| 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)
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. |
3)
The development hereby approved shall be built to the standards specified in the approved Energy Usage and Sustainability Statement (January 2021 Rev 3A). Within 18 months of the building being occupied, a Verification Report to confirm the achievement of these standards with an appropriate evidence, shall be submitted to and approved in writing by the Local Planning Authority.
Reason: in the interest of sustainability and climate change mitigation and adaptation as required by the NPPF and Policy BE8 of the SBLP. |
4)
All soft landscape and boundary treatment works shall be carried out in accordance with Drawing No.9844-L-01 Rev G within the first planting season following the completion of construction of the development. Thereafter the site shall be managed in accordance with the Landscape and Management Plan Rev C dated May 2021.
Reason: To ensure provision, establishment and maintenance of a high quality landscaping scheme in accordance with the approved design (Policy BE8 of the SBLP). |
5)
No building/dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority confirmation of the allowance and discharge rate from the development to the main sewerage system. The final detailed design shall be based on the agreed drainage Strategy (Ref: BM, ref 13005, R100, Rev 1.3 June 2021; Drawing 13005, 101, P5, July 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 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 para 163 and 165 of the NPPF and its supporting technical guidance. |
6)
No building 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 HCWS161, 18th December 2014. |
7)
The development shall not be occupied until an updated Travel Plan has been submitted to and approved in writing by the Council, such a Travel Plan to include details of:
Joint working with other local employers and shared travel plan activities across the local industrial area.
Predicted travel to and from the site and targets to reduce car use for both visitors and staff.
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 within 6 months of occupation and then annually for a period of 5 years at which time the obligation will be reviewed by the planning authority.
Details of provision of cycle parking in accordance with Central Bedfordshire guidelines.
Details of site-specific marketing and publicity information, to include:
Site specific travel and transport information
Incentives for sustainable travel
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
An Action Plan listing the measures to be implemented and timescales
Details of the transfer of the Travel Plan obligation to the future occupier
No part of the development shall be occupied prior to implementation of those parts identified in 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. |
8)
Prior to development, all Tree Protection Barriers shall be erected and positioned in strict accordance with Section 6.0 "Pre-Development Works", the "Tree Protection Plan" (Drawing No. JSL3816_710 Rev C), Appendix D "Tree Protection Barriers", and signed in
accordance with Appendix E "Construction Exclusion Signage" all of which form part of the "Arboricultural Impact Assessment" (Document Ref No. JSL3816-770 Version 2), dated 4th January 2021. The tree protection fencing shall then be maintained securely in position throughout the entire course of development works.
REASON
To protect retained trees from development activity, by the formation of a construction exclusion zone around their designated Root Protection Areas. |
9)
Tree removal shall be restricted to that indicated in Section 6.0 "Pre-Development Works" and the "Tree Protection Plan" (Drawing No. JSL3816_710 Rev C), which forms part of the "Arboricultural Impact Assessment" (Document Ref No. JSL3816-770 Version 2), dated 4th January 2021.
REASON
To ensure that only the agreed tree removal, as highlighted in the "Arboricultural Impact Assessment" report is carried out, and that any additional tree felling, which has not been justified in the tree report, is thereby avoided. |
10)
All working methodology, including site storage, monitoring and reporting, shall fully comply with the requirements stipulated in Section 7.0 "Construction Works", which forms part of the "Arboricultural Impact Assessment" (Document Ref No. JSL3816-770 Version 2), dated 4th January 2021.
REASON
To ensure that all working practices are in compliance with good arboricultural practice, and in accordance with the report recommendations, so as to avoid damage to retained trees. |
11)
All deliveries to the site shall be restricted to between 06.00 and 23.00 hours on Monday to Saturday including Bank Holidays and between 08.00 and 21.00 hours on Sundays.
Reason
To ensure acceptable amenity for nearby residents. |
12)
The premises shall only be open to customers between the hours of 7 am to 10 pm Mondays to Saturdays including bank holidays and 9 am to 5 pm on Sundays.
Reason: To safeguard the residential amenity which the occupiers of neighbouring properties might reasonably expect to enjoy.
(Section 12, NPPF) |
13)
The lighting scheme installed within the approved site shall be in accordance with the LiAS DESIGN NOTES & LUMINAIRE SCHEDULE and Proposed Lighting Layout, unless otherwise agreed in writing by the Local Planning Authority. Following its implementation, the external lighting shall be retained in accordance with the approved details.
