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Conditions or Reasons for Planning Application - CB/22/04299/OUT
Conditions or Reasons:
1) No development on any Development Parcel or Infrastructure Parcel shall commence until approval of the details of the access, layout, scale, appearance, and landscaping (hereinafter called "the reserved matters") within that Development Parcel or Infrastructure Parcel has been obtained in writing from the Local Planning Authority.

The first application for reserved matters approval for the first Development Parcel (or part thereof) or Infrastructure Parcel shall be made to the Local Planning Authority no later than four years from the date of this planning permission

Applications for approval of all reserved matters shall be made to the Local Planning Authority before the expiry of eight years from the date of this planning permission.

Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015 and Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2) Such development to which a reserved matters application relates shall be begun not later than the expiration of three years from the date of approval of such reserved matters or in the case of approval 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) The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:

Red Line Plan [1475-GTA-34-ZZ-PS-A-0002 P09]
Northern Staff and Delivery Access Arrangement [10723-STN-ZZ-CA-SK-H-0003 P06]
Southern Visitor, Staff and Delivery Access Arrangement [10723-STN-ZZ-CA-SK-H-0005 P03]
Southern Visitor, Staff and Delivery Access Arrangement Right Turn Lane Option [10723-STN-ZZ-CA-SK-H-0019 P03]
Site Access Overview General Arrangement Plan [10723-STN-ZZ-CA-SK-H-0006 P05]
Site Access Overview Public Footpath Crossing Points [10723-STN-ZZ-CA-SK-H-0007 P02]
Airfield Works [1475-GTA-34-00-PP-A-0018 P09]
Astwood Road / Crawley Road / College Road Proposed Roundabout [332210723-STN-ZZ-CA-SK-H-001 P09]
UKPN Dedicated Access Arrangement [10723-STN-ZZ-CA-SK-H-0004 P03]

Reason: To identify the approved plan/s and to avoid doubt.
4) Development shall be carried out substantially in accordance with:

the design principles contained in section 6 of the Design and Access Statement Version V5.0 and Design Statement version 2, except to the extent that those details are superseded or expanded by the Site Wide Design Code approved pursuant to Condition 7 of this permission;

the mitigation requirements set out in Table 19-1 of the Environmental Statement dated October 2022 submitted in support of outline planning application reference [Pending] hereby approved; and

in substantial compliance with the following parameters plans:

Parameter Plan Land Use [1475-GTA-34-00-PP-A-0012 P10]
Parameter Plan Building Height [1475-GTA-34-XX-PP-A-0013 P10]
Parameter Plan Movement and Access [1475-GTA-34-00-PP-A-00014 P10]
Parameter Plan Landscape [1475-GTA-34-00-PP-A-0015 P10]

save for only minor variations where such variations do not deviate from this permission nor are predicted to lead to any additional or materially different likely significant effects to those assessed in the Environmental Statement accompanying the application.

Reason: To ensure that the detailed development is consistent with the approved Outline permission, and to ensure a satisfactory impact occurs on the surrounding environment. To accord with the objectives of Policies EMP5, T2, EE5, and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF.
5) Prior to, or concurrently with, the submission of the first reserved matters application on the Application Site not including the Airfield Infrastructure Works details of the following Site Wide Strategies shall be submitted to the Council for approval. Each strategy shall be substantially in accordance with the following documentation submitted under this outline planning permission:

Arboricultural Impact Assessment, [revision B, 26 July 2022] prepared by FPCR Environment and Design Ltd
Biodiversity Net Gain Plan [reference: 12778-30-R01-01, 13 October 2022] prepared by Logika
Construction Environment Management Plan (Framework) [revision 4, 14 October 2022] and Construction and Environmental Management Plan (CEMP) Framework Response to Comment Received from CBC Ecologist in Relation to the CEMP [dated 11 January 2023] prepared by CPM Consult
Flood Risk Assessment and Surface Water Drainage Strategy [reference: 105327-MMD-CRA-XX-RP-D-0001 revision C01, 7 October 2022] prepared by Mott MacDonald
Sustainability Statement [revision 6, 14 October 2022] prepared by envision
Utilities Assessment [reference: 105327-MMD-CRA-XX-RP-Z-0002 C01, 11 October 2022] prepared by Mott MacDonald

The development shall be carried out in accordance with the details approved.

Reason: To ensure that the detailed development is consistent with the approved Outline permission, and to ensure a satisfactory impact occurs on the surrounding environment. To accord with the objectives of Policies EMP5, EE1, EE2, EE3, EE4, EE5, EE9, CC1, CC3, CC4, CC5, CC6, CC8, HQ1 and HQ5 of the Central Bedfordshire Local Plan (2021) and the NPPF.
6) Prior to, or concurrently with, the submission of the first reserved matters application on the Application Site, not including the Airfield Infrastructure Works, a Site Wide Phasing Plan shall be submitted to the Local Planning Authority for approval. This shall include the broad sequence of the following elements and a mechanism for the review and amendment of the phasing plan:

the Development Parcels
major on-site and where relevant off-site infrastructure works
on-site parking
sustainable drainage systems

No development (other than Enabling Works and the Airfield Infrastructure Works) shall commence until the Site Wide Phasing Plan has been approved in writing by the Local Planning Authority. Any subsequent changes to the approved Site Wide Phasing Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the phasing contained within the approved Phasing Plan.

