| Conditions or Reasons: | 1)
No development, excluding works necessary to facilitate archaeological investigations, shall commence at the site until approval of the details of the appearance, landscaping, layout and scale of the development (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. |
2)
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. |
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:
1.method statements for the investigation of all archaeological remains present at the site.
2.a method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
3.an outline strategy for community engagement
4.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:
1.all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority.
2.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
3.the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed.
4.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 Core Trust Seal certified repository dedicated to storing archaeological archives.
5.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, excluding works necessary to facilitate archaeological investigations, 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 staged as discussed in the FRA/DS. The final detailed design shall be based on the agreed drainage Strategy (Ref: Woodshardwick,18006/FRA and DS, August 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 applicant should address the following points 1, 2, 3, 4, 5, 6, 7, 8 and 11 (informative 1) 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. |
5)
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. |
6)
No development, excluding works necessary to facilitate archaeological investigations, shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of any of the dwellings hereby approved the fire hydrants serving that dwelling shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: The condition must be pre-commencement to ensure that any ground works do not prejudice the appropriate siting of fire hydrants, in the interests of fire safety and providing safe and accessible developments. |
7)
Any Reserved Matters application specific to the layout and landscaping will be supported by an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as 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 include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) details of initial aftercare and long-term maintenance.
The development shall be carried out strictly in accordance with the approved strategy and identified measures shall be retained in that manner thereafter
Reason: To ensure the development secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
8)
The landscaping details required to be submitted by condition 1 of this permission shall include details of hard and soft landscaping (including details of boundary treatments and public amenity open space) together with a timetable for its implementation. The development shall be carried out as approved and in accordance with the approved timetable. The soft landscaping scheme, which shall include ecological enhancement measures, shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes at the time of their planting, and proposed numbers/densities where appropriate; and details of a scheme of management/maintenance of the landscaping areas. The landscaping areas, including public amenity open space shall be managed thereafter in accordance with the approved management/maintenance details. The scheme shall also include an up to date survey of all existing trees and hedgerows on and adjacent to the land, with details of any to be retained (which shall include details of species and canopy spread); measures for their protection during the course of development should also be included. Such agreed measures shall be implemented in accordance with a timetable to be agreed as part of the landscaping scheme.
Reason: To ensure that the appearance of the development would be of high quality and would be maintained as such thereafter. |
9)
Prior to the commencement of any construction above the damp proof course, a scheme for on-site foul water drainage works, including connection point and discharge rate shall be submitted to and approved in writing by the Local Planning Authority in consultation with Anglian Water. Prior to the occupation of any phase the foul water drainage works relating to that phase must have been carried out in complete accordance with the approved scheme.
Reason: To ensure that adequate foul drainage is provided and to prevent environmental and amenity problems arising from flooding. |
10)
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 CBC electric vehicle SPD in place at the time of submission 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 112 of the National Planning Policy Framework |
11)
Any reserved matters application shall include a waste strategy scheme, to include details of all waste storage facilities, waste collection points and a scheme for the provision of all waste receptacles. No dwelling shall be occupied until the waste storage facilities, waste collection point and waste receptacles serving that dwelling have been provided and they shall be retained thereafter.
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). |
12)
The details required by Condition 1 of this permission shall include a scheme of measures to mitigate the impacts of climate change and deliver sustainable and resource efficient development including how the development would meet water efficiency standards of 110 litres per person per day and achieve a minimum of 10% carbon emission improvement over the requirements of the Building Regulations in force in 2020 through a fabric first approach and/or installation of renewable energy technologies. The development shall then be carried out in full in accordance with the approved scheme.
Reason: To ensure the development is resilient and adaptable to the impacts arising from climate |
13)
The development hereby approved shall comprise no more than 61 units.
Reason: For the avoidance of doubt. |
14)
The development hereby permitted shall not be occupied or brought into use until the details of external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the safety and visual amenity of the site and its surrounding area |
15)
The development hereby approved shall be implemented strictly in accordance with the recommendations/measures stated in section 6.2.8 of the supporting document Ecological Appraisal, Land at Middle Lakes Russell Road Toddington (ELMAW Consulting, Updated August 2021)
Reason: To minimise the impacts of development on biodiversity. |
16)
Development, excluding works necessary to facilitate archaeological investigations, shall not begin until details of the intersection between the proposed estate road and the highway (to comprise the extension of the existing 5.5m wide carriageway of Russell Road and its footways) have been submitted to, and approved in writing by, the Local Planning Authority. No building shall be occupied until the intersection between the proposed estate road and the highway has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. (See Notes to the Applicant).
