| 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 above ground development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs and fenestration 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 first floor windows in the south west facing side elevation of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
4)
Prior to the occupation of the building, a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme hereby approved (shown on plan number VR/100/LA/01B) shall have been submitted to and approved in writing by the Local Planning Authority. The landscape 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) |
5)
The boundary treatment as shown on the approved plans will be erected prior to occupation of the units and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
6)
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), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The discharge
rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. The final detailed design shall be based on an agreed drainage schedule (Ref: to be submitted) 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 CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
7)
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 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. |
8)
All ecological measures and/or works shall be carried out in accordance with the details contained in the July 2021 Ecological Impact Assessment as already submitted with the
planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that a biodiversity net gain is achieved on site. |
9)
No development approved by this permission shall take place until a Phase 2 investigation report has been submitted to and approved in writing by the Local Planning Authority, as recommended by the previously submitted AGB Environmental Ltd report dated 29th June 2021 (Ref: P4284.1.0). 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: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
10)
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 to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
11)
Notwithstanding the details shown, development shall not begin until details of the junction of the proposed vehicular access with the highway have been approved by the Local Planning Authority and no building shall be occupied until the junction has been constructed in accordance with the approved details. (See Notes to the Applicant)
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises |
12)
Before the new access is first brought into use, any existing access within the frontage of the land to be developed, not incorporated in the access hereby approved shall be closed in a manner to the Local Planning Authority's written approval and constructed in accordance with the approved details. (See Notes to the Applicant)
Reason
In the interest of the safety and convenience of all road users. |
13)
Visibility splays shall be provided at the junction of the access with the public highway before 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 43m 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, and to make the access safe and convenient for the traffic which is likely to use it. |
14)
Before the access is first brought into use, a triangular vision splay shall be provided on each side of the new access and shall be 2.8m measured along the back edge of the footway 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 users of the footway and users of the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
15)
No dwelling shall be occupied until the existing footway has been widened to 3 metres across the full site frontage. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway. (See Notes to the Applicant)
Reason
In the interests of road safety and pedestrian movement |
16)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0 metres from the nearside edge of the adjoining highway (including any footways).
Reason
To enable vehicles to draw off the highway before the gates are opened |
17)
The maximum gradient of the vehicular access shall be 5% (1 in 20) for the first 6.0m measured into the site from the highway boundary.
Reason
In the interests of the safety of persons using the access and users of the highway. |
18)
Before the premises are occupied all on site vehicular areas shall be surfaced in stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
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 reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers VR/100/LA/01B,
E21-072-1000A, 20002su1.01A, 20002su1.02A, 20002wd2.01H, 20002wd2.02A, 20002wd2.03D, 20002wd2.04B, 20002wd2.06 and Ecological Impact Assessment dated July 2021.
Reason: To identify the approved plan/s and to avoid doubt. |
20)
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) |
21)
Prior to the construction of vehicular parking areas associated with the approved development, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with these approved details prior to the first occupation of the units.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 112 of the National Planning Policy Framework |
22)
Prior to the first occupation of the development hereby approved, the cycle storage as shown on the approved plans shall be fully constructed.
Reason: To provide cycle parking for residents. |
23)
Prior to the first occupation of the development hereby approved, the bin storage as shown on the approved plans shall be fully constructed.
Reason:
To ensure that the development has an acceptable bin storage and collection point. |
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