Reason: To ensure an appropriate standard of development and to provide understanding and control of the phasing timetable.
7) Prior to, or concurrently with, the submission of the first reserved matters application on the Application Site, not including the Airfield Infrastructure Works, a Site Wide Design Code, shall be submitted to the Local Planning Authority for approval. The Site Wide Design Code shall be in accordance with the design principles contained in section 6 of the Design and Access Statement.

No development (other than Enabling Works and the Airfield Infrastructure Works) shall commence until the Site Wide Design Code has been approved in writing by the Local Planning Authority. Any subsequent changes to the approved Site Wide Design Code shall be submitted to and approved in writing by the Local Planning Authority.

All reserved matters applications, except for the Airfield Infrastructure Works, shall include a Design Code Compliance Assessment report demonstrating compliance with the approved Site Wide Design Code as well as fully justifying any variance.

Reason: To ensure a satisfactory standard of development and to accord with the objectives of Policy HQ9 of the Central Bedfordshire Local Plan (2021).
8) Construction Traffic Management Plan

Prior to the commencement of development on any Development Parcel or Infrastructure Parcel a Construction Traffic Management Plan shall be submitted to and be approved in writing by the Local Planning Authority for such Development Parcel or Infrastructure Parcel. The Construction Traffic Management Plan shall be informed by the Construction Environment Management Plan (Framework).

The Construction Traffic Management Plan shall include site procedures to be adopted during the course of construction for the relevant part of the development to which it relates. This shall include:

parking of vehicles of site operatives and visitors
loading and unloading of plant and materials
storage of plant and materials used in the development
the erection and maintenance of security fencing/hoardings and lighting
Wheel washing facilities
measures on site to control the deposition of dirt / mud on surrounding roads during the development;
proposed temporary traffic restrictions
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
details of escorts for abnormal loads
temporary removal and replacement of highway infrastructure and street furniture
the reinstatement of any signs, verges or other items displaced by construction traffic; and
banksman and escort details.

The construction of the development of each Development Parcel or Infrastructure Parcel shall be carried out in accordance with the approved Construction Traffic Management Plan for that Development Parcel or Infrastructure Parcel.

Reason: In order to minimise the impact of construction work on the highway network, the amenities of nearby residential properties and on existing trees, landscape features and biodiversity (Section 12 and 15, NPPF)
9) Prior to the commencement of development on any Development Parcel or Infrastructure Parcel a Landscape and Ecology Management Plan shall be submitted to and be approved in writing by the Local Planning Authority for that Development Parcel or Infrastructure Parcel. The submitted Landscape and Ecology Management Plan shall be informed by the Biodiversity Net Gain Plan and shall include the following:

Description and evaluation of features to be managed
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 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
Details of 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 development of each Development Parcel or Infrastructure Parcel shall take place in accordance with the approved Landscape and Ecology Management Plan for that Development Parcel or Infrastructure Parcel.

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).
10) Prior to the commencement of development of any Development Parcel, excluding Enabling Works, a Site Wide Biodiversity Net Gain Strategy to include an updated Biodiversity Net Gain metric shall be submitted to and be approved in writing by the Local Planning Authority.

The Site Wide Biodiversity Net Gain Strategy shall include:

The baseline biodiversity position for each Development Parcel
In broad strategic terms, how 10% biodiversity net gain over the baseline position will be achieved across the development

Reason: To ensure a net gain for biodiversity is acheived from the development, to accord with the objectives of Policies EE1, and EE2 of the Central Bedfordshire Local Plan (2021)
11) Prior to the commencement of development of each Development Parcel, excluding Enabling Works, a Development Parcel specific Biodiversity Net Gain Plan shall be submitted to and to be approved by the Council for that Development Parcel. The Development Parcel specific Biodiversity Net Gain Plan will accord with the approved Sitewide Biodiversity Net Gain Strategy.

Each Development Parcel specific Biodiversity Net Gain Plan shall include:

Details on how the proposed development of that Development Parcel has taken steps to avoid and minimise impacts on biodiversity
Details of the on-site biodiversity measures that are to be undertaken on that Development Parcel and, as a result, the pre-development and post-development biodiversity value of the on-site habitats for that Development Parcel
Details of any off-Site biodiversity measures that may be required for that Development Parcel

The development of each Development Parcel shall thereafter be carried out in accordance with the approved Development Parcel specific Biodiversity Net Gain Plan for that Development Parcel.

Reason: To ensure a net gain for biodiversity is acheived from the development, to accord with the objectives of Policies EE1, and EE2 of the Central Bedfordshire Local Plan (2021).
12) Prior to the commencement of development on any Development Parcel or Infrastructure Parcel, which contains or is in close proximity to any tree, full details of Tree Protection Measures to be implemented, including a Tree Protection Plan showing substantial protective fencing for the protection of all trees to be retained on that Development Parcel or Infrastructure Parcel, shall be submitted to and approved in writing by the Local Planning Authority.

The approved Tree Protection Measures for a Development Parcel or Infrastructure Parcel shall be installed and maintained until all equipment, machinery and surplus materials have been removed from that Development Parcel or Infrastructure Parcel . Nothing shall be stored or placed in any protected fenced area in accordance with this condition and the ground levels within those protected fenced areas shall not be altered, nor shall any excavation be made except as permitted by the relevant Tree Protection Plan.

