| 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)
Except where amended details are required and approved by the Local Planning Authority pursuant to any other Conditions of this permission, the development hereby permitted, shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: SM566-SL-008 Rev A; SM566-EN-001 Rev T; SM566-EN-003 Rev P; SM566-PL-004 Rev R; SM566-LS-002l; SM558-LS-002b; 18930/SK1b; BLO-0181.PL-02 Rev A (Floor Plans); BLO-0181.PL-02 Rev A (Elevations); NSS.277_NSS.277-1.PL-01; BSP317.PL-01 Rev A; BSP317-1.PL-01 Rev A; NSS.M3B5P.R.PL-01 Rev A; NSS.M3B5P.R.PL-03 Rev A; M4(3)1BF01.PL-01 Rev B; M4(3)1BF01.PL-02 Rev B; NSS.M2B4P.SO.PL Rev A; BSP318.PL05 Rev A (elevations); BSP318.PL05 Rev A (floor plan); Birch Custom Build Option 1; Birch Custom Build Option 2; Birch Custom Build Option 3; NSS.486.PL-02; NSS.382.PL-01; NSS.382-1.PL-01; NSS.482.PL-01; NSS.482-1.PL-01; M394.PL-02 Rev B; M394.PL-06 Rev A; GL01-SP; 'Energy Strategy Statement Bloor Homes Land to rear of 15-19 Crawley Road, Cranfield' (November 2022); G1 Solar Photovoltaic Panels Pitched Roof Integration; Arboricultural Assessment Rev C (December 2022); and 'Ecological Appraisal File Reference 5742 EcoAp vf4 /KR/JC (January 2022)'.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
No dwelling hereby permitted shall be first occupied until the medical services accommodation at Land off Mill Road as approved under Outline Planning Permission appeal reference number APP/P0240/W/17/3181269 or Full Planning Permission reference CB/20/04507/FULL (as may be amended or permitted by applications pursuant to Section 96A or Section 73 of the Town and Country Planning Act 1990), has been completed and made available for occupation for its intended purpose.
Reason: Residents of Cranfield do not benefit from healthcare facilities that can be expanded or enhanced to meet the needs of new developments locally or within reasonable travel distances. Planning Permissions are extant for the provision of a new facility to meet planned needs for healthcare and this planned facility has been designed to enable future expansions and enhancements if necessary to meet needs for a growing population, however this facility is not yet available for occupation for its intended purpose. It is necessary to restrict the occupation of dwellings until this essential infrastructure is provided to ensure unacceptable pressures on Healthcare Facilities that would arise from the development can be mitigated through planning obligations |
4)
No development shall commence, other than development consisting of highway realignment works to Coopers Hill, until the highways realignment works to Coopers Hill, as shown indicatively on plan ref. SM566-EN-105 rev F (amended as necessary by the appropriate technical and safety audit process), as well as the Soft landscaping on the land outlined in blue on drawing number SM566-SL-008 Rev A and detailed on Drawing Number SM566-LS-002l, has been fully constructed, opened to traffic and completed.
Reason: To ensure appropriate phasing of the development to minimise danger, obstruction and inconvenience to users of the highway and the premises and to ensure a suitable landscaping scheme on Coopers Hill is provided at the earliest possible stage. |
5)
Notwithstanding the details submitted with the application and condition 2, no development shall commence until a shared surface scheme detailing proposals for:
the locations of additional tree pits and/or rain gardens (or other measures as agreed) within the shared space area;
the location of services beneath the shared surface area, to ensure there is no conflict with tree roots;
the specification for those tree pits and/or rain gardens (or other measures);
a detailed planting scheme for those tree pits and/or rain gardens (or other measures);
details of surfacing materials (including type, colour, laying pattern and kerbing) within the shared space area;
street lighting; and
a phasing plan for the completion of surfacing and landscaping within the shared surface spaces,
has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out only in full accordance with the approved details.
The scheme shall ensure tree planting would not conflict with vehicle-pedestrian visibility splays, dwellings or services.
Reason: Details are required prior to the commencement of development, to ensure the development would be designed to ensure that appropriate vehicular visibility can be achieved and vehicle speeds would be reduced in the interests of the safety of persons using the access and users of the highway, and to secure good quality public realm and tree lined streets, in accordance with policies EE4, EE5, HQ1 and T2 of the Central Bedfordshire Local Plan, the NPPF, the National Design Guide, and the Central Bedfordshire Highway Construction Standards and Specifications Guide. |
6)
Notwithstanding the details submitted, no dwelling hereby permitted shall by first occupied, until details of the proposed charging points and ducting have been submitted to and approved in writing by the local planning authority. The details to be submitted shall include:
Proposals to provide a minimum of 20 charging points within the site for the charging of electric vehicles;
Details of the specification(s) of charge point(s) including power output, ducting and cable routes;
Equipment design and colour;
a management and maintenance scheme outlining how the charging points and associated car parking spaces will be managed and operated; and
the process users can go through to activate passive charging points.
