| Conditions or Reasons: | | 1)
The development must be completed within a period of 3 years starting with the date prior approval is granted. |
2)
No above ground development shall commence until a ''lighting design and strategy for biodiversity'' for the grain dryer, grain store and general purpose building has been submitted to the local planning authority in writing for their approval. The strategy shall:
(a) identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and
(b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason: To ensure that the proposed lighting on the new development would not disturb local wildlife. |
3)
Nothwithstanding the details submitted with this application, no above ground development shall take place until details of the materials to be used for the external walls and roofs (including colour pallets) of the development hereby approved have been submitted to the Local Planning Authority in writing for their approval. 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 (CBC Local Plan Policies HQ1 & EE5) & (Section 12, NPPF) |
4)
Prior to the commencement of works on site a Sustainability Statement shall be submitted in writing to the Local Planning Authority for their approval. The Statement shall demonstrate how the proposed development will achieve a reduction in carbon dioxide emissions by at least 10%, based on emission rates determined by Part L of the Building Regulations applicable at the time of the application. Within three months of the occupation of the buildings, a Validation Report shall be submitted in writing to the Local Planning Authority in writing to confirm that the components listed within the submitted Planning Statement (October 2021) have been installed, are working and are policy compliant.
Reason: In the interests of sustainability (CBC Local Plan Policy CC1) |
5)
All ecological measures and/or works shall be carried out in accordance with the details contained in the October 2021 Preliminary Ecological Appraisal as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure the development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework |
6)
No works to the 2 ash trees on site are in any circumstances to commence unless the local planning authority has been provided with either:
(a) a licence issued by Natural England authorizing the specified activity/development to go ahead; or
(b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason:To ensure existing or new habitats are not affected by development in accordance with the National Planning Policy Framework |
7)
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 1in 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: Firth,3099, Sep 2021, Rev V1) 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. The applicant should address the following points 1, 2, 3, 4, 5 and 8 when submitting details to discharge the condition:
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 footnotes 54 to 56 and its supporting technical guidance. |
8)
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 |
9)
The development shall not be brought into use until the junction of the proposed vehicular access including bridge widening with the highway has been constructed in accordance with the approved details, along with the footway/cycleway removal and landscaping, and footway/cycleway extension, including pedestrian dropped kerbs, tactile paving, landscaping and raised kerbs where required and the relocation of the highway signage from the visibility splays.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises and to provide a replacement footway/cycleway and to provide adequate visibility at the access. |
10)
The development shall not be brought into use until the visibility splays indicated on the approved plan have been implemented. 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. |
11)
The gates shall be located as indicated on the approved plan and shall open away from the highway unless otherwise agreed in writing by the local planning authority.
Reason: To enable vehicles to draw off the highway before the gates are opened. |
12)
Before the premises are occupied all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved inwriting 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. |
13)
No development shall take place, including any works of demolition, until a Construction Traffic Management Plan, associated with the development of the site, has been submitted and approved in writing by the Local Planning Authority which will include information on:
(A) The parking of vehicles
(B) Loading and unloading of plant and materials used in the development
(C) Storage of plant and materials used in the development
(D) The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
(E) Wheel washing facilities
(F) Footpath/footway/cycleway or road closures needed during the development period
(G) Traffic management needed during the development period.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: In the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety. |
14)
All planting comprised in the approved details of landscaping shall be carried out in the first planting season following the commencement of the development (or within such extended period as may first be agreed in writing with the Local Planning Authority). Any planting removed, dying or becoming seriously damaged or diseased within five years of planting shall be replaced within the first available planting season thereafter with planting of similar size and species unless the Local Planning Authority gives written consent for any variation.
Reason: To enhance the appearance of the development and ensure a satisfactory environment, in accordance with Policy EE4 and EE5 of the Central Bedfordshire Local Plan 2015 2035 (Adopted July 2021) and Chapters 12 and 15 of the National Planning Policy Framework. |
15)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers;
DS0552P-06 Alpha Septic July 2021 2800l 11.11.2021, TNS 2076 10 02 P2 Floor Plans and Elevations (Grain Store) 11.11.2021, TNS 2076 03 01 P3 Proposed Block Plan 11.11.2021, TNS 2076 01 01 P2 Site Location Plan 11.11.2021, AppendixHb-WobuMR.GS-Applicants Farmed Land 27.10.2021, AppendixIc-WobuMR.GS-TSAppendix2-Proposed Access + Visibility Splays(1) - 27.10.2021, AppendixId-WobuMR.GS-TSAppendix3-Proposed Access Detail 27.10.2021, AppendixEb-WobuMR.GS-Proposed Landscaping Plans Vr6_FINAL 31.01.2022, AppendixD-WobuMR.GS-Proposed Block Plan Sections 27.10.2021, AppendixC-WobuMR.GS-Gen Purpose Agricultural Building Elevations and Floor Plan 27.10.2021 and AppendixIe-WobuMR.GS-TSAppendix4-Swept Paths Plan 27.10.2021
and assessments:
AppendixEc-WobuMR.GS-2ndScheme5YrLM+MP_FINAL_RevA,AppendixK-WobuMR.GS-AE.Phase1.REPORTv2_FINAL, Woburn Grain Store Noise v1.1 261119, AppendixG-WobuMR.GS-Flood Risk Assessment 11.11.2021, WobuMR.GS-Planning Statement_2ndScheme_FINAL_Oct2021(1) - 29.10.2021, WobuMR.GS-Design and Access Statement _FINAL_Oct2021(1) - 29.10.2021, AppendixEa-WobuMR.GS-Landscape Visual Impact Assessment_FINAL_Part2 - 27.10.2021, AppendixEa-WobuMR.GS-Landscape Visual Impact Assessment_FINAL_Part3 - 27.10.2021, AppendixIb-WobuMR.GS-Transport Statement Appendix1-ATC data 27.10.2021, AppendixIa-WobuMR.GS-Transport Statement_FINAL 27.10.2021, AppendixHa-WobuMR.GS-Ag Report_FINAL 27.10.2021, AppendixEc5-WobuMR.GS-Grassland Management + Glossary 27.10.2021, AppendixEc4-WobuMR.GS-EG5_Meadow Grass Mixture For Loamy Soils 27.10.2021, AppendixEc3-WobuMR.GS-EM1_Basic General Purpose Meadow Mixture 27.10.2021, AppendixEc1-WobuMR.GS-EM8_Meadow Mixture For Wetlands 27.10.2021, AppendixEc2-WobuMR.GS-EG9_Grass Mixture For Hedgerow + Woodland 27.10.2021, AppendixJ-WobuMR.GS-Heritage Assessment_FINAL_Part1(1) - 27.10.2021, AppendixJ-WobuMR.GS-Heritage Assessment_FINAL_Part2(1) - 27.10.2021, AppendixEa-WobuMR.GS-Landscape Visual Impact Assessment_FINAL_Part1 - 27.10.2021,
Reason: To identify the approved plan/s and to avoid doubt. |
16)
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) |
17)
The development hereby approved shall be carried out in complete accordance with the details and specifications set out in the accompanying Noise Assessment (LFAcoustrics Consulting Engineers, November 2019).
Reason: to ensure a satisfactory standard of amenity of nearby residential occupiers (NPPF S12) and (CBC Local Plan Policy HQ3) |
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