Reason: To safeguard the existing trees on the site in the interests of visual amenity. To accord with the objectives of Policy EE4 of the Central Bedfordshire Local Plan (2021)
13) Prior to the commencement of development on any Development Parcel or Infrastructure Parcel an assessment of ground conditions to determine the likelihood of any ground, groundwater or gas contamination of that Development Parcel or Infrastructure shall be carried out in accordance with the Environment Agency's Land Contamination Risk Management (LCRM, 2021).

Part A: The results of this survey detailing the nature and extent of any contamination, together with a strategy for any remedial action deemed necessary to bring the Development Parcel or Infrastructure Parcel to a condition suitable for its intended use (a Remediation Strategy), shall be submitted to and approved in writing by the Local Planning Authority.

Part B: Any remedial works required in respect of a Development Parcel or Infrastructure Parcel shall be carried out in accordance with the approved strategy and validated by an appropriate Verification Report to be submitted to and approved in writing by the Local Planning Authority prior to first occupation or use of that Development Parcel or Infrastructure Parcel.

Should any unforeseen contamination be encountered the Local Planning Authority shall be informed immediately in writing.. 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 any contamination which exists on the site is identified and properly dealt with in the interests of the amenities of the future occupiers of the site and of the surrounding area and to ensure that the site is suitable for its end use and to protect human health and the water environment. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
14) No laying of services, creation of hard surfaces or erection of a building on a Development Parcel shall take place until a plan for Pollution Control Measures for that Development Parcel has been submitted to and approved in writing by the Local Planning Authority. This shall cover measures to control the impact on ground conditions and the water environment from the development.

Such plan shall include a Management and Maintenance Plan for the Pollution Control Measures.

The development of each Development Parcel shall be carried out in full accordance with the approved plan for Pollution Control Measures for that Development Parcel.

Reason: To ensure that any contamination which exists on the site is identified and properly dealt with in the interests of the amenities of the future occupiers of the site and of the surrounding area and to ensure that the site is suitable for its end use and to protect human health and the water environment. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
15) No laying of services, creation of hard surfaces or erection of a building on a Development Parcel (other than [office] buildings) shall take place until a detailed method statement for storage of fuel and chemicals during the operation of the Development Parcel has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development of that Development Parcel shall be carried out in full accordance with the approved scheme.

The scheme(s) relevant to the Development Parcel shall include details of the following:

method statement for refuelling aircraft
method statement for delivering fuel to site
alarms
drainage plan including inceptors bunds and sealed sumps

Reason: To ensure appropriate controls are in place for the handling of aviation fuels on site and to protect the environment. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
16) No laying of services, creation of hard surfaces or erection of a building on a Development Parcel or Infrastructure Parcel shall take place until a detailed design of the Surface Water Drainage System for that Development Parcel or Infrastructure Parcel has been submitted to and approved in writing by the Local Planning Authority. The surface water drainage system shall include details of a Management and Maintenance Plan for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and evidence in the form of a Verification Report to demonstrate the approved Surface Water Drainage scheme has been correctly and fully installed as per the final approved details. 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.

Those elements of the surface water drainage system on a Development Parcel or Infrastructure Parcel not adopted by a statutory undertaker shall thereafter be managed and maintained in accordance with the approved Management and Maintenance Plan for that Development Parcel or Infrastructure Parcel.

The surface water drainage shall be designed and constructed to manage surface water runoff from the development for up to and including 1 in 100 year event (+40%CC), via attenuated discharge to a watercourse. The final detailed design of the Surface Water Drainage system on a Development Parcel or Infrastructure Parcel shall be based upon the principles within the agreed Flood Risk Assessment and Surface Water Drainage Strategy [reference: 105327-MMD-CRA-XX-RP-D-0001 revision C01, 7 October 2022] prepared by Mott MacDonald and DEFRAs Non-statutory technical standards for sustainable Drainage systems (March 2018) and shall be implemented and maintained as approved. No drainage systems for the infiltration of surface water drainage into the ground is permitted other than with the express written consent of the LPA, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters.

The development of each Development Parcel or Infrastructure Parcel shall thereafter be carried out in accordance with the approved Surface Water Drainage System for that a Development Parcel or Infrastructure Parcel.

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 Policies CC3, CC4 and CC5 of the Central Bedfordshire Local Plan (2021) and the NPPF and 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.
17) No laying of services, creation of hard surfaces or erection of a building on a Development Parcel or Infrastructure Parcel which contains a watercourse that is to be diverted within that Development Parcel or Infrastructure Parcel shall take place until final details of a scheme for the design and construction of the watercourse diversion has been submitted to the Local Planning Authority for approval in writing. The scheme shall include details of the proposed ownership and long term maintenance of this and other land drainage features within the relevant Development Parcel or Infrastructure Parcel. There will be access available to the water run every fifty metres (maximum). Inlet and outlet for all watercourse elements will be designed for ease of flow to reduce likelihood of blockage.

The development of each Development Parcel or Infrastructure Parcel which contains a watercourse that is to be diverted shall thereafter be carried out in full accordance with the approved watercourse diversion details for that a Development Parcel or Infrastructure Parcel.

