| 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)
Prior to the commencement of the development hereby permitted, details of all external materials to be used shall be submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved materials.
Reason: To safeguard the appearance of the completed development and to ensure it is finished externally with materials in the interests of the visual amenities of the locality.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
3)
Prior to the commencement of the development hereby permitted, details of proposed landscaping and trees in all areas of the site, including tree planting adjacent to the southern boundary and hedging, as well as green roofs on the bike and bin storage areas, with a landscape management plan, shall be submitted to and approved in writing by the Local Planning Authority. The approved proposed landscaping and trees shall be implemented by the end of the full planting season immediately following the first occupation of the development (a full planting season means the period from October to March). The landscaping and trees shall subsequently be maintained and retained in accordance with the agreed management plan, 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.
(Policy HQ1, CBLP July 2021, and Sections 12 & 15, NPPF July 2021) |
4)
Prior to the commencement of the development hereby permitted, the installation and positioning of tree protection barriers shall be carried out in strict accordance with ''Tree Survey Report'' (RGS Arboricultural Consultants, December 2020). The tree protection barriers shall then remain securely in position throughout the entire course of development works.
Reason: To maintain an adequate and secure Construction Exclusion Zone around retained trees, so as to protect their root systems from damage incurred from all development works.
(Policy EE4, CBLP July 2021, and Section 15, NPPF July 2021) |
5)
Throughout the course of development works, all working methodology and site supervision shall be carried out in accordance with the recommendations stipulated in the ''Tree Survey Report'' (RGS Arboricultural Consultants, December 2020).
Reason: To ensure full compliance of the Arboricultural Method Statement, so that the appropriate working methodology and procedures are correctly adopted in the course of all development works, in the interests of good arboricultural practice.
(Policy EE4, CBLP July 2021, and Section 15, NPPF July 2021) |
6)
Prior to the commencement of the development hereby permitted, details of the precise route and surface material of the proposed 2.5m wide pedestrian and cycle pathway link through the application site, to form part of the Leighton Buzzard Green Wheel, shall be submitted to and approved in writing by the Local Planning Authority. Where the pathway is within the Root Protection Area (RPA) of an English Oak tree with a Tree Preservation Order (TPO), identified as T5 in ''Tree Survey Report'' (RGS Arboricultural Consultants, December 2020), it shall be of 'no dig' construction. The pathway shall be constructed and retained in accordance with the approved details.
Reason: To provide pathway connectivity, to form part of the Leighton Buzzard Green Wheel, and to protect the root system of English Oak T5.
(Policy EE4, CBLP July 2021, and Section 15, NPPF July 2021) |
7)
Prior to the commencement of the development hereby permitted, detailed plans and sections of the proposed road(s), including gradients, surface material, and method of surface water disposal, shall be submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until the section of road which provides access has been constructed (apart from final surfacing) in accordance with the approved details.
Reason: To ensure that the proposed roadworks are constructed to an adequate standard.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
8)
Prior to the first occupation of the development hereby permitted, all triangular vision splays shall be provided on each side of the access on to the new road and shall measure 1.8m along the fence, wall, hedge or other means of definition of the front boundary of the site, and shall measure 1.8m into the site at right angles to the same line along the side of the new access drive. The vision splays so described shall be maintained free of any obstruction to visibility exceeding a height of 0.6m 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 them.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
9)
Prior to the first occupation of the development hereby permitted, a Residential Travel Plan shall be submitted to and approved in writing by the Local Planning Authority; such a Travel Plan shall 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 pedestrian, cycle and public transport networks.
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport.
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 Local Planning Authority.
Details of provision of cycle parking in accordance with Local Planning Authority guidelines.
Details of marketing and publicity for sustainable modes of transport to include site specific welcome packs. Welcome packs shall include walking, cycling, public transport and rights of way information.
Details of the appointment of a travel plan co-ordinator.
The development shall not be occupied prior to implementation of those parts identified in the approved 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.
