| Conditions or Reasons: | 1)
Approval of the details of the appearance, landscaping, layout and scale of the development (herein called 'the reserved matters') shall be obtained in writing from the Local Planning Authority before development is commenced within that area. The development shall be carried out in accordance with the approved details.
Reason: To comply with Article 5(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. |
2)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within five 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)
The detailed reserved matters applications to be submitted pursuant to Condition 1 of this permission shall be consistent with the details set out on the Parameter Plans ref: 0734-JCA-ZZ-R00-DR-A-01170 and 0734-JCA-ZZ-G00-DR-A-01171 hereby approved.
Reason: To ensure a satisfactory standard of development in accordance with the objectives of Policies EE5 and HQ1 of the Central Bedfordshire Local Plan 2015-2035. |
4)
No more than 42 dwellings (C3 use class) shall be constructed at the site.
Reason: To ensure that the development is compatible with the planning permission. |
5)
Part A: No demolition (beyond foundations) or development shall take place until a written scheme of archaeological resource management (WSARM) 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 WSHARM shall contain the following components:
a method statement for the observation of the removal (from ground level down) of the standing buildings and the subsequent investigation of any archaeological remains that lie beneath them
method statements for the investigation of any archaeological remains that lie outside the previously developed area of the site
a method statement for the preservation in situ of any archaeological remains which cannot be fully investigated
an outline strategy for post-excavation assessment; analysis, publication, and archive deposition. This will include details of the timetable for each stage of the post-excavation works.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority
a final archaeological report or (if appropriate) a Post Excavation Assessment report and an Updated Project Design has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 12 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed.
the preparation of the site archives (including the completion of the archive report) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing archaeological archives.
the publication report text has been prepared for submission to either a recognised archaeological journal or an approved final report has been submitted to 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 2 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. |
6)
No development (other than demolition) shall commence until a detailed surface water drainage scheme 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 has been submitted and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed FRA & DS (Ref; WSP, 70076367, issue 1, September 2022) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) (or any standards which shall replace them) and shall be implemented and maintained as approved. Maintenance will ensure the system functions as designed for the lifetime of the development. Any variation to the connections and controls indicated on the approved drawing which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval. The discharge rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site, in accordance with Central Bedfordshire Local Plan Policies CC3 to CC5 and NPPF Paragraphs 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
7)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR112, or a 'Further Licence') and with the proposals detailed on plan 'Thickthorn Farm: Impact plan for great crested newt District Licensing (Version 1)', dated 15th March 2023.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WML-OR112, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
8)
No development (other than demolition to foundations) shall commence until, following a site investigation undertaken in compliance with the approved site investigation scheme, a quantitative risk assessment report is submitted to and approved in writing by the Council. This report shall: assess the degree and nature of any contamination identified on the site through the site investigation; include a revised conceptual site model from the preliminary risk assessment based on the information gathered through the site investigation to confirm the existence of any remaining pollutant linkages and determine the risks posed by any contamination to human health, controlled waters and the wider environment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and the environment. This is a pre-commencement condition to ensure that remediation is agreed prior to commencement to protect construction workers. (Policy CC8, CBLP and Section 15, NPPF) |
9)
No development (other than demolition to foundations) in the areas of risk identified shall commence until a remediation method statement is submitted to and approved in writing by the Council. This statement shall detail any required remediation works and shall be designed to mitigate any remaining risks identified in the approved quantitative risk assessment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and the environment. This is a pre-commencement condition to ensure that remediation is agreed prior to commencement to protect construction workers. (Policy CC8, CBLP and Section 15, NPPF) |
10)
No development (other than demolition to foundations and said remediation works within the identified areas of contamination) shall commence until the approved remediation method statement has been carried out in full and a verification report confirming these works has been submitted to, and approved in writing, by the Council. This report shall include: details of the remediation works carried out; results of any verification sampling, testing or monitoring including the analysis of any imported soil; all waste management documentation showing the classification of waste, its treatment, movement and disposal; and the validation of gas membrane placement. If, during development, contamination not previously identified is found to be present at the site, the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation shall be detailed in an amendment to the remediation statement and verification of these works included in the verification report. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and the environment. This is a pre-commencement condition to ensure that remediation is agreed prior to commencement to protect construction workers. (Policy CC8, CBLP and Section 15, NPPF) |
11)
Prior to commencement of the development above slab level (other than demolition), a noise risk assessment shall be submitted to the Council for approval of external noise levels including reflected and re-radiated noise and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room- and (if provided) external amenity noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To protect the amenity of future residential occupiers. (Central Bedfordshire Local Plan Policy CC8 and Section 15, NPPF) |
12)
Each Reserved Matters application shall be accompanied by a detailed Landscape and Ecological Management Plan (LEMP) and shall include management proposals for all ecological and landscape features within the development area covered by the Reserved Matters application. It shall include:
A timetable for the implementation of landscaping areas.
Description and evaluation of all ecological and soft and hard landscape features to be managