| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
No development shall take place until approval of the details of the appearance, landscaping, layout and scale of the development within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved archaeological scheme and the WSI shall contain the following components:
method statements for the investigation of all archaeological remains present at the site.
a method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
an outline strategy for community engagement
an outline strategy for post-excavation assessment; analysis, publication, and archive deposition including details of the timetable for each stage of the post-excavation works.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority.
a final archaeological report or, if appropriate a Post Excavation Assessment report and an Updated Project Design has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 18 months of the date of 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 one is prepared) has been completed.
the preparation of the site archives (including the completion of the archive report) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing archaeological archives.
the publication report text has been prepared for submission to either a recognised archaeological journal, as a standalone monograph or the Historic Environment Record and this has been confirmed in writing by the Local Planning Authority.
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, 4 and 5 of Part B of this condition shall be completed within 3 years of the archaeological fieldwork date of completion. Should the project not warrant the production of a Post Excavation Assessment report, an Updated Project Design and a publication text, Item 5 can be completed on the approval of the final archaeological report.
Reason: In line with Policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework (July 2021): to investigate and record any archaeological remains affected by the development, to safeguard the long-term future of the archive and to make the record of all the work publicly available. Part A of this condition is pre-commencement because development works can have an irreversible impact on archaeological remains and an approved programme of investigation must be in place before the development starts. |
4)
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 from the development will be via infiltration. The final detailed design shall be based on the agreed drainage Strategy (Ref: Woodshardwick, 18387/FRA and DS (30RD), Feb 22) 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 Central Bedfordshire Local Plan Policy CC3 to CC5 and NPPF Paragraphs 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
5)
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:
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.
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.
The approved Construction Traffic 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. (Section 9, NPPF) |
6)
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. |
7)
No development shall commence 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, if available, 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: Details are required prior to commencement of development to ensure the expansion and improvement of electronic communication networks, which are critical to supporting and growing business and economic productivity, in accordance with Policy HQ5 of the Central Bedfordshire Local Plan (2021). |
8)
No 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)
No dwelling shall be occupied until the junction and off-site traffic calming works on Clophill Road as shown in approved drawing 18387-MAUL-5-103 Rev B, have been provided in accordance with details of schemes to be submitted to and approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway to the crossing.
Reason: In the interests of road safety and pedestrian movement. (Section 9, NPPF) |
10)
The development shall be served by means of roads and footpaths which shall be laid out and drained in accordance with the Central Bedfordshire Design Guide September 2014 or other such documents that replace them, and no building shall be occupied until the roads and footpaths which provide access to it from the existing highway have been laid out and constructed in accordance with the above-mentioned Guidance.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. (Section 9, NPPF) |
11)
Visibility splays shall be provided at all internal road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 25m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at road junction in the interest of road safety. (Section 9, NPPF) |
12)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate independent vehicular turning head areas for an 11.5m long refuse collection vehicle.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway and parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport. (Section 9, NPPF) |
13)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include car and cycle parking in accordance with Central Bedfordshire Design Guide September 2014 or other such documents that replace them has been submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development is occupied and the car and cycle parking areas shall not thereafter be used for any other purpose.
Reason: To ensure a satisfactory standard of development in accordance with the Central Bedfordshire Design Guide September 2014. (Section 9, NPPF) |
14)
The reserved matters shall include a pedestrian footway link to Footpath FP3 as identified on drawing 18333-1054 Rev B, Framework Parameter Plan.
Reason: In the interests of pedestrian connectivity to the Public Right of Way network. (Section 9, NPPF) |
15)
No other part of the development shall be occupied until the visibility splays at the junction of the access with the public highway and private drive shown on the approved drawing has been provided. All parts of the splays shall thereafter be kept free of all obstructions above the adjacent carriageway level.
Reason: In the interests of highway and pedestrian safety. (Section 9, NPPF) |
16)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
17)
No above ground development shall commence until details of a noise barrier or other suitable scheme for protecting future occupiers of the development from noise arising from the adjacent commercial site has been submitted to and approved in writing by the local planning authority. The scheme shall follow the recommendations identified in the Spectrum Planning Noise Assessment Report Ref PJB9234/20380/V1.0 dated 18th August 2021. No dwelling 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 ensure that the amenity of future occupiers is not adversely affected by noise from the existing adjacent commercial site. (Section 15, NPPF) |
18)
The submission of any reserved matters application, pursuant to this outline permission, shall include a mix of housing types and sizes, and shall demonstrate how the proposed mix and tenure types meets identified housing needs set out within the Strategic Housing Market Assessment and/or Local Housing Need Surveys.