(Policy T1, CBLP July 2021, and Section 9, NPPF July 2021) |
10)
If the proposed road(s) are not constructed to the full length and layout illustrated on the approved plan, a temporary turning space for vehicles shall be constructed within the site in a position to be submitted to and approved in writing by the Local Planning Authority before any building taking access from the road is occupied.
Reason: To avoid the need for vehicles to reverse into or from the highway in the interest of road safety.
(Policy T2, CBLP July 2021, and Section 9, NPPF July 2021) |
11)
Prior to the commencement of the development hereby permitted, a scheme for protecting the proposed flats from noise arising from adjacent road traffic, industrial and commercial sources shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall follow the recommendations identified in the Noise Assessment Report (Spectrum Acoustic Consultants, ref AP1295/19233/Rev 2, 14 January 2021). None of the flats shall 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 protect the amenity of future occupants of the proposed flats.
(Policies CC8 and HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
12)
Prior to the commencement of the development hereby permitted, details of a Ventilation Scheme for the proposed flats shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall enable appropriate internal ambient noise levels to be achieved whilst ventilation is provided at the minimum whole building rate as described in the Building Regulations Approved Document F. The scheme shall ensure that the thermal comfort criteria defined in the Chartered Institute of Building Engineers (CIBSE) Environmental Design Guide A (2006) is achieved with windows closed where required to meet the noise standards for road noise. None of the flats shall 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 protect the amenity of future occupants of the proposed flats.
(Policies CC8 and HQ1, CBLP July 2021, and Section 12, NPPF July 2021) |
13)
Prior to the commencement of the development hereby permitted, a scheme to deal with contamination of land/ground gas/controlled waters shall be 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 10175:2011 Investigation 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 order to protect human health and the environment.
(Policy CC8, CBLP July 2021, and Section 15, NPPF July 2021) |
14)
Prior to the first occupation of the development hereby permitted, a minimum of 9 electric vehicle charging points for the proposed flats together with passive provision for electric car charging for the remainder of the proposed flats (i.e. the infrastructure is in place to enable electric charging) shall be provided and shall thereafter be retained.
Reason: To promote sustainable modes of transport and to protect local air quality.
(Policy T5, CBLP July 2021, and Sections 9 and 15, NPPF July 2021) |
15)
The development hereby permitted shall be constructed in accordance with the Sustainability Statement (Low Carbon Box, ref 20020, Rev A - 10 November 2020), and prior to first occupation of the flats evidence to demonstrate that the standards set out in the Sustainability Statement have been achieved shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure sustainability of the development and to minimise the impact of the development on climate change.
(Policy CC1, CBLP July 2021, and Section 14, NPPF July 2021) |
16)
The discharge rate from the development hereby permitted shall be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Buckingham and River Ouzel Internal Drainage Board. The final detailed design shall be based on the agreed Drainage Statement (Chiltern Design, ref DS/749) 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 in writing.
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.
(Policies CC3 and CC5, CBLP July 2021, and Section 14, NPPF July 2021) |
17)
Prior to first occupation of the flats hereby permitted, a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, shall be submitted to and approved in writing by the Local Planning Authority, and the approved surface water drainage scheme shall be 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.
(Policy CC5, CBLP July 2021, and Section 14, NPPF July 2021) |
18)
Prior to the commencement of the development hereby permitted, a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the Local Planning Authority. Prior to first occupation of the flats, the foul water drainage works shall be carried out in complete accordance with the approved scheme.
Reason: To prevent environmental and amenity problems arising from flooding.
(Policy CC6, CBLP July 2021, and Section 15, NPPF July 2021) |
19)
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) |
20)
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) |
21)
Prior to the commencement of the development hereby permitted, a plan showing the locations of a water main and fire hydrants within the site shall be submitted to and approved in writing by the Local Planning Authority. Prior to first occupation of the flats, the water main and fire hydrants shall be installed and thereafter retained.
Reason: To protect the amenity of future occupants of the proposed flats.
(Section 12, NPPF July 2021) |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL-01 Rev G, PL-02 Rev A and PL-04 Rev A.
Reason: To identify the approved plans and to avoid doubt. |
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