| 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 approved shall be constructed in accordance with the material details as shown on the approved plans, unless agreed in writing with the Local Planning Authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality and the AONB.
(Section 12 and 15, NPPF) |
3)
Prior to development, and before the installation of tree protection barriers, all tree works identified as being needed to facilitate development shall be carried out in strict accordance with that specified on the "Arboricultural Impact Plan" (Drawing No. DS16112002.03), dated 20th September 2022.
REASON
To ensure that only the tree work deemed necessary to facilitate construction works is carried out, thereby avoiding both unnecessary and unjustified tree work that will impose having a further detrimental impact on the treescape character and local bio-diversity of the area (Policy EE4 of the CBC Local Plan). |
4)
Prior to development, and following all approved tree works, all tree protection barriers shall be erected and positioned in strict accordance with the "Tree Protection Plan" (Drawing No. DS16112002 04) dated 20th September 2022, The tree protection barriers shall then remaining securely in position throughout the entire course of development works unless being specified otherwise on the "Tree Protection Plan".
REASON
To maintain a secure construction exclusion zone around retained trees, so as to prevent damage from all ancillary construction activity associated with this development (Policy EE4 of the CBC Local Plan). |
5)
Throughout the course of development works, all required Arboricultural Supervision, No-Dig Surfacing (Cellular Confinement Construction), Fence Construction, and Work Restrictions in the Construction Exclusion Zone, shall conform to that being shown and specified on the "Tree Protection Plan" (Drawing No. DS16112002 04) dated 20th September 2022.
REASON
To ensure that all working practices are undertaken in strict accordance with good arboricultural practice, in order to avoid damage to retained trees from construction activity (Policy EE4 of the CBC Local Plan). |
6)
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 (+30%CC) 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 an agreed FRA & drainage Strategy (Ref: to be submitted) 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 into an existing watercourse 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 applicant should address the following points 1 to 5 when submitting details to discharge the condition:
1. We will require a full set of calculations providing evidence of all surface water retained on site for the 1 in 100 (+30%CC). Any exceedance should be shown with pathways, depths and velocity.
2. We will require full drainage drawings showing all connections, control features, storage, inverts etc. and how it communicates with the park wide scheme.
3. There should be a minimum 1m between the base of a soakage unit and the seasonal water table.
4. Any watercourses within or adjacent to the site should be included in the maintenance and management plan.
5. Land drainage Consent under the Land Drainage Act 1991 must be secured to discharge surface water to an existing watercourse/ditch, and details of this provided with the full detailed design. An easement should be provided on the developable side of the watercourse to allow for access for maintenance, this should be 9m but may depend on the maintenance requirements considered appropriate.
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 foot notes 54 to 56 and its supporting technical guidance. |
7)
No above ground development shall take place on the new enclosures until a Sustainability Statement demonstrating how the proposal accords with policy CC1 of the Central Bedfordshire Local Plan has been submitted in writing and approved by the Local Planning Authority. The development shall then be constructed in accordance with the approved statement.
Reason: To ensure the development reduces the impact on climate change and carbon emissions (Policy CC1 of the Local Plan). |
8)
Within three months of occupation of the development hereby approved, a post-construction Verification Report shall be submitted to the LPA with evidence that the development achieved the requirements of Policy CC1 of the CBC Local Plan.
Reason: To ensure that the proposal is compliant with Policy CC1 of the CBC Local Plan. |
9)
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) |
10)
The development hereby permitted shall be undertaken in full accordance with the Council's adopted 'Environmental 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 existing ecological features (Section 15, NPPF) |
11)
Prior to occupation of the enclosure, a lighting design strategy for biodiversity for the site shall be submitted to and approved in writing by the local planning authority. The strategy shall;
a) identify those areas/features on site to which bats are particularly sensitive and that are likely to cause disturbance in or around their breeding sites and resting places, or along important routes used to reach 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 reduce the impact to protected species (Policy EE3 of the CBC Local Plan) |
12)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (Windrush Ecology, 2023) (Ref: W4946_rep_Whipsnade Zoo_20-02-23) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To protect and enhance habitats (Policy EE2 and EE3) |
13)
Prior to the commencement of development hereby approved, a landscape and ecological management plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority. The content of the LEMP shall include the following.
Description and evaluation of features to be managed.
Details of Ecological Enhancements as proposed within the Preliminary Ecological Appraisal.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Appropriate management options for achieving aims and objectives.
Prescriptions for management actions.
Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).
Details of the body or organization responsible for implementation of the plan.
Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason: To ensure landscape and ecological enhancements are retained and managed correctly (Policy EE2, EE3 and EE4 of the CBC Local Plan). |
14)
The approved landscaping scheme as shown on the submitted plans shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
15)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 01 Rev C, 111 Rev A, 116 Rev B, 115 Rev A, 202 Rev D, 203 Rev D, 117 Rev A, 201 Rev E, 204 Rev A, 420 Rev A, 423 Rev A, 421 Rev A, 422 Rev A, 22023PH200-T1, 426 Rev A, 11, 10, 112 Rev A, 110, 427 Rev B, ZSL-CT&WHS-PI-002, ZSL-CT&WHS-PI-001, DS16112002.02 - Tree Survey Report, DS16112002.04 and DS16112002.03, Preliminary Ecological Appraisal (Windrush Ecology, 2023) (Ref: W4946_rep_Whipsnade Zoo_20-02-23), Appendix 10 - BNG Assessment Calculation dated 20/02/23.
Reason: To identify the approved plan/s and to avoid doubt. |
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