Reason: To ensure a satisfactory standard of development and to ensure the long term management and maintenance of any diverted watercourse. To accord with the objectives of Policies CC3, CC4 and CC5 of the central Bedfordshire Local Plan (2021) and the NPPF.
18) No laying of services, creation of hard surfaces or erection of a building on a on a Development Parcel or Infrastructure Parcel shall take place until a detailed design of the Foul Water Drainage System for that Development Parcel or Infrastructure Parcel has been submitted to and approved in writing by the Local Planning Authority. Such design shall include details of connection points and discharge rates to the public network and full details of a Management and Maintenance Plan of the foul water system.

The development of each Development Parcel or Infrastructure Parcel shall thereafter be carried out in accordance with the approved Foul Water Drainage System for that Development Parcel or Infrastructure Parcel.

Reason: To prevent environmental and amenity problems arising from flooding. To accord with the objectives of Policy CC6 of the Central Bedfordshire Local Plan (2021)
19) Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason: To protect against unacceptable risks to groundwater.
20) Prior to the commencement of development on a Development Parcel or Infrastructure Parcel (other than Enabling Works) full details of the existing and final ground levels and slab levels for buildings / structures for that Development Parcel or Infrastructure Parcel shall be submitted to and approved in writing by the Local Planning Authority. The details shall include a detailed topographical survey of the site and adjacent land.

The development of each Development Parcel or Infrastructure Parcel shall thereafter be carried out in full accordance with the approved Site Levels for that Development Parcel or Infrastructure Parcel.

Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings, public amenity spaces and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF
21) Part A: No development shall take place within each Development or Infrastructure Parcel until a Written Scheme of Archaeological Resource Management (WSARM), has been submitted to and approved in writing by the Local Planning Authority for that Development or Infrastructure Parcel. The said development shall only be implemented in full accordance with the approved archaeological scheme and each WSARM shall contain the following components:

method statements for the investigation of any archaeological remains that will be affected by the development.
a method statement for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
an outline strategy for a programme of interpretation, public outreach and community engagement
a method statement for post-excavation assessment, analysis, archive preparation and publication, including details of the timetable for each stage of the post-excavation works.
a statement that outlines how the results of the archaeological investigation for that Development or Instructure Parcel will be integrated in a site wide archaeological synthesis

Part B: This condition shall only be fully discharged when:

all elements of the archaeological fieldwork have been undertaken 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 Core Trust Seal certified repository dedicated to storing archaeological archives.
the publication report text has been prepared for submission to a recognised archaeological journal or an approved final report is submitted to the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority.
it has been confirmed in writing by the Local Planning Authority that the provision for the integration of the results of the archaeological work for that Development or Infrastructure Parcel into the site wide synthesis is acceptable.

Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, 4, 5, 6 and 7 of Part B of this condition shall be completed within 3 years of the archaeological fieldwork date of completion.

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.This advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021), Chapter 16 of the NPPF (2021) and the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended 2018).
22) The archaeological synthesis referred to in Part A5 and Part B7 of Condition 21 of this permission will be submitted to and approved in writing by the Local Planning Authority within 6 months of the full completion of the total development.

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.This advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021), Chapter 16 of the NPPF (2021) and the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended 2018).
23) The hangar buildings hereby permitted shall be for the following uses: the maintenance, repair and overhaul of aircraft, with ancillary office, associated research and development activity, workshop and storage use and for no other reason unless agreed in writing by the Local Planning Authority beforehand.

Reason: To control the future use and activites of the buildings in the development.
24) The maximum cumulative floorspace of the buildings hereby approved (which, for the avoidance of doubt includes any mezzanine floor areas) shall not exceed 101,118 square metres gross external floor area.

Reason: To control the cumulative floor area of the proposed development and to ensure that the site is not overdeveloped to the detriment of the character and appearance of the area.
25) The Office Buildings hereby permitted shall not exceed 6,000 square meters gross external floor area and shall be used for use class E (g) (i) only.

Freestanding office buildings shall not exceed 13m AOD measured to the underside of roof eaves without the prior written approval of the local planning authority.

Reason: To ensure a satisfactory standard of development and to ensure that the site is not overdeveloped, to safeguard the amenities of the surrounding area.
26) Prior to the commencement of any above ground construction works for any building hereby approved, details of the External Building Materials to be used for the external windows, doors, walls, roofs and rainwater goods of that proposed building shall be submitted to and approved in writing by the Council.

The building shall thereafter be constructed in accordance with the approved External Building Materials.

Reason: To ensure a satisfactory standard in the quality of the development and control the appearance of the buildings. To accord with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021).
27) Concurrent with any Reserved Matters application containing the design of hangar buildings, to submit to and obtain the Local Planning Authority's approval of noise attenuation measures for the use of plant and machinery and general working operations and activities within each hangar building. No hangar building shall be brought into first use until the works which form part of the approved scheme have been completed.

Reason: To ensure a satisfactory standard of development and to safeguard the amenities and living conditions of nearby residential properties. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
28) Concurrent with any Reserved Matters application containing the design of the Ground Run Enclosure, to submit to and obtain the Local Planning Authority's approval of a noise commissioning methodology which will define target noise levels to be achieved during engine testing and demonstrate that target noise levels will be within the noise levels predicted within the environmental statement.

