to be installed on the site, including the design of any lighting unit, 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 external lighting shall accord with the objectives of Policy RC8 of the Sutton Neighbourhood Plan and shall be installed in accordance with the approved details
Reason: To protect the dark skies character and the visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
17)
All dwellings hereby approved must comply with the water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
18)
No works above slab level shall take place and no construction of hard surfacing shall take place, until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrant(s) at the development. Prior to the first occupation of a dwelling the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: To ensure appropriate access to fire hydrants for use in the event of emergency in accordance with Section 12 of the NPPF. |
19)
Within the submission of any reserved matters application a Development Parameters Scheme for the self-build dwellings within the scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall set out the guiding principles to be applied in the design of any dwelling, associated structures, hard surfaces and landscaping to be constructed pursuant to this planning permission. The scheme shall include, but not be limited to: maximum building height, built form, materials, plot coverage, set back from plot boundaries, boundary treatment, access and parking facilities and, protection of existing trees and hedges. The design of each self-build dwelling the subject of this permission shall be developed in accordance with the approved Development Parameters Scheme.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
20)
No works above ground level, notwithstanding the details submitted with the application, shall be undertaken until details of the materials to be used for the external walls, roofs, rainwater goods, facia boards, architectural detailing and windows/doors of the development, hereby approved, shall be submitted to the Local Planning Authority for approval in writing. 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 in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
21)
No works above slab level shall be undertaken until a Sustainability Statement has been submitted to the Local Planning Authority for approval in writing. The Statement shall demonstrate the development's compliance with policies CC1 and HQ1 as minimum and shall include those measures to be incorporated into design to go above and beyond policy requirements. The details thereby approved shall be installed within the development, prior to the occupation of the first dwelling.
Reason: In order to ensure sustainability of the development and to minimise the development's impact on climate, in accordance with Policies CC1 and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
22)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, any garage accommodation to be erected on the site shall not be used for any purpose, other than as garage accommodation, 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 |
23)
Within the submission of any reserved matters application, details of the access/junction arrangements, including tracking diagrams, shown for indicative purposes on drawing no. 662752-10-01, shall be clearly set out and no dwelling approved under any subsequent reserved matters application shall be brought into use until such time as the agreed works, including the provision of 2.4m x 43.0m visibility splays, clear of all obstruction, have been implemented.
Reason: To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety. |
24)
Any subsequent reserved matters application shall include details of the 2.0m wide footways and footway connections to the bus stops and existing public highway footways, including pedestrian crossovers and tactile paving to be approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway. No dwelling approved under any subsequent reserved matters application shall be brought into use until such time as the approved footway works, have been implemented.
Reason: In the interests of road safety and pedestrian movement |
25)
Any subsequent reserved matters application shall include the following:
Vehicle parking and garaging in accordance with the councils standards applicable at the time of submission
Cycle parking and storage in accordance with the councils standards applicable at the time of submission
A refuse collection point located at the site frontage outside of the public highway and any visibility splays
A vehicular turning area within the curtilage of all premises taking access directly from the public highway
Reason: To ensure the development of the site is completed to provide adequate and appropriate highway arrangements at all times |
26)
No development above slab level shall take place until a scheme for the charging of electric and ultra-low emission vehicles has been submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with the details on drawing number 2317-L3AQ and shall include details of active and passive infrastructure, as well as timescales/ triggers for implementation of the infrastructure. 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 112 of the National Planning Policy Framework (2021). |
27)
As part of any future reserved matters submission, details of the housing types and tenures proposed shall be submitted to the Local Planning Authority for approval and shall accord with the most up evidence which demonstrates the development meets the housing need. The development shall be constructed in accordance with the approved details.
Reason: To provide a mix of housing, in accordance with Policy H1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
28)
For the avoidance of doubt, the number of dwellings within the development hereby permitted shall not exceed 21.
Reason: To ensure a satisfactory standard of development. |
29)
Prior to the commencement of development hereby approved, a Construction Traffic Management Plan shall be submitted to and approved by the Local Planning Authority. Construction of the development shall be carried out in full accordance with the approved Construction Traffic Management Plan.
Reason: To safeguard against any damage occurring to important heritage assets at Sutton Ford and Packhorse Bridge |
30)
No dwelling hereby approved shall be first occupied until a detailed Residents Travel Plan, has been submitted to and approved in writing by the Local Planning Authority.
Reason: To reduce reliance on the private car by promoting sustainable modes of transport including walking, cycling and public transport. |
31)
Notwithstanding the provisions of Part 1, Class B of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions or alterations to the roof(s) (which for the avoidance of doubt includes the insertion of rooflights or other such window openings) of any dwelling house hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building(s) and potential light spill, in the interests of the amenities of the area.
(Section 12, NPPF) |
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