Reason: To avoid any intrusive light, glare or overspill adversely impacting on the amenity of neighbouring residential occupiers.(Policy BE8, SBLPR) |
14)
No part of the development hereby permitted shall be occupied until Technical Approval has been secured from the Highways Agreement Officer (via Section 278) for the proposed access works and they have been constructed in accordance with the approved details. The accesses shall be formed generally in accordance with Drawing Nos. SCP/200311/SK06 (Revision C) and /SK07 (Revision C) and, for the avoidance of doubt, relating to:
the existing Blackburn Road access shall accommodate a delivery vehicle. It shall include a new 2m wide footway leading into the site, and it should incorporate a dropped kerb crossing and tactile paving at the bellmouth;
ghost island right turn lane junction arrangement at Houghton Road. All lanes shall be 3m wide, unless a 2.75m wide turning lane is otherwise agreed with the Local Highway Authority;
a traffic island at the southern end of the right turn lane, within the hatched area;
further consideration of the introduction of a pedestrian refuge island and associated crossing works north of the ghost island right turn lane;
consideration of 'Keep Clear' markings in through-lanes on Houghton Road to assist drivers to pull out of the proposed site access during times of queueing; and
a separate pedestrian access leading into the site from Houghton Road.
Reason: In order to provide safe and efficient access to the site and to minimise danger, obstruction and inconvenience to users of the highway. |
15)
No part of the development hereby permitted shall be occupied until the on-site vehicular areas, including delivery and servicing areas, have been provided and surfaced in accordance with the details shown on submitted Drawing No. SCP/200311/SK07 Revision C. The parking provision shown on Drawing No. SCP/200311/SK07 Revision C shall be retained thereafter.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and to minimise inconvenience to users of the premises and ensure acceptable parking of vehicles outside highway limits. |
16)
A scheme for the secure parking of cycles on the site, in accordance with the Council's Cycle Parking Annexes (July 2010), shall be fully implemented before the development is occupied and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of users of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
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 shall not be occupied until the electric vehicle rapid charging facilities indicated on Drawing Number: PL-03 Rev H have been installed on the site. Thereafter the electric vehicle rapid charging facilities shall be retained and made available for use.
Reason: To ensure that the development provides adequate electric vehicle charging infrastructure in the interests of enhancing the sustainability of the development. |
19)
The development hereby approved shall not be first brought into use until a Delivery, Servicing and Waste Management Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include the following:
a) confirmation of the location of loading and unloading for deliveries and waste collection;
b) the hours of loading and unloading;
c) the frequency and size of vehicles used for deliveries and waste collection;
d) routing, including confirmation of swept paths and confirmation that access and egress by HGVs will be made via the Blackburn Road access only;
e) opportunities for consolidation of deliveries;
f) control measures (e.g. low / zero emission vehicles, direct vision vehicles, FORS accreditation etc.); and
g) waste management, temporary storage, transfer and servicing arrangements.
Thereafter the deliveries to the site and servicing of the site shall be undertaken in accordance with the approved plan.
Reason: In the interests of safety, protecting the amenity of local land uses and highway safety |
20)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL-03 Rev H, PL-04 Rev C, 9844-L-01 Rev G, PL-01 Rev A, PL-02, PL-05 Rev A, PL-06 Rev B, 13005-R100-Rev 1.3 June 2021, 13005-101-P5 July 2020, Acoutics Report Rev 2 dated 21 Jan 2021, and Design and Access Statement Rev D,
Reason: To identify the approved plan/s and to avoid doubt. |
21)
The development hereby approved shall not become operational until a scheme for prohibiting on-street parking on Blackburn Road in the vicinity of the site access has been submitted to and approved in writing by the Local Planning Authority. The scheme for approval by applicant shall include provision for the cost of the Traffic Regulation Order which would be needed to introduce the restrictions.
Reason
In the interests of road safety. |
22)
Prior to the occupation of the building, a scheme (based on current government policy/guidance at the time of submission) for additional electric charging points shall be submitted to and approved in writing by the local planning authority. The charging points shall be provided as approved prior to the occupation of the building.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with section 4 of the National Planning Policy Framework. |
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