Reason: To ensure a satisfactory standard of development and to safeguard the amenities and living conditions of nearby residential properties. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
29) Commissioning of the Ground Run Enclosure hereby approved shall be carried out in accordance with the Ground Run Enclosure Noise Commissioning Scheme the subject of Condition 28 of this permission. The approved commissioning scheme shall be complied with, and a written report shall be submitted to, and approved in writing by the Local Planning Authority before the full operational use of the Ground Run Enclosure is commenced. Written notification shall be provided to the Local Planning Authority at least (5) working days before the Ground Run Enclosure becomes fully operational.

Reason: To ensure a satisfactory standard of development and to safeguard the amenities and living conditions of nearby residential properties. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
30) Development Aircraft Movements shall be subject to a noise quota scheme (NQS). The NQS shall be applied as detailed below.

Part 1 - Definitions

1.1 The following definitions shall apply with reference to the scheme described in Part 2.

Term
Meaning

Annual Quota Period

The twelve-month period from 1 January each year
Development Aircraft Movement
An aircraft take-off or landing between 06:59 and 23:00 (inclusive, local time) originating from or terminating at the hangars, the aprons or the stands constructed as part of the Development
EASA Noise Certification Database

The database of noise certification levels approved and as varied from time to time by the European Union Aviation Safety Agency (EASA) and published on its website. ( https://www.easa.europa. eu/domains/environment/easa-certification-noise-levels ).
The noise levels are established in compliance with the applicable noise standards as defined by International Civil Aviation Organization (ICAO) Annex 16 Volume 1.

Noise Classification Level (NCL)
The noise level band in EPNdB assigned to an aircraft for take-off or landing, as the case may be, for the aircraft in question for the purposes of identifying the Quota Count of the aircraft. The Noise Classification Level for an aircraft taking off from and landing at the Airport shall be taken from the EASA Noise Certification Database:
NCL(Take-Off) = EPNL (Flyover)
NCL(Landing) = EPNL (Approach) -9 dB

Quota Count
The amount of the quota assigned to one take-off or to one landing by an aircraft based on the Noise Classification Level for the aircraft:

Noise Classification Level

Quota Count (QC)
Greater than 101.9 EPNdB
16.0
99-101.9 EPNdB
8.0
96-98.9 EPNdB
4.0
93-95.9 EPNdB
2.0
90-92.9 EPNdB
1.0
87-89.9 EPNdB
0.5
84-86.9 EPNdB
0.25
81-83.9 EPNdB
0.125
Less than 81 EPNdB
0


Part 2 Noise Quota Scheme

1.2 Subject to the dispensation described Paragraph 1.3:

Each Development Aircraft Movement shall be assigned a Quota Count based on its Noise Classification Level. Where a Development Aircraft Movement during the Annual Quota Period does not have a Noise Classification Level, as published on the European Union Aviation Safety Agency (EASA) Noise Certification Database, an appropriate Noise Classification Level shall be assigned, with justification provided within the Noise Quota Scheme Report described in Paragraph 1.4.
The total Noise Quota for Development Aircraft Movements within each Annual Quota Period shall not exceed 1846.

1.3 The restriction shall not apply to Development Aircraft Movements in any of the following circumstances:

The aircraft is required to land at the airport because of an emergency, a divert or any other circumstance beyond the control of the operator and commander of the aircraft;
Exceptional circumstances in the interests of national security, emergency or safety; or
The aircraft is engaged on the Head of State's flight, or on a flight operated primarily for the purposes of the transport of Government Ministers or visiting Heads of State or dignitaries from abroad.

Part 3 Noise Quota Scheme Reporting Requirements

1.4 Following the first Development Aircraft Movement, for each Annual Quota Period during which a Development Aircraft Movement occurs, the Applicant shall submit an annual report to the planning authority on its implementation of the Noise Quota Scheme for that Annual Quota Period.

The reports shall include:

The number of Development Aircraft Movements during the Annual Quota Period;
The Quota Count assigned to each Development Aircraft Movement in the Annual Quota Period;
The total Quota Count used during the Annual Quota Period; and

Details of any dispensations pursuant to Paragraph 1.3 which have been relied upon during the Annual Quota Period.

The report for each Annual Quota Period shall be submitted to the planning authority within 1 month of the end of that Annual Quota Period.

Reason: To control the Air Transport Movements to the site based on aircraft type and its associated noise, in the interest of safeguarding the amenities of the surrounding area.
31) The total number of Development Aircraft Movements shall not exceed 1,500 per year, except in exceptional circumstances.

The restriction shall not apply to Development Aircraft Movements in any of the following circumstances:
The aircraft is required to land at the airport because of an emergency, a divert or any other circumstance beyond the control of the operator and commander of the aircraft;
Exceptional circumstances in the interests of national security, emergency or safety; or
The aircraft is engaged on the Head of State's flight, or on a flight operated primarily for the purposes of the transport of Government Ministers or visiting Heads of State or dignitaries from abroad

Reason: To control the Air Transport Movements associated with the development and to safeguard the amenities and living conditions of nearby residential properties. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
32) No Development Aircraft Movements shall take place between 23:00 06:59 (inclusive, local time).