Thereafter no dwelling shall be first occupied until the charging point to serve that dwelling has been provided in full accordance with the approved details, including the approved ducting and cable routes. The charging points and associated car parking spaces shall thereafter be retained, as approved, and shall remain available for use. The charging points and associated car parking spaces shall be managed and operated at all times in complete accordance with the approved Charging Point Operation and Management Strategy (or alternative method statement as may have been approved in writing by the local planning authority).
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Policies HQ1, T5, T3, T2 and CC1 and the NPPF. |
7)
No dwelling hereby approved shall be first occupied until details of all final hard surfacing materials for private driveways (including shared private driveways and turning areas for service vehicles in private driveways), has been submitted to and approved in writing by the Local Planning Authority. Thereafter no dwelling shall be first occupied until the private driveways (including turning areas for service vehicles in shared private driveways) has been surfaced in full accordance with the approved details.
Reason: To secure the delivery of car parking spaces and hard landscaping to safeguard the visual amenities of the locality and the amenity of future occupiers and to minimise the potential for on-street parking and thereby safeguard the interest of the safety and convenience of road users. |
8)
No access within the site (including individual plot driveways) shall be first brought into use until, a triangular driver-pedestrian intervisibility splay has been provided on each side of the new access drive. The driver-pedestrian intervisibility splay shall measure, 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them. |
9)
The maximum gradient of private accesses and driveways shall be 5% (1 in 20) for the first 6.0m measured into the site from the highway boundary and thereafter 1 in 10.
Reason: In the interests of the safety of persons using the access and users of the highway. |
10)
Notwithstanding the provisions of Part 1, Class A of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no enlargement that would extend beyond a wall forming a side elevation of the dwellinghouses at Plots: 15, 16, 17, 18, 19 and 20, hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To ensure that off-street parking is retained in the interests of highway safety. |
11)
Notwithstanding the provisions of Part 1, Class A of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no enlargement that would extend beyond the rear wall of the dwellinghouse at Plot 6, hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To ensure that off-street parking is retained in the interests of highway safety. |
12)
Notwithstanding the provisions of Part 1 Class E and Part 2 Class A of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures and no fences, gates, walls or other means of enclosure shall be erected or constructed in whole or in part on land which forms a car parking space, or on land between a car parking space (including garages) and the vehicular access to the highway, as illustrated on drawing SM566-PL-005 Rev P without the grant of further specific planning permission from the Local Planning Authority.
Reason: To ensure that off-street parking is retained in the interests of highway safety. |
13)
Notwithstanding the provisions of Part 1, Class A of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking and re-enacting that Order with or without modification), no upper floor windows shall be installed within the rear wall of the dwellinghouse at Plot 6, hereby permitted without the grant of further specific planning permission from the Local Planning Authority.
Reason: To safeguard the privacy of neighbouring occupiers. |
14)
No dwelling hereby approved shall be occupied until details of cycle storage has been submitted to and approved in writing by the local planning authority. Thereafter no dwelling shall be first occupied until the cycle storage to serve that plot/dwelling has been provided in accordance with the approved details.
Reason: To minimise the potential for on-street parking and thereby safeguard the interest of the safety and convenience of road users |
15)
No dwelling shall be first occupied until details of the pedestrian link running between plot 6 and the existing facility to the south-west., has been submitted to and approved in writing by the Local Planning Authority. The details shall include:
Specification and surfacing materials;
lighting details; and
a phasing plan for the completion of surfacing of and the lighting for the pedestrian link.
Thereafter the development shall only be carried out in full accordance with the approved details.
Reason: In the interest of pedestrian safety and encouraging sustainable modes of travel. |
16)
No dwelling hereby approved shall be first occupied until details of the timescales or phasing for the provision of all soft landscaping and ecological enhancements illustrated on Drawing Number SM566-LS-002l and within the Public Open Space areas and SUDS areas as denoted by drawing number SM566-LE-010 Rev C, has been submitted to and approved in writing the Local Planning Authority. Thereafter the development shall be carried out in full accordance with the approved details.
