| 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 above ground level shall take place until a landscape planting scheme has been submitted to the Local Planning Authority for approval, clearly showing both internal landscaping and supplementary boundary native hedge planting, to include identification of species, planting positions, hedgerow density, planting sizes and a planting schedule. The approved planting scheme shall be implemented during the first planting season following completion of the development and shall be maintained for a period of 5 years thereafter, with any losses incurred during this period to be replaced in accordance with the approved plan unless agreed otherwise with the Local Planning Authority.
Reason: To secure a suitable planting scheme and establishment in the interests of maintaining visual amenity and to integrate the development into the surrounding landscape. (Section 15, NPPF) |
3)
Prior to demolition and development, the existing boundary hedging, located between the development site and Totternhoe Road and also along the remaining red-line site boundary, shall be suitably fenced off at a position 2m into the site, measured from the outer edge of the existing (unpruned) canopy spread, using 2m tall welded mesh panels, secured on a scaffolding framework, that complies with Section 6.2 of BS 5837 : 2012. The fencing shall be well braced to resist impact and shall resist being easily moved. The hedging and trees shall not be pruned in any way prior to the erection of this fencing, nor at any other time during the construction process.
Reason: To secure the health, appearance and screening value of the boundary hedging, by creating a construction exclusion zone, and to protect the integrity of the hedge from damage incurred by construction works operations and any detrimental pruning works. (Section 15, NPPF) |
4)
No development above ground shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls 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) |
5)
No development above ground shall take place until an Ecological Enhancement Strategy (EES) has been submitted to and approved in writing by the local planning authority. The EES shall include the following.
a) Purpose and conservation objectives for the proposed works.
b) Review of site potential and constraints.
c) Detailed design(s) and/or working method(s) to achieve stated objectives.
d) Extent and location/area of proposed works on appropriate scale plans.
e) Type and source of materials to be used where appropriate, e.g. native species of local provenance.
f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development.
g) Persons responsible for implementing the works.
h) Details of initial aftercare and long-term maintenance.
The EES shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.
Reason: In the interest of sustainability (Section 15, NPPF) |
6)
Notwithstanding the provisions of Part 1, Class A and E of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the building(s) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area.
(Section 12, NPPF) |
7)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
8)
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) |
9)
Prior to occupation, a scheme for the provision of fire hydrants at the development shall be submitted to and approved by the Local Planning Authority. The scheme shall be installed prior to occupation and thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: In the interests of fire safety. (Section 12, NPPF) |
10)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's organisational licence (WML-OR24-2020-1) and with the proposals detailed on plan 'Land Adjacent to 66 Totternhoe Road, Eaton Bray: Impact Map for great crested newts district licensing (Version 2)', dated 10th December 2021.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR24-2020-1). (Section 15, NPPF) |
11)
Prior to the construction of vehicular parking areas associated with the approved dwellings, 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 scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning Policy Framework. |
12)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI) that adopts a staged approach, has been submitted to and approved in writing by the Local Planning Authority.
The WSI shall include the following components:
a method statement for an intrusive archaeological trial trench evaluation of the site, including provision for post excavation reporting, archive preparation and archive deposition
an outline method statement for the excavation of any archaeological remains found during the trial trench evaluation
an outline strategy for post-excavation assessment, analysis and publication for the excavation work, including details of the timetable for each stage of the post-excavation works
Items 2, and 3 of Part A of this condition will be finalised following the completion of the trial evaluation and the approval of the evaluation report by the Archaeology Team. The updated WSI for the excavation will then be approved by the Archaeology Team before any further fieldwork or development is undertaken. Should no archaeological remains be recorded during the evaluation it will not be necessary to complete Items 2, and 3 of Part A and the applicant or developer can proceed with completing the work to discharge Part B.
Part B: The said development shall only be implemented in full accordance with the approved WSI and finalised excavation method statement and this condition shall only be fully discharged when:
it has been confirmed in writing by the Local Planning Authority that all stages (evaluation, excavation and if appropriate any monitoring) of the archaeological fieldwork have been completed
a Post-Excavation Assessment Report and an Updated Project Design or a final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within twelve months of the completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
the post-excavation analysis as specified in the approved Updated Project Design (if a UPD is prepared); the preparation of the site archive ready for deposition at a store approved by the Local Planning Authority; the preparation of an archive report and the submission of a publication report have all been completed. This shall be done within two years of the conclusion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
This condition is pre-commencement as a failure to secure archaeological investigation in advance of development, to secure the long term future of the archive and to make the record of that work publicly available would be contrary to policy HE1 of the Central Bedfordshire Local Plan 2015-2031 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
13)
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.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Section 9, NPPF) |
14)
Before the access is first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 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 footway 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 existing highway and the proposed access and to make the access safe and convenient for the traffic that is likely to use it. (Section 9, NPPF) |
15)
No dwelling shall be occupied until visibility splays have been provided on each side of the junction of the access road with the public highway. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access road from its junction with the channel of the public highway and 90m measured from the centre line of the proposed access road along the line of the channel of the public highway. The vision splays required shall on land under the applicant's control be maintained free of any obstruction exceeding a height of 1.05.
Reason: To provide adequate visibility between the existing highway and the proposed access and to make the access safe and convenient for the traffic that is likely to use it. (Section 9, NPPF) |
16)
Development shall not begin until details of a scheme showing the provision of a 1.8m wide footway across the entire frontage of the site has been submitted to and approved by the Local Planning Authority and no dwelling shall be occupied until the footway has been constructed in accordance with approved details. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway.
Reason: In the interests of road safety and pedestrian movement. (Section 9, NPPF) |
17)
Before the development herby permitted is first occupied or brought into use, the scheme for parking, garaging and manoeuvring shown on Drawing No 06052 (D) 199 Rev A shall be completed and that area shall not thereafter be used for any other purpose.
Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway.(Section 9, NPPF) |
18)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users. (Section 9, NPPF) |
19)
Before the premises are first occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises. (Section 9, NPPF) |
20)
The turning space for vehicles illustrated on the approved site layout plan Drawing No 06052 (D) 199 Rev A shall be constructed before any of the dwellings hereby permitted are first occupied/the development is first brought into use.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Section 9, NPPF) |
21)
No development approved by this permission shall take place until the following has been submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study report documenting the ground conditions of the site with regard to potential contamination;
A Phase 2 Site Investigation (where shown as necessary the Phase 1 Desk Study);
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation)
All such work shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health and the wider environment.
Reason: To protect human health and the environment. (Section 15, NPPF) |
22)
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. |
23)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 06052 (D) 1210 Rev. A, 06052 (D) 1211 Rev. A, 06052 (D) 1097, 06052 (D) 1098, 06052 (D) 1099 Rev. A, 06052 (D) 1100 Rev. A, 06052 (D) 1130 Rev. A, 06052 (D) 1201 Rev. A, 06052 (D) 1205 Rev. A, 06052 (D) 1215 Rev. A, 06052 (D) 1230, 06052 (D) 1231, 06052 (D) 1235, 06052 (D) 1240, 06052 (D) 1216 Rev. A, and 06052 (D) 1200 Rev. B.
Reason: To identify the approved plan/s and to avoid doubt. |
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