The restriction shall not apply to Development Aircraft Movements in any of the following circumstances:

The aircraft is required to land at the airport because of an emergency, a divert or any other circumstance beyond the control of the operator and commander of the aircraft;
Exceptional circumstances in the interests of national security, emergency or safety; or
The aircraft is engaged on the Head of State's flight, or on a flight operated primarily for the purposes of the transport of Government Ministers or visiting Heads of State or dignitaries from abroad

Reason: To control the Air Transport Movements associated with the development and to safeguard the amenities and living conditions of nearby residential properties. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan (2021).
33) No building hereby approved shall be occupied until a Lighting Scheme for that building has been submitted to and approved in writing by the Council. This shall include details of internal and external lighting on that building and on the ground adjacent to it including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated.

The development of each building shall take place in accordance with the Lighting Scheme approved for that building.

Reason: To protect the amenity of neighbouring properties and minimise light pollution. To accord with the objectives of Policies CC8 and HQ1 of the central BEdfordshire Local Plan (2021) and the NPPF.
34) Prior to the commencement of any above ground construction works for buildings on a Development Parcel, details of the External Boundary Enclosures for that Development Parcel shall be submitted to and approved in writing by the Local Planning Authority.

The development of each Development Parcel shall thereafter be undertaken in full accordance with the approved External Boundary Enclosures for that Development Parcel.

Reason: In the interests of visual amenity and site security. To accord with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021).
35) No buildings hereby approved shall be occupied until the footway and cycleway works along College Road as shown indicatively on drawing 10723-STN-ZZ-CA-SK-H-0023 P03, has been constructed in accordance with the approved details, amend as necessary by the technical approval and safety audit process.

Reason: In the interest of encouraging sustainable modes of travel to and from the development.
36) Prior to commencement of development, save for Airfield Infrastructure Works and Enabling Works, details of the footway works and measures to reduce the speed of motorised traffic over a length along Crawley Road broadly in accordance with drawing 33210723-5001-SK-002 or an alternative scheme that achieves a similar or better level of safe connection for pedestrians and cyclists, shall have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority.

Reason: In the interest of pedestrian and cyclist safety and to encourage the use of sustainable modes of travel amongst occupiers of the development
37) Prior to commencement of development, save for Airfield Infrastructure Works and Enabling Works, the scheme as detailed within approved plans to be agreed in Condition 36 of this permission shall be constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.

Reason: In the interest of pedestrian and cyclist safety during construction and operational phases of the development, and to encourage the use of sustainable modes of travel amongst occupiers of the development.
38) Details of the phasing of delivery of the vehicular accesses to the site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development, save for Airfield Infrastructure Works and Enabling Works. The works shall be constructed in accordance with the approved details shown indicatively on drawings 10723-STN-ZZ-CA-SK-H-003 P06, 10723-STN-ZZ-CA-SK-H-004 P03 and 10723-STN-ZZ-CA-SK-H-0019 Revision P03, amended as necessary by the technical approval and safety audit process.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed access road.
39) Junction visibility splays shall be provided at each vehicular site access junction with the public highway prior to any building being occupied and taking access from that access. The minimum dimensions to provide the required splay lines shall be 4.5m measured along the centre line of each proposed access from its junction with the channel of the public highway, and 215m (northern and central accesses) and 120m (southern access) measured from the centre line of each access along the line of the channel of the public highway. 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 highway and the proposed accesses, and to make the access safe and convenient for the traffic which is likely to use them.
40) Unless otherwise agreed in writing by the local highway authority, the maximum gradient of the site accesses shall be 4% (1 in 25) for the first 15m measured into the site from the nearside channel of the public highway.

Reason: In the interests of the safety of persons using the access and users of the highway.
41) Any application for approval of reserved matters for the layout of a phase of development on a Development Parcel in the vicinity of either or both the northern and southern site accesses shall include details for approval by the local planning authority of bus infrastructure within the site. Such details shall include bus access, turning and egress, together with the layout of bus stops and related furniture and apparatus. Internal access arrangements shall ensure as far as possible that buses are not delayed by queuing of other motorised traffic at the security barriers.

Reason: To encourage the use of sustainable modes of transport amongst occupiers of the development and to ensure safe access and egress for buses.
42) Any application for approval of reserved matters for the layout of a phase of development on a Development Parcel shall include parking and turning areas suitable to accommodate the types of vehicles likely to need to gain access to the site, including service vehicles. Levels of car, cycle and motorcycle parking shall be provided in accordance with the principles set out in the submitted Transport Assessment and Transport Assessment Addendum reports, and in all other respects shall be provided in accordance with CBC's Design Guide 2014 , Electric Vehicle Charging SPD (December 2022) and Cycle Parking Annexes (July 2010) or other such documents that may have replaced them at the time of submission of a reserved matters application.

Reason: To enable vehicles to draw off, park and turn outside of the limits of highway limits, to ensure a satisfactory standard of development in accordance with adopted policy and to encourage travel by cycling.
43) Any application for approval of reserved matters for the layout of a phase of development on a Development Parcel shall include a technical note demonstrating that any queuing caused by internal security barrier controls shall not extend to impact the safe operation of the public highway network. The technical note shall reflect any phased completion of the site accesses as well as the completed development situation. No development affecting use of the junctions in question shall commence until the technical note has been reviewed and approved in writing by the Local Planning Authority.