Reason: To secure the delivery of a high quality public open space and on site Ecological Enhancements, in accordance with Policies HQ1, EE1, EE2, EE3, EE4, EE5 and EE13 of the Central Bedfordshire Local Plan and the NPPF. |
17)
No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwellings the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: details are required prior to the commencement of development to ensure appropriate access to fire hydrants for use in the event of emergency. |
18)
No development shall take place until a noise mitigation scheme and ventilation strategy for protecting the proposed dwellings from noise from air traffic and adjacent commercial sources has been submitted to and approved in writing by the local planning authority. None of the dwellings 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: Details are required prior to the commencement of development to protect the amenity of future occupiers of the dwelling. |
19)
No dwelling hereby shall be first occupied until a Verification Report for that dwelling has been submitted to and approved in writing by the Local Planning Authority. The Verification Report shall confirm that the measures to address climate change and sustainability, as set out in the approved Energy Statement, have been implemented in full.
The verification report shall include:
a summary table containing information on carbon emissions (DER &TER); and overheating status for each of the dwellings; and
as-built compliance documents Part L; and Part O.
Reason: In the interests of sustainability and to ensure that the proposed development increases its resilience to the impacts of climate change in accordance with Policy CC1 of the CBLP (2021) and the objectives of sustainability set out in the NPPF (2021). |
20)
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 objectives of sustainability set out in the NPPF (2021). |
21)
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) (+10%Urban creep) rainfall event, has been submitted to and approved in writing by the Local Planning Authority.
The scheme shall:
Be based on the agreed FRA & drainage Strategy (Ref: Flood Risk and Surface Water Drainage Statement) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018); and
Have a discharge rate from the development limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the LLFA, Sewer undertaker or Bedford Group of Internal Drainage Boards;
Include any land drainage consents necessary for discharging to existing watercourse or ditch;
Ensure any permeable block paving is laid to accord with CIRIA C768 'Guidance on the construction of SuDS' guidelines;
Ensure the detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance would be compliant with the 'Non-statutory technical standards for sustainable drainage systems' (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753);
Include a phasing plan for the installation of the surface water drainage infrastructure;
Include detailed design for any surface features such as headwalls; and
Ensure a French drain (or similar) style boundary protection is installed along the north-eastern edge of the site to prevent overland flows to existing neighbouring properties during ground clearance. The French drain (or similar) should feed into a pond or soakaway.
The development shall be carried out in full accordance with the approved details including the approved phasing plan.
Reason: Details required prior to the commencement of development 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 and would not conflict with the root area of street trees, in accordance with CBC Local policies EE4, CC3 to CC5 and NPPF and its supporting technical guidance. |
22)
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. Thereafter the surface water drainage infrastructure shall be maintained and managed in full accordance with the 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. |
23)
No dwelling shall be first occupied until a detailed foul water drainage scheme, to manage foul drainage from the development for the approval in writing by the Local Planning Authority. The final detailed design shall be based on the principles contained within the submitted Foul Drainage and Utilities Statement. Thereafter the foul drainage shall be installed in accordance with the approved details.
Reason: To ensure foul drainage routes would not conflict with route areas of street trees and the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding or pollution both on and off site, in accordance with Policies EE4, HQ1, CC6 and CC8 of the Central Bedfordshire Local Plan and the NPPF. |
24)
The buildings hereby approved shall be finished in the external materials and detailing as illustrated on Drawing No. SM566-EN-003 Rev P, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality. |
25)
No development above slab level shall take place at Plots 13 or Plot 14 until the final details of the internal layouts of the buildings have been submitted to and approved in writing by the Local Planning Authority. The buildings at Plot 13 and Plot 14 shall thereafter be carried out in accordance with the approved details.
Reason: To ensure the dwellings at Plot 13 and Plot 14 would qualify as Custom Build and to control the appearance of the building in the interests of the visual amenities of the locality. |
26)
No dwelling hereby approved shall be occupied until the boundary treatment for that dwelling, the soft landscaping (including trees) within the garden areas of that dwelling and the ecological enhancements within the plot of that dwelling, has been provided in accordance with Drawing Numbers SM566-PL-004 Rev R, SM558-LS-002b and SM566-LS-002l.
Reason: To minimise the potential for on-street parking and thereby safeguard the interest of the safety and convenience of road users. |
27)
No dwelling shall be first occupied until details confirming the dwellings would benefit from Gigabit capable next generation broadband infrastructure, consisting of fibre to the premises solution, or the equivalent technology, capable of providing minimum available speeds of 100Mbps, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall only be carried out in full accordance with the approved details.
Reason: to ensure the expansion and improvement of electronic communication networks, which are critical to supporting economic productivity, in accordance with Policy HQ5 of the Central Bedfordshire Local Plan (2021). |
28)
No development approved by this permission shall take place until a Phase 2 site investigation has been undertaken and a detailed report of the findings submitted, in accordance with the recommendations of the ME-C Phase I Desk Study Report dated October 2020 (Ref: 26065-04-DS-01 ), has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the phase 2 report a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency action.
