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Conditions or Reasons for Planning Application - CB/21/00199/REG3
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 slab level on the western part of the site, notwithstanding the details submitted with the application, until details of the final materials to be used for the external elevations and roofs 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 on the western part of the site shall not be occupied or brought into use until the parking scheme shown on Drawing No. SRCF-ORA-ZZ-XX-DR-A-1004 Rev X has been completed. The parking shall thereafter be retained for this purpose for the lifetime of the development unless otherwise agreed in writing with the Local Planning Authority.

Reason: To ensure appropriate provision for car parking clear of the public highway.
(Section 9 and 12, NPPF)
4) Before the development on the western part of the site is first brought into use, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.

Reason:
To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport.
(Section 9 and 12, NPPF)
5) The development hereby approved on the western part of the site shall not be occupied or brought into use until an updated framework travel plan has been submitted to and approved in writing by the Council, 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
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 the provision of cycle parking in accordance with 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. Site specific travel and transport information
Travel vouchers
Details of relevant pedestrian, cycle and public transport routes to/ from and within the site
Copies of relevant bus and rail timetables
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 within the Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as being capable of implementation after occupation shall be implemented in accordance with an agreed timetable and shall continue to be implemented as long as any part of the development is occupied.
Reason
To promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network.
(Section 9, NPPF).
6) Details of a refuse collection scheme (including appropriate vehicle access) for the western part of the site shall be submitted to and approved by the Local Planning Authority prior to development above slab level. The scheme shall be fully implemented prior to occupation of any dwelling 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.
7) No part of the development of the western part of the site hereby approved shall be occupied until upgraded bus stop facilities (shelters and additional footway to serve the westbound bus stop) in the vicinity of the development entrance have been provided in accordance with details of a scheme to be submitted to and approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway to the crossing.

Reason:
In the interests of road safety and pedestrian movement.
8) No part of the development of the western part of the site shall be occupied until a Puffin crossing to cater for westbound bus services along Steppingley Road has been provided in accordance with details of a scheme to be submitted to and approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway to the crossing.

Reason: In the interests of road safety and pedestrian movement, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009); Policy T1 and T2 of the Emerging Local Plan; and the NPPF.
9) The development hereby approved shall be completed in full accordance with the revised Arboricultural Impact Assessment dated 25 February 2021 report ref: P4115.1.2 and no development shall commence on site until the Tree Protection Measures as set out in Appendix 6 of report ref: P4115.1.2 have been implemented. The Tree Protection Measures shall be present throughout the entire construction period.

Reason:
To ensure that existing landscape features shown as retained are not damaged as a result of the proposed development (Sections 12, 15 NPPF and Policy DM3 of the CSDMP).
10) No development shall take place above slab level on the western part of the site until a landscaping scheme to include details of all hard and soft landscaping (including any proposed street furniture) in general accordance with the outline planting plan ref 119316-CDP-ZZ-XX-DR-L-2007-P1, (including details of the sedum roof and elevation planting), and a scheme for landscape and open space maintenance and management 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)
11) Prior to the commencement of development on the western part of the site a Sustainability Statement, demonstrating that the minimum standards of policies CS13, DM1 and DM2 have been achieved and exceeded in accordance with the Sustainability section of the Design and Access Statement, is submitted for approval to the local planning authority. A Post-verification Report is to be submitted within 12months of occupation for monitoring purposes.
Reason: In order to ensure sustainability of the development and to minimise development's impact on climate, in accordance with Policies: CS13, DM1 and DM2 of the adopted Local Plan and the NPPF. This condition is pre-commencement to ensure any sustainable construction methods proposed are agreed prior to them being implemented on site.
12) The development hereby approved on the western part of the site 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.
13) The development hereby approved on the western part of the site shall not be brought into use until a scheme for the provision of CCTV, including management and maintenance of the CCTV system has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the building being occupier and shall retained thereafter for the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority.

Reason: To reduce the risk of crime, disorder and fear of crime in accordance with paragraph 127 of the NPPF.
14) The development hereby approved to the western part of the site shall not be occupied until a scheme (based on current government policy/guidance at the time of submission) for the provision of electric charging points has been submitted to and approved in writing by the local planning authority. The charging points shall be provided in accordance with the approved scheme.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with paragraph 110 e) of the National Planning Policy Framework 2019.
15) The development hereby approved on the western part of the site shall not be brought into use until a scheme for the provision of external lighting, including details of the position of any lighting, its coverage and light spill and management and maintenance has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full prior to the building being occupier and shall retained thereafter for the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority.

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.
16) The residential units hereby approved on the western part of the site shall be restricted to the occupation by at least one person:

a) aged 55 or older, and/or persons with a physical or mental impairment that has a substantial and long-term negative effect on their ability to do normal daily activities (definition of disability under the Equality Act 2010); or
b) a widow or widower of such a person or persons.

Thereafter the identified residential dwellings shall be occupied by at least one person so described, unless otherwise approved in writing by the Local Planning Authority.

Reason: To meet the accommodation needs of older persons and those with disabilities as defined by the Equality Act 2010, in accordance with the NPPF.
17) The development hereby permitted on the western part of the site shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:

SRCF-ORA-ZZ-XX-DR-A-1001 D (Site Location Plan),
SRCF-ORA-ZZ-XX-DR-A-1002 D (Topographical Survey),

SRCF-ORA-ZZ-XX-DR-A-1004 X (Proposed Site Layout),

SRCF-ORA-00-00-DR-A-3410 C (Proposed Elevations Sheet 1 of 2),
SRCF-ORA-00-00-DR-A-3411 C (Proposed Elevations Sheet 2 of 2),

SRCF-ORA-00-00-DR-A-5301 A (Elevation Design Study - 2 Storey Bay),
SRCF-ORA-00-00-DR-A-5302 A (Elevation Design Study - ILS 3 Storey Brickwork Bay),
SRCF-ORA-00-00-DR-A-5303 A (Elevation Design Study - Core Entrance),
SRCF-ORA-00-00-DR-A-5304 A (Elevation Design Study - Care Home Entrance),
SRCF-ORA-00-00-DR-A-5305 A (Elevation Design Study - SBU / PDU Entrance),
SRCF-ORA-00-00-DR-A-5306 A (Elevation Design Study - 4 Storey Brickwork Cladding Bay),
SRCF-ORA-00-00-DR-A-5307 A (Elevation Design Study - ILS 4 Storey Gateway Corner),
SRCF-ORA-00-00-DR-A-5308 A (Elevation Design Study - Care Home - 3 storey gateway corner),

SRCF-ORA-ZZ-XX-DR-A-4110 A (Proposed Site Section Sheed 1 of 2),
SRCF-ORA-ZZ-XX-DR-A-4111 A (Proposed Site Section Sheet 2 of 2),

SRCF-ORA-00-00-DR-A-2000 M (Care Home Ground Floor Plan),
SRCF-ORA-00-01-DR-A-2000 K (Care Home First Floor Plan),
SRCF-ORA-00-02-DR-A-2000 K (Care Home Second Floor Plan),
SRCF-ORA-00-03-DR-A-2000 G (Care Home Roof Plan),
SRCF-ORA-00-XX-DR-A-2100 E (Care Home Standard Bedroom Layout),

SRCF-ORA-02-00-DR-A-2000 N (Ground Floor Layout Core and ILS),
SRCF-ORA-02-01-DR-A-2000 L (ILS First Floor Plan),
SRCF-ORA-02-02-DR-A-2000 L (ILS Second Floor Plan),
SRCF-ORA-02-03-DR-A-2000 L (ILS Third Floor Plan),
SRCF-ORA-02-04-DR-A-2000 E (ILS Roof Plan),
SRCF-ORA-02-XX-DR-A-2100 H (ILS Flat Type A),
SRCF-ORA-02-XX-DR-A-2101 H (ILS Flat Type B),
SRCF-ORA-02-XX-DR-A-2102 G (ILS Flat Type C),
SRCF-ORA-02-XX-DR-A-2103 G (ILS Flat Type D),
SRCF-ORA-02-XX-DR-A-2105 D (ILS Flat Type E),

119316-CDP-ZZ-XX-DR-L-2001-P4 (Full Landscape Proposals),
119316-CDP-ZZ-XX-DR-L-2002-P1 (Community Garden Area),
119316-CDP-ZZ-XX-DR-L-2003-P1 (Care Home Courtyard Proposal),
119316-CDP-ZZ-02-DR-L-2004-P1 (Care Home Roof Terrace Proposal),
119316-CDP-ZZ-02-DR-L-2005-P1 (Care Home & ILS Roof Terrace Proposal),
119316-CDP-ZZ-03-DR-L-2006-P1 (ILS Roof Terrace Proposal),
119316-CDP-ZZ-XX-DR-L-2007-P1 (Outline Planting Plan),

119316-CDP-ZZ-00-DR-C-9001 P1 (External Highway Improvements),
119316-CDP-ZZ-XX-DR-C-3001-P2 (Proposed Highway Levels Plan 1/3),
119316-CDP-ZZ-XX-DR-C-3002-P2 (Proposed Highway Levels Plan 2/3),
119316-CDP-ZZ-XX-DR-C-3002-P2 (Proposed Highway Levels Plan 3/3),
119316-CDP-ZZ-B1-DR-C-3004-P3 (Drainage Stategy),

119316-CDP-ZZ-XX-DR-C-6001-P1 (Site Drainage Details)
119316-CDP-ZZ-XX-DR-C-6004-P1 (Site Paving Details)

119316-DP-ZZ-XX-DR-E-4290 (External Lux Lighting Levels),

Reason: To identify the approved plan/s and to avoid doubt.
18) Application for the approval of the reserved matters relating to the land shown hatched on plan no. SRCF-ORA-ZZ-XX-DR-A-1004 Rev X (eastern part of the site) 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.
19) No development shall take within the area shown hatched on plan no SRCF-ORA-ZZ-XX-DR-A-1004 Rev X 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.
20) Any subsequent reserved matters application relating to landscape as required by Condition 19 of this permission for the eastern part of the site shall include a hard and soft landscaping scheme, including details of boundary treatments. In addition a scheme for landscape management and maintenance shall also be submitted. The landscaping shall be carried out in accordance with the details subsequently approved within the reserved matters application.

Reason: In order to ensure appropriate landscaping, including the retention of existing trees along Steppingley Road, in accordance with Policies CS16, DM14, DM15 and DM3 of the Core Strategy and Development Management Policies (2009) and the NPPF.
21) Any application under condition 19 of this permission for the approval of layout and/or landscaping, for the estern part of the site, shall include a hard surfacing phasing plan with triggers or timescales for the surfacing and completion of all internal roads, footways, cycleways and car parking within the site to accord with the Councils most relevant Highways technical guidance and no building shall be occupied until the roads and footpaths which provide access to the site from the existing highway have been laid out and constructed in accordance with the above-mentioned Guidance. . Thereafter the development shall be completed in accordance with the approved details.

Reason: To ensure that the development of the site is completed to provide adequate and appropriate highway arrangements at all times and to secure high quality development, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009); Policy T1 and T2 of the Emerging Local Plan; and the NPPF.
22) Any application under condition 19 of this permission for the approval of layout of the eastern part of the site shall include car and cycle parking in accordance with Central Bedfordshire Design Guide September 2014 or other such documents that replace them has been submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development is occupied and the car and cycle parking areas shall not thereafter be used for any other purpose.

Reason:
To ensure a satisfactory standard of development in accordance with the Central Bedfordshire Design Guide September 2014.
23) The detailed layout plans to be submitted for approval of reserved matters under Condition 19 of this permission for the eastern part of the site shall illustrate independent vehicular turning head areas for an 11.5m refuse collection vehicle as well as details of refuse collection and storage within the site.