Reason: In the interest of highway safety
44) Development shall not commence, save for Airfield Infrastructure Works and Enabling Works Development, until details of a scheme for the future use and maintenance of the redundant highway land arising from the roundabout subject to Condition 3 of this permission have been submitted to, and approved in writing by, the Local Planning Authority.

Reason: In order to address the future use and maintenance of the redundant highway land arising from the development.
45) Within six months of the completion and opening to traffic of the roundabout that is the subject of Condition 3 of this permission, the scheme for the future use and maintenance of the redundant highway land, as detailed within the approved details to be agreed in Condition 44 of this permission, shall be implemented in accordance with the approved details, amended as necessary by any technical and safety audit process.

Reason: In order to address the future use and maintenance of the redundant highway land arising from the development.
46) The highway works at the Astwood Road / Crawley Road / College Road Junction as shown indicatively on drawing 332210723-STN-ZZ-CA-SK-H-001 P09 shall be constructed in accordance with the approved details, amended as necessary by the technical approval and safety audit process prior to commencement of development, save for Airfield Infrastructure Works and Enabling Works.

Reason: To mitigate the highway impacts of the development.
47) No more than 74,112 square metres of buildings hereby approved shall be occupied prior to the mini-roundabout scheme for the Cranfield Road / Salford Road junction, in broad accordance with drawing number: 10723-STN-ZZ-CA-SK-H-00025 Revision P02, which shall be constructed in accordance with the approved details, amended as necessary by the technical approval and safety audit process, and opened to traffic.

Reason: To mitigate the highway impacts of the development.
48) No more than 74,112 square metres of buildings hereby approved shall be occupied prior to the improvement of the Bedford Road / Beancroft Road / Marston Hill junction in broad accordance with drawing number: 332210723-STN-ZZ-CA-SK-H-0029 P02, which shall be constructed in accordance with the approved details, amended as necessary by the technical approval and safety audit process and opened to traffic.

Reason: To mitigate the highway impacts of the development.
49) No more than 74,112 square metres of buildings hereby approved shall be occupied prior to the scheme at the Bedford Road / Crane Way junction, in broad accordance with drawing number: 10723-STN-ZZ-CA-SK-H-0009 Revision P01 and comprising changes to the priority of traffic, which shall be constructed in accordance with the approved details, amended as necessary by the technical approval and safety audit process, and opened to traffic.

Reason: To mitigate the highway impacts of the development.
50) No buildings hereby approved shall be occupied until details of external lighting to Public Footpath 22 between College Road and Crawley Road within the extent of the planning application site area as defined on drawing 1475-GTA-34-ZZ-PS-A-0002 P09, have been submitted to and approved in writing by the Local Planning Authority Council. The works shall be undertaken in accordance with the approved details prior to occupation of any buildings.

Reason: In the interest of encouraging sustainable modes of travel to and from the development throughout all seasons.
51) Prior to the full occupation of the site or completion of the proposed development (whichever comes first), a 2m wide surfaced footpath shall be provided from the existing surfaced 3m wide footway / cycleway within the application site to a pedestrian crossing on College Road on the alignment of Public Footpath 22, as shown indicatively on plan ref 10723-STN-ZZ-CA-SK-H-0006 Revision P05, in accordance with the approved details, amended as necessary by the technical approval and safety audit process, and made available for use.

Reason: In the interest of full connectivity to the proposed pedestrian infrastructure.
52) Prior to the commencement of development, excluding Enabling Works, on a Development Parcel which includes any existing Public Right of Way, details of an On-Site Public Rights of Way Strategy for that Development Parcel shall be submitted to and approved in writing by the Local Planning Authority.

The development of each Development Parcel shall thereafter be carried out in accordance with the approved On-Site Public Rights of Way Strategy for that Development Parcel.

Reason: To ensure that Public Rights of Way are maintained clear of obstruction for the perpetuity of the development.
53) No building hereby permitted shall be occupied until such time as the cycle parking provision for that building as shown on the plans approved under reserved matters applications for that building has been completed and is ready for use. The cycle parking provision shall include (but not be limited to) full details of the location and number of secure cycle spaces, and full details of the shelters and any associated lighting and security measures to be provided.

Thereafter, the cycle parking provision shall be kept free of obstruction and shall be available for the parking of cycles only.

Reason: To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport.
54) Prior to first occupation of any building hereby permitted, a scheme for the charging of electric and ultra-low emission vehicles to serve that building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of Central Bedfordshire Local Plan and the Electric Vehicle Charging: Guidance for New Developments SPD (2022) and shall include the following:

Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
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, the Electric Vehicle Charging: Guidance for New Developments SPD (2022), and paragraph 110 of the National Planning Policy Framework.
55) Prior to the commencement of development on each Development Parcel, excluding Enabling Works, details of a Public Art Scheme for the public realm area of that Development Parcel or relevant nearby Development Parcel, shall be submitted to and approved in writing by the Local Planning Authority.

The Public Art Scheme shall include:

Brief for involvement of artists, site context, background to development, suitable themes and opportunities for public art
Management - who will administer the commission and contact details.
Time scales / programme
Method of commissioning artists / artisans, means of contact, selection process / selection panel and draft contract for appointment of artists
Community engagement to be undertaken by artists.
Funding - budgets and administration.
Future care and maintenance.

