| 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)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 9267-PL-01 rev P2, 9267-PL-02 rev P3, 9267-PL-03 rev P1, 9267-PL-04 rev P1, 9267-PL-05 rev P1, 9267-PL-06 rev P1 and 9267-PL-10 rev P2,
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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) |
4)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Environmental Code of Practice https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity (Section 15, NPPF) |
5)
The proposed development shall be carried out in full accordance with the details set out in the Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement and Addendum Statement (ref: AAS/0276 Rev 01) by Arc Arboricultural Solutions. No equipment, machinery or materials shall be brought on to the site for the purposes of development nor shall any work commence until the Tree Protection Measures that are included within that Statement have been fully implemented.
Reason: To safeguard existing trees and hedgerows.
(Sections 12 & 15, NPPF) |
6)
Prior to the commencement of development, details of the existing and final ground levels and slab levels for buildings has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved details.
Reason: Details are required prior to the commencement of development to ensure that an acceptable relationship results between the new development and adjacent buildings, private amenity spaces and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF |
7)
No development shall take place above slab level 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) |
8)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, hedgehog holes in fences and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall be informed by the January 2022 Ecological Appraisal by Cherryfield Ecology and shall include the:
purpose and objectives for the proposed works;
detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
extent and location of proposed works shown on appropriate scale maps and plans;
timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
persons responsible for implementing the works;
details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework |
9)
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, for infiltration, and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed drainage Strategy (Ref: SDL, 9267-PL-10, P2,12/2021) 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 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.
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 169Inclusive of foot notes 54 to 56 and its supporting technical guidance |
10)
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. |
11)
No above ground development shall take place until a scheme for protecting the proposed dwellings from noise arising from adjacent the commercial garage premises has been submitted to and approved in writing by the local planning authority. The scheme shall be supported and informed by an appropriate noise impact assessment carried out in accordance with relevant technical standards. 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: To protect the amenity of future occupiers of the dwellings. |
12)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 11 of the National Planning Policy Framework, and in order to protect human health and the environment |
13)
(a) Notwithstanding the granting of planning permission, no enclosure/construction of the land shall take place until such time as the highway rights over the land have been formally extinguished by a formal Stopping Up Order made under Section 247 of the Town and Country Planning Act 1980 or by the application to the Magistrates Court under Section 117 of the Highways Act 1980, which should not include the 2.0m wide highway along the frontage of the area to be stopped up which will ensure the provision of at least a 2.0m wide footway.
(b) No dwelling shall be occupied until at least a 2.0m wide footway has been constructed along the site frontage in accordance with the approved plan no. 9267-PL-02 rev P3. 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. |
14)
No building shall be occupied until the junction of the proposed vehicular access with the highway 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 |
15)
Prior to occupation of the dwellings hereby permitted, a scheme providing full details of the boundary treatment to be installed on-site shall be submitted to and approved by the Local Planning Authority. The boundary treatment thereby approved shall be installed in accordance with the approved scheme prior to occupation of any dwelling.
Reason: To ensure a satisfactory standard of development. |
16)
Before any of the accesses is brought into use an area of land across the whole of the site frontage measuring at least 1.8m from and parallel to the nearside edge of the adjacent highway boundary shall be free of boundary treatments/planting and thereafter be kept free of all obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the existing highway and pedestrian traffic and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them. |
17)
No dwelling shall be occupied until the proposed vehicular surfacing has been provided in accordance with the approved plan no. 9267-PL-02 rev P3. Thereafter, the permeable surfacing shall remain as vehicular surfacing material unless otherwise agreed in writing by the local planning authority.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. |
18)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the parking provision on the site shall not be used for any purpose, than as parking provision 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. |
19)
The development shall not be brought into use until a turning space for 6.5m length service /delivery / ambulance sized vehicles has been constructed within the curtilage of the site in a manner to be approved in writing by the Local Planning Authority. Thereafter, the turning area shall be retained free of obstruction for the manoeuvring of vehicles unless otherwise agreed in writing by the local planning authority.
Reason: To enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles on to the highway to the detriment of highway safety. |
20)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
21)
Prior to development details of the relocation of the lamp column and bus stop, including a temporary bus stop if required, shall be submitted to and agreed in writing by the local planning authority and the approved details shall be implemented prior to occupation
Reason: For the avoidance of doubt and in the interests of encouraging the use of sustainable modes of transport and to replace the existing street furniture. |
22)
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. |
23)
Prior to occupation of the dwelling hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that measures to address climate change and sustainability, as set out in the Design and Access Statement by Sanctuary Design Ltd, have been implemented in full.
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). |
24)
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 CBLP (2021) and the objectives of sustainability set out in the NPPF (2021). |
25)
Notwithstanding the provisions of Part 1, Class A 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). |
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