Reason:
To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway and refuse collection to meet the needs of occupiers of the proposed development.
24) Any subequent reserved matters application persuant to condition 19 of this permission for the eastern part of the site shall include an ecological enhancement strategy (EES) for the creation of new wildlife features such as hibernacula, the erection of bird/bat and bee boxes in buildings/structures and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content of the method statement shall be informed by an up to date Ecological Appraisal of the site and include the:

a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;

The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.

Reason: Details required prior to the commencement of development to ensure development is ecologically sensitive and secures biodiversity enhancements that are integrated into the development in accordance with the National Planning Policy Framework.
25) Any application under condition 19 of this permission, relating to the eastern part of the site, for the approval of layout, scale and appearance shall include a Sustainability Statement detailing measures taken to minimise overheating of buildings, as well as details to demonstrate:

all dwellings would achieve the requirement to source 10% of energy demand from renewable or low carbon sources;
all dwellings would achieve the higher water efficiency standard of 110 litres per person per day; and
that the Care home building would achieve at least BREEAM very good standard for water and energy.

The development shall be carried out in full accordance with the approved details.

Reason: To ensure the development is resilient and adaptable to the impacts arising from climate change in accordance with Policies DM1, DM2 and CS13 of the Core Strategy and Development Management Policies (2009) and Policy CC1 of the Emerging Local Plan, as well as the NPPF.
26) Any subsequent reserved matters application made under condition 19 of this permission, for the eastern part of the site, shall include up to 30 dwellings at an appropriate mix of housing types in accordance with the Councils most recent housing need evidence base. In addition the dwellings shall be restricted to the occupation by at least one person:

a) aged 55 or older, and/or persons with a physical or mental impairment that has a substantial and long-term negative effect on their ability to do normal daily activities (definition of disability under the Equality Act 2010); or
b) a widow or widower of such a person or persons.

Thereafter the identified residential dwellings shall be occupied by at least one person so described, unless otherwise approved in writing by the Local Planning Authority.

Reason: To meet the accommodation needs of older persons and those with disabilities as defined by the Equality Act 2010, in accordance with the NPPF.
27) Any subsequent reserved matters application relating to layout, scale or appearance pursuant to condition 19 of this permission, relating to the eastern part of the site, shall include details of the existing and final ground and slab levels of the proposed dwellings. Such details shall include sections through both the site and the adjoining properties. 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 public areas.
(Section 12, NPPF)
28) The development hereby approved to the eastern part of the site shall not be occupied until a scheme (based on current government policy/guidance at the time of submission) for the provision of electric charging points has been submitted to and approved in writing by the local planning authority. The charging points shall be provided in accordance with the approved scheme.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with paragraph 110 e) of the National Planning Policy Framework 2019.
29) The outline planning permission hereby permitted, relating to the eastern part of the site, shall not be carried out except on the land showed hatched on approved plan number SRCF-ORA-ZZ-XX-DR-A-1004 Rev X.

Reason: To identify the approved plan/s and to avoid doubt.
30) No part of the development shall be occupied until the junction on to Steppingley Road 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.
31) Visibility splays shall be provided at the junction of the access with the public highway before any part of the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 59m measured from the centre line of the proposed access along the line of the channel of the public highway. 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).
32) Visibility splays shall be provided at all internal road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 25m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.

Reason:
To provide adequate visibility at road junction in the interest of road safety.
33) 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 protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
34) No development shall commence until a final detailed design of the 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), has been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be completed prior to the completion or occupation of buildings on site whichever is the sooner. The discharge rate from the development will be limited to the equivalent greenfield 1 in 1-year rate, or an appropriate rate as agreed by the IDB. The final detailed design shall be based on the agreed outline 'Flood Risk Assessment & Maintenance Schedule' (54_Flood Risk Assessment and Maintenance Schedule 18.01.2021) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be subsequently implemented and maintained as approved.
The detailed drainage design to be provided shall include, at a minimum:
A clearly labelled drainage layout plan showing pipe networks and any attenuation ponds, soakaways, geocellular storage, swales, permeable paving, etc. This plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show invert and cover levels of manholes.
The proposed impermeable area
Proposed runoff rates (l/s/ha) (if discharging off-site)
Total required volume of attenuation (m3)
Detailed SuDS proposals (type, location, size)
We will require a full set of calculations, providing evidence of all surface water retained on site for the 1 in 100-year (+40%CC). Any exceedance should be shown by flow path modelling with maximum depths and velocity.
Where an outfall discharge control device is to be used such as a vortex control or orifice, this should be shown on the plan with its dimensions and rate of discharge stated.
Calculations should demonstrate how the system operates during a 1% Annual Exceedance Probability (AEP) critical duration storm event, including an appropriate allowance for climate change and urban creep in line with the National Planning Policy Framework Technical Guidance. If overland flooding occurs in this event, a plan should also be submitted detailing the location of overland flow paths including the extent and depth of ponding.
Formal agreement from third party if discharging into their system
Land Drainage Consent from the IDB
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 165of the NPPF. This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
35) 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 a Verification Report that the 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 and that maintenance to ensure the system functions as designed for the lifetime of the development is arranged.
36) Prior to the commencement of development above ground level, a scheme shall be submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the development hereby approved being brought into use the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.

Reason: In the interests of fire safety and providing safe and accessible developments.
37) Noise resulting from any plant, machinery and equipment associated with this development shall not exceed the existing background when measured or calculated according to BS4142:2014.

Reason: To protect the amenity of neighbouring residents
38) The development hereby approved shall be completed in full accordance with the Preliminary Ecological Appraisal dated 13th January 2021 report ref: P4115.2.0. Any additional surveys required as set out in the appraisal shall be completed and submitted for approval by the Local Planning Authority prior to the commencement of development on site.

Reason:
In order to ensure appropriate protection to existing ecological features and wildlife present within the site (Chapter 15 NPPF). This condition is pre-commencement to ensure that the relevant surveys are completed prior to any habitat disturbance on the site.
39) Development shall not commence until a scheme for the provision of affordable housing as part of the development has been approved in writing by the Local Planning Authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2 of the National Planning Policy Framework or any future national policy that replaces it. The scheme shall include:

i) Details of the final tenure mix in accordance with the details submitted and considered within the application.
ii) The arrangements for the transfer of the affordable housing to an affordable housing provider or the management of the affordable housing if no Registered Housing Provider is involved;
iii) Details on the arrangements to ensure that the provision is affordable for both the initial and subsequent occupiers of the affordable housing; and
iv) The occupancy criteria used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.

Reason: Details are required prior to the commencement of development to ensure the policy compliant provision of affordable homes to meet identified needs, in accordance with Policies CS4, CS8 and DM10 of the Core Strategy and Development Management Policies (2009) and the NPPF.
40) No development shall take place until a mitigation scheme for the delivery of infrastructure projects on and/or off site to meet the additional demand for indoor sports, community facilities, community healthcare services, GP provided primary healthcare services, community healthcare services and mental health care services, arising from the development has been submitted to and approved in writing by the Local Planning Authority; or in the event of Council Land Transfer of any part of the site to a developer a Section 106 agreement has been entered into to secure financial contributions towards and/or on site provision of indoor sports, community facilities, Community healthcare services, GP provided primary healthcare services, community healthcare services and mental health care services, infrastructure, in the form of the draft heads of terms attached hereto. The mitigation scheme shall include timescales/ triggers for completion. Thereafter the mitigation scheme shall be implemented and completed in full accordance with the approved details and in accordance with the approved timescales/ triggers.

Reason: This conditions is pre commencement, to secure appropriate mitigation for the impact of the development on local infrastructure, in accordance with the NPPF.
41) 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)
42) 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)
43) Prior to any occupation of the development hereby approved, a Parking Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The Parking Management Plan shall demonstrate how parking to the development shall be managed to reduce their impacts on the safe and free flow of traffic and living conditions for residents and nearby residential properties. The approved Parking Management Plan shall remain in force for the lifetime of the development.

Reason: To ensure that development parking does not cause harm to the safe and free flow of traffic or living conditions at nearby residential properties.


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