Following commencement of development of each Development Parcel the approved Public Art Scheme for that Development Parcel shall be implemented in full accordance with the programme approved as part thereof.

Reason: In the interests of visual amenity, promoting local distinctiveness and creating a sense of place, in accordance with Policy HQ7 of the Central Bedfordshire Local Plan (2021).
56) Prior to the commencement of development, not including the Airfield Infrastructure Works or Enabling Works, details for the monitoring and control of air quality within the Application Site for the operational stage of the development shall be submitted to and be approved in writing by the Local Planning Authority.

The development shall be operated in full accordance with the approved details.

Reason: To ensure a satisfactory standard of development and provide suitable monitoring of air quality. To accord with the objectives of Policy CC8 of the Central Bedfordshire Local Plan.
57) Prior to the commencement of development on each Development Parcel, excluding Enabling Works, details of Carbon Reduction / Sustainability Strategy demonstrating how that Development Parcel will comply with the objectives set out in Policy CC1 of the Central Bedfordshire Local Plan (2021) shall be submitted to and be approved in writing by the Local Planning Authority.

The development of each Development Parcel shall thereafter be carried out in accordance with the approved Carbon Reduction / Sustainability Strategy for that Development Parcel.

For the avoidance of doubt this planning condition excludes this requirement for the compass swing pad and associated works, aircraft engine ground running enclosure and associated works and aircraft wash stand.

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
58) Within 3 months of practical completion of each Development Parcel, a Verification Survey for that Development Parcel shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures set out in the Carbon Reduction / Sustainability Strategy (the subject of Condition 57 of this permission) to address climate change and sustainability in the development, have been implemented in full.

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
59) Prior to the commencement of development on any Development Parcel or Infrastructure Parcel a Construction, Environment, Waste and Soil Management Plan shall be submitted to and be approved in writing by the Local Planning Authority for such Development Parcel or Infrastructure Parcel. The Construction, Environment, Waste and Soil Management Plan shall be informed by the Construction Environment Management Plan (Framework).

The Construction Environment, Waste and Soil Management Plan shall include site procedures to be adopted during the course of construction for the relevant part of the development to which it relates. This shall include:

a dust management plan
noise and vibration management plan
location of site compound
storage of waste and streaming of waste for recycling
soil management for the development of agricultural land
re-purposing of soils for the landscape bund
control of construction hours

The construction of the development of each Development Parcel or Infrastructure Parcel shall be carried out in accordance with the approved Construction Environment, Waste and Soil Management Plan for that Development Parcel or Infrastructure Parcel.

Reason: In order to minimise the impact of construction work on the amenities of nearby residential properties and on existing trees, landscape features and biodiversity (Section 12 and 15, NPPF).
60) Prior to commencement of development, and if the mini-roundabout scheme that is the subject of Condition 47 of this permission has not yet been constructed, details of a scheme to improve the Cranfield Road / Salford Road / Manor Close junction for accommodating HGVs shall be submitted to, and approved in writing by, the Local Planning Authority.

Reason: To accommodate HGV movements associated with the construction of the development.
61) Development shall not commence until the highway improvement as detailed within the approved plans to be agreed in Condition 60 of this permission has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.

Reason: To accommodate HGV movements associated with the construction of the development.
62) Prior to the commencement of any development, apart from Enabling Works, on a Development Parcel or Infrastructure Parcel which is to contain soft landscaping or water bodies a Wildlife Hazard Management Plan (WHMP) shall be submitted to and approved in writing by the Council for that Development Parcel or Infrastructure Parcel. The WHMP shall include details of:

Monitoring of any temporary or permanent standing water within the Development Parcel
Sustainable urban drainage schemes (SUDS) within the Development Parcel such schemes shall comply with AOA Advice Note 3.
The management of any flat/shallow pitched/green roofs on buildings within the Development Parcel which may be attractive to nesting, roosting and "loafing" birds. The management and future maintenance plan shall comply with Advice Note 8 'Potential Bird Hazards from Building Design' (available at www.aoa.org.uk/policycampaigns/operations-safety/).
Maintenance of planted and landscaped areas, particularly in terms of height and species of plants that are allowed to grow.
Monitoring of waste imports. - physical arrangements for the collection (including litter bins) and storage of putrescible waste, arrangements for and frequency of the removal of putrescible waste

The WHMP for a Development Parcel or Infrastructure Parcel shall be implementedu as approved from the commencement of development on that Development Parcel or Infrastructure Parcel.

Reason: To ensure a satisfactory standard of development and safeguard against wildlife hazards arising from the development.
63) No building hereby permitted shall be occupied until such time as refuse store provision for that building as shown on the plans approved under reserved matters applications for that building has been completed and is ready for use. The refuse store provision shall include full details of the location and enclosures to be provided. Thereafter, the refuse store provision shall be kept free of obstruction at all times.

Reason: In the interest of amenity.
64) Prior to the commencement of development on each Development Parcel, full details of a scheme for the provision of fire hydrants to serve that Development Parcel shall be submitted to and approved in writing by the Local Planning Authority. The fire hydrant(s) serving that Development Parcel shall be installed as approved and retained in perpetuity.

Reason: In the interests of fire safety and providing a safe development.


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