| 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)
Onsite operations associated with the use of the land outlined in red on drawing number SG15/L0HRA/2021/001 Rev C shall only take place on the land between the following specified hours:
7am to 7pm on Mondays to Fridays
7 am to 4pm on Saturday; and
at no time on Sundays and Bank Holidays without the prior approval in writing of the Local Planning Authority.
Notwithstanding the hours of onsite operations, Heavy Goods Vehicles (HGVs) shall only access and egress the land outlined in red on drawing number SG15/L0HRA/2021/001 Rev C between the following specified hours:
from 7am to 7pm on Mondays to Fridays
from 7 am to 2pm on Saturday; and
at no time on Sundays and Bank Holidays without the prior approval in writing of the Local Planning Authority.
Reason: in the interests of highway safety, to reduce congestion, to protect the amenity of neighbouring residents, and due to the proximity of the proposed access to Arlesey Town Football Club in accordance with Policies T1, T2, HQ1 and CC8 of the Central Bedfordshire Local Plan. |
3)
Prior to the laying of hardstanding and the operation of the silo hereby approved the applicant shall construct a 5m high acoustic fence or barrier in the location shown on Drawing number: SG15/L0HRA/2021/005 Rev C. The fence or barrier shall have a minimum surface density of 15 kg/m2 and there shall be no air gaps in the face of the barrier. (i.e. no gaps between individual panels or posts, or at the baseboard/the ground).
Reason: to protect the amenity of neighbouring residents. |
4)
Noise resulting from the operation of the cement silo, aggregate bays and associated plant shall not exceed the existing background level inclusive of any penalty for tonal, impulsive or other distinctive acoustic characteristics when measured or calculated according to the provisions of BS4142.
Reason: To protect the amenity of neighbouring residents. |
5)
No hard surfacing shall be laid, and the silo hereby approved shall not be first brought into use, until a Dust Management Plan for the operation of the site, has been submitted to and approved in writing by the Local Planning Authority. Thereafter any operations on the site shall be undertaken in accordance with the approved dust management plan with all detailed measures implemented in full accordance with the approved details in perpetuity.
Reason: To protect the amenity of neighbouring residents, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
6)
No development shall take place until a Construction Management Plan and Method Statement detailing:
on-site construction worker parking;
loading and unloading areas;
Measures for cleaning and prevention of dust and mud on roads during construction;
methods of construction; and
a risk assessment in relation to the railway,
shall be submitted to and approved in writing by the Local Planning Authority. The construction of the development shall be carried out in accordance with the approved details.
The Construction of the development shall not be carried out other than within the hours within 8am to 6pm, on Monday to Friday and 8am to 1pm on Saturdays. No construction work shall be undertaken on Sundays or Bank Holidays.
No high impact activities, such as drilling and piling operations, shall be carried out other than within the hours of 9am to 4pm Monday to Friday and the Local Planning Authority shall be notified in advance.
Reason: Details are required prior to the commencement of development, in the interest of highway safety, rail safety, amenity of residents and to ensure a satisfactory standard of construction and layout for the development, to comply with Policy T2, HQ1 and CC8 of the Central Bedfordshire Local Plan. |
7)
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. |
8)
No hard surfacing shall be laid and the containers hereby approved shall not be brought onto the site, until a Ecological Enhancement and Landscaping Scheme for all soft landscaping, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
details of species and densities of all planting;
details of ecological enhancement features;
timescales/triggers/phasing for the implementation and completion of all landscaping and ecological enhancement features; and
a Management and Maintenance Plan for all on site landscaping and ecological enhancement features for a period of no less than 5 years from the date of planting/ installation.
Thereafter, the approved landscaping scheme shall be carried out in full accordance with the approved details and shall be maintained and managed in accordance with the approved landscape management and maintenance plan.
Reason: To secure an acceptable landscaping scheme and ensure the implementation, completion, management and maintenance of on site landscaping, to mitigate impacts of the development on the character and appearance of the area, as well as to achieve a net gain for biodiversity, in accordance with Policies HQ1 and CC8 of the Central Bedfordshire Local Plan (2021), and the NPPF. |
9)
No hard surfacing shall be laid and the access shall not be brought into use, 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 Local Planning Authority or IDB. The final detailed design shall be based on the agreed ''Flood Risk A Hitchin Road Arlesey January 2021' (20.01.21) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018). No hard surfacing shall be laid and the access shall not be brought into use until the surface water drainage infrastructure has been installed in accordance with the approved details. 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 CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
10)
No hard surfacing shall be laid, until a Maintenance and Management Plan for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, has been submitted to and approved in writing by the Local Planning Authority. Thereafter and following the installation of the surface water drainage system as approved under condition , the entire surface water drainage system shall be managed and maintained in full accordance with the approved maintenance and management plan.
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. |
11)
Notwithstanding the details submitted, no development hereby approved shall commence until details of a scheme for the access between the proposed site and the highway known as Hitchin Road has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
a scaled plan detailing an access junction between the site and Hitchin road with a minimum width of 6m and kerb radii of 12.5m with 2m wide footways to the north and south radii;
a scaled plan detailing visibility splays to be provided at the junction of the access with the public highway, free of any obstruction to visibility. The visibility splays shall at a minimum measure 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43m measured from the centre line of the proposed access along the line of the channel of the public highway.
a scaled plan detailing the access to be surfaced in bituminous or other similar durable material (not loose aggregate) for a distance of 8m into the site, measured from the highway boundary, and the arrangements made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway; and
a scaled plan detailing that any gates to the vehicular access would located at least 20 metres back and away from the nearside edge of the carriageway of Hitchin Road, and the gates shall open away from the highway.
Thereafter no building operations (other than those relating to the construction of the access junction) shall commence until that access has been constructed in full accordance with the approved scheme. Following the completion of the approved scheme:
the visibility splays shall be maintained free of obstruction in perpetuity; and
notwithstanding the provisions of Schedule 2 Part 2, Class A the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), no gate or means of enclose shall be erected upon the vehicular areas on any part of the access that would be within 20 metres from the nearside edge of the carriageway of Hitchin Road.
Reason: Details are required prior to the commencement of development in order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed access and for the avoidance of doubt. |
12)
Notwithstanding the details submitted the no development shall commence until a scheme for an unobstructed turning space and parking for HGV and staff vehicles within the curtilage of the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a scaled plan identify the turning area and vehicle tracking drawings. Thereafter the access to the site shall not be first brought into use until the turning area has been provided in full accordance with the approved scheme.
Reason: Details are required prior to the commencement of development to enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles on to the highway. |
13)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: SITE LOCATION PLAN; 50T Horz Silo; SG15/L0HRA/2021/001 Rev C; SG15/L0HRA/2021/002 Rev C; SG15/L0HRA/2021/003 Rev C; SG15/L0HRA/2021/004 Rev C; and SG15/L0HRA/2021/005 Rev C, as amended by the details approved pursuant to Conditions 8, 9, 11 and 12 of this permission.
Reason: To identify the approved plan/s and to avoid doubt. |
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