Reason: To ensure that the overall mix of dwellings across the site as a whole contains a mix of residential units providing accommodation in a range of types, sizes and affordability, to meet identified housing needs, in accordance with up to date Strategic Housing Market Assessment and/or Local Housing Needs Surveys, in accordance with Policy H1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
19)
The submission of any reserved matters application, pursuant to this outline permission, shall include an adaptable and accessible homes scheme for the approval in writing by the Local Planning Authority. The scheme shall demonstrate:
At least 35% of the dwellings permitted would meet the optional requirements of Category 2 M4(2) Adaptable Homes Standards of Part M of Schedule 1 to building Regulations 2010 (as amended); and
At least 5% of the dwellings permitted would meet the optional requirements of Category 3 M4(3) Wheelchair Adaptable Homes Standards of Part M of Schedule 1 to Building Regulations 2010 (as amended).
The scheme shall consist of a plan identifying the plots that will meet the specified adaptable and accessibility homes standards and shall include car parking, approaches and outdoor spaces to those dwellings that would comply with the relevant standards. The dwellings shall thereafter be completed to the specified adaptable and accessible homes standard in accordance with the approved detail.
Reason: To ensure that the overall mix of dwellings across the site as a whole contains a mix of residential units providing accommodation to meet identified housing needs, in accordance with Policy H2 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
20)
The submission of any reserved matters application, pursuant to this outline planning permission shall include details of the existing and final ground, ridge and slab levels of the buildings, for the approval in writing by the Local Planning Authority. The details shall include topographical surveys and sections through both the site and the adjoining land and properties. The development shall only be developed in accordance with the approved levels.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas, to mitigate landscape visual impacts of development at this edge of countryside location, and to ensure a well-designed development that reflects the varied character and appearance of the area, in accordance with Policies EE4 and HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Landscape Character Assessment, the Central Bedfordshire Design Guide, National Design Guide, and the NPPF. |
21)
Any reserved matters application pursuant to condition 2 of this permission, shall include a detailed foul water drainage scheme, to manage foul drainage from the development for the approval in writing by the Local Planning Authority. Thereafter the foul drainage shall be installed in accordance with the approved details.
Reason: To ensure 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 HQ1, CC6 and CC8 of the Central Bedfordshire Local Plan and the NPPF. |
22)
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). |
23)
The detailed reserved matters applications to be submitted pursuant to Condition 2 of this permission shall be consistent with the details set out on the Framework Parameter Plan ref: 18333-1054 Rev B hereby approved.
Reason: To ensure a satisfactory standard of development in accordance with the objectives of Policies EE5 and HQ1 of the Central Bedfordshire Local Plan 2015-2035. |
24)
Within the submission of the reserved matters application a detailed Ecological Enhancement Strategy shall be submitted to and approved by the local planning authority. The scheme shall ensure landscape visual impacts are suitably mitigated and that Ecological, habitat and small-scale species enhancement measures in accordance with the Ecological Impact Assessment would deliver a net gain for biodiversity.
The Ecological Enhancement Strategy 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 maps and plans (including elevation 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 to the proposed phasing of development;
g) persons responsible for implementing works;
h) details of after-care and long-term maintenance and management
of all soft landscaping and ecological enhancement measures;
i) details for monitoring and remedial measures;
j) details for disposal of any wastes arising from works.
The approved Ecological Enhancement Strategy shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.
Reason: To safeguard the character and appearance of the area including the intrinsic character and beauty of the Countryside, to ensure that the appearance of the development would be acceptable, as well as to ensure a net gain for biodiversity, in accordance with Policies EE1, EE2, EE4, EE5, EE13 and HQ1 of the Central Bedfordshire Local Plan (2021). |
25)
Within the submission of the reserved matters application a detailed Landscape and Ecological Management Plan, including long term design objectives, management responsibilities and maintenance schedules and periods for all soft landscape areas together with a timetable for the implementation of the Management Plan, shall be submitted to and approved by the Local Planning Authority. The Landscape and Ecological Management Plan shall be carried out in accordance with the approved details and timetable.