Reason: Details are required prior to the commencement of development to protect human health and the environment, in accordance with Policy CC8 of the Central Bedfordshire Local Plan and the NPPF. |
29)
Prior to any permitted dwelling being occupied a validation report shall be submitted and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment, in accordance with Policy CC8 of the Central Bedfordshire Local Plan and the NPPF. |
30)
No development shall commence until a Soil Management Pan has been submitted to and approved in writing by the Local Planning Authority. The Soil Management Plan shall include:
Maps showing topsoil and subsoil types and areas to be stripped;
Methods for stripping, stockpiling, respreading and improving soils;
Haul routes;
Location and content of each soil stockpile;
Schedules of volumes for each material;
Formation level decompaction measures;
Soil re-spreading and decompaction;
Soil dispersal (if necessary); and
Who is responsible for supervising soil management.
Thereafter the development shall only be carried out in full accordance with the approved scheme.
Reason: details are required prior to commencement of development, to mitigate impacts on geodiversity through avoiding the loss, damage or contamination of valuable soil resources and reduce impacts on climate change, whether the soil will be retained for future landscaping on-site, or used or sold off-site, in accordance with Policies CC1 and EE2 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
31)
The development and works shall only be carried out in full accordance with the details and recommendations with the Report titled: Arboricultural Assessment dated December 2022 Rev C, and Tree Protection Plan number: 10654-T-01.
Reason: To ensure the protection of retained trees and hedgerows, in accordance with Policy EE4 of the Local Plan; and the NPPF. |
32)
The development and works shall only be carried out in full accordance with the Mitigation Measures within the Report titled: Ecological Appraisal January 2022.
Reason: To safeguard protected species, in accordance with Policy EE2 and EE3 of the Local Plan; and the NPPF. |
33)
No development shall take place, including any works of demolition, until a Construction Management Plan (CMP), associated with the development of the site, has been submitted and approved in writing by the Local Planning Authority. Matters expected to be addressed within the CMP include, but may not be limited to, the following:
Proposed means of construction access, including appropriate visibility;
The parking of vehicles;
Loading and unloading of plant and materials used in the development;
Storage of plant and materials used in the development;
The erection and maintenance of security hoarding / scaffolding affecting the highway if required;
Wheel washing facilities;
Measures on site to control the deposition of dirt / mud on surrounding roads during the development;
Dust suppression measures;
Footpath/footway/cycleway or road closures needed during the development period;
Traffic management needed during the development period;
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site;
Hours of construction;
details of escorts for abnormal loads;
temporary removal and replacement of highway infrastructure and street furniture;
temporary (or otherwise) widening of roads to accommodate vehicles along construction access routes;
the reinstatement of any signs, verges or other items displaced by construction traffic;
banksman and escort details; and
tracking diagrams.
The approved CMP associated with the development of the site shall be adhered to throughout the development process.
Reason: details are required prior to the commencement of development in the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety. |
34)
The dwellings hereby approved at Plots 1, 2, 5, 6, 13, 14 and 20 as indicated on drawing number SM566-EN-001 Rev T, shall only be constructed in full accordance with the optional requirements of M4(2) for accessible and adaptable dwellings as defined in the Building Regulations 2010 as amended and Approved Document M (Access to and use of buildings).
Reason: To ensure the provision of accessible and adaptable dwellings in accordance with Policy H2 of the Central Bedfordshire Local Plan (2021). |
35)
The dwelling hereby approved, consisting of a ground floor flat at Plots 9-10 as indicated on drawing number SM566-EN-001 Rev T, shall only be constructed in accordance with the optional requirements of M4(3)(2)(a) for wheelchair adaptable dwellings as defined in the Building Regulations 2010 as amended and Approved Document M (Access to and use of buildings).
Reason: To ensure the provision of wheelchair adaptable dwellings in accordance with Policy H2 of the Central Bedfordshire Local Plan (2021). |
36)
No development above slab level shall take place until details of the proposed solar panels to be installed on all dwellings, has been submitted to and approved in writing by the Local Planning Authority. Details shall include solar panel specifications, installation details and elevations of all dwellings. The details shall accord with the approved Energy Strategy Statement Bloor Homes Land to rear of 15-19 Crawley Road, Cranfield' (November 2022). Thereafter the development shall only be carried out in full accordance with the approved details.
Reason: To secure well designed development the sensitively incorporates sustainable energy technology and to ensure that the proposed development increases its resilience to the impacts of climate change in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021) and the objectives of sustainability set out in the NPPF (2021). |
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