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
17)
The development at reserved matters 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) and 'Highway Construction Standards & Specifications Guidance' (July 2019) 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. |
18)
Any future reserved matters application for the layout of the development shall include a vehicular and pedestrian link to the north west site boundary to allow access to the remainder of the local plan allocation. The entire route between the site boundary and Russell Road shall be provided and available for use in accordance with a timescale to be submitted and approved in writing by the local planning authority prior to the commencement of the development. The route shall conform, or be able to conform using land dedicated as public highway, to a Minor Street standard or higher, as detailed in Highway Construction Standards & Specifications Guidance' (July 2019).
Reason In order to safely and adequately accommodate levels of traffic likely to use the route. |
19)
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. Turning areas shall also be required for a 6.5m long delivery vehicle where that vehicle would otherwise need to reverse more than 12m. Car and cycle parking shall also be provided in accordance with the relevant parking standards at the time of the submitted reserved matters.
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. |
20)
If access for construction traffic is to be gained other than from Russell Road, development shall not commence until a scheme detailing access provision to and from the site for construction traffic, including arrangements for restricting such vehicles to approved points of access and egress, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be operated throughout the period of construction work.
Reason: To ensure the safe operation of the surrounding road network in the interests of road safety. |
21)
Prior to the first submission of any reserved matters application, a Design
Guide for the provision of 10% custom build across the site; incorporating individual plot passport details for all individual custom build plots shall be submitted covering:
- Building height, massing and bulk
- Plot size and width
- Plot ratios, site coverage and density
- Urban grain street and building pattern and connectivity
- Building lines and boundary treatments
- Building orientation
- Landscaping and the public realm
- Building frontage and townscape features
- Car parking and cycle provision and access
- Provision of waste and recycling storage
-Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling including timescales / triggers for implementation of the scheme
Alongside, an updated site layout plan shall also be submitted which includes all individual plot passport details. The Design Guide and updated site layout plan shall be approved in writing by the Local Planning Authority prior to determination of the first reserved matters and thereafter the reserved matters shall be in accordance with the approved Design Guide and site layout plan. Any application for reserved matters approval shall be in accordance with the approved Design Guide and site layout plan and shall include a Statement demonstrating compliance with the Design Guide and site layout plan. Any minor variations to the Design Guide and site layout plan and justification for the variance shall be submitted to and agreed in writing by the Local Planning Authority.
Reason: To allow the Local Planning Authority to maintain control of the development and to ensure high quality |
22)
No development, excluding works necessary to facilitate archaeological investigations, shall take place until a scheme for the provision of a superfast broadband (fire-optic) connection to each residential property has been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the connection to that property has been implemented.
Reason: The condition must be discharged prior to commencement to ensure that groundworks does not prejudice the possibility of providing the necessary connections. The condition is required to facilitate self-employment and sustainable working practices |
23)
Notwithstanding the details hereby approved, no dwelling shall exceed 2.5 storeys in height.
Reason: To ensure that the appearance of the development would be of high quality and in keeping with the character of the area. |
24)
No development, demolition, clearance, or preparatory operations (including excavations) hereafter referred to as 'the works' shall commence on site in connection with the development hereby approved until a tree protection plan has been submitted to an approved in writing by the Local Planning Authority. The approved tree protection measures shall be implemented before any equipment machinery or materials are brought on to the site in connection with the works, be retained intact for the duration of the construction works and only be removed or altered with the prior written approval of the Local Planning Authority. Any trees shrubs or hedges subject to protection measures which die or become severely damaged within five years from the completion of construction works shall be replaced with tree shrubs or hedge plants of similar size and species unless the Local Planning Authority gives written approval to any variation.
Reason: To provide details of tree protections requirements as stipulated in Sections 5.3 and 5.4 of the Arboricultural Implication Assessment, so as to ensure that retained trees are adequately safeguarded from all development activity. |
25)
No development demolition clearance or preparatory operations (including excavations) shall commence on site in connection with the development hereby approved until an Arboricultural Method statement has been submitted to and approved in writing by the Local Planning Authority. The development shall hereafter be undertaken in accordance with the approved details.
Reason: To provide details of tree protections requirements as stipulated in Sections 5.3 and 5.4 of the Arboricultural Implication Assessment, so as to ensure that retained trees are adequately safeguarded from all development activity |
26)
Prior to commencement of above ground works (excluding demolition and works necessary to facilitate archaeological investigations) details of a scheme of works to provide a link up to the south east boundary of the application site to facilitate an onward connection to Footpath Number 62 shall be submitted to and approved in writing by the Local Planning Authority and no more than 40 dwellings shall be occupied until the link to the south east boundary of the application site has been delivered in accordance with those details.
Reason: To promote sustainable modes of transport |
27)
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 Ref: 2867-29 Rev A; and
Site Access Drawing Ref: 18006-RUSS-5-103 Rev A
Reason To identify the approved plans and to avoid doubt |
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