Reason: To ensure the longevity of the landscaping scheme and the ecological enhancement area and to protect the biodiversity value of the site and the visual amenity and character of the area. (Section 15, NPPF). |
26)
Prior to the occupation of the development, details of the proposed charging points and ducting for ultra-low emissions vehicles shall be submitted to and approved in writing by the local planning authority. Details to be submitted should include:
Proposals to provide charging points within the site for the charging of electric vehicles, together with associated signed / delineated car parking spaces, where required.
Details of the specification(s) of charge point(s) including power output, ducting / cable routes to all other car parking spaces within the site to enable charging points for the charging of electric vehicles to be provided for all other parking spaces in the site in the future.
Equipment design and colour.
A management and maintenance scheme outlining how the charging points and associated car parking spaces will be managed and operated.
The process users can go through to activate passive charging points.
The approved development shall not be occupied until the scheme has been provided in accordance with the approved details, including the approved ducting / 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 Charge 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 Central Bedfordshire Local Plan Policies HQ1, T2, T3, T5, CC1, Electric Vehicle Charging: Guidance for New Development SPD (December 2022) and the National Planning Policy Framework. |
27)
Within the submission of any reserved matters application the applicant shall submit a Sustainability Statement, which demonstrates the development's compliance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan as a minimum and shall include those measures to be incorporated into the design. The details thereby approved shall be installed within the development, prior to the occupation of the first dwelling.
Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan 2015-2035. |
28)
No residential unit shall be first occupied until an implementation timetable for all hard and soft landscaping, in full accordance with the Landscaping details approved under Condition 2 and a five-year Landscape Maintenance and Management Plan from the date of its implementation have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the management body, who will be responsible for delivering the approved landscape maintenance and management plan. All landscaping shall be implemented in accordance with the approved implementation timetable and shall be maintained and managed in accordance with the approved maintenance and management plan following its implementation.
Reason: To ensure a satisfactory standard of development and to safeguard the future landscaping proposals on site. (Section 15, NPPF) |
29)
The development hereby approved shall not be first occupied until a scheme for external lighting has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details relating to the siting, design and illumination level of proposed external lighting. The development shall not be first occupied until the lighting scheme has been implemented in accordance with the approved details and the scheme shall be retained thereafter for the lifetime of the development.
Reason: In order to ensure that the lighting delivered within the development is acceptable in the context of the character and appearance of the area and does not result in any impact on existing wildlife. (Central Bedfordshire Local Plan Policies HQ1, EE3, Section 12 and 15, NPPF) |
30)
Within the submission of any reserved matters application a Development Parameters Scheme for the self / custom-build dwellings within the scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall set out the guiding principles to be applied in the design of any dwelling, associated structures, hard surfaces and landscaping to be constructed pursuant to this planning permission. The scheme shall include, but not be limited to: maximum building height, built form, materials, plot coverage, set back from plot boundaries, boundary treatment, access and parking facilities and, protection of existing trees and hedges. The design of each self-build dwelling the subject of this permission shall be developed in accordance with the approved Development Parameters Scheme.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
31)
Any reserved matters applications to be submitted pursuant to Condition 2 of this permission will be required to demonstrate how Policy EE1 (Green Infrastructure) of the Central Bedfordshire Local Plan (2021) will be met through the detailed design. This is expected to include the integration of high quality, multifunctional green infrastructure which incorporates sustainable drainage systems, enhances biodiversity, the historic environment, landscape character, the Rights of Way network and design quality.
Reason: To ensure a satisfactory standard of development that incorporates green infrastructure in accordance with Central Bedfordshire Local Plan (2021) Policy EE1. |
32)
The maximum gradient of the vehicular access shall not should not exceed 1 in 25 for the first 15m measured into the site from the highway boundary and thereafter 1 in 20.
Reason: In the interests of the safety of persons using the access and users of the highway. (Section 9, NPPF) |
33)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers :
Site Location Plan 18333-1050
Site Access Plan and Off-Site Traffic Calming 18387-MAUL-5-103 Rev B
Framework Parameter Plan 18333-1054 Rev B
Reason: To identify the approved plan/s and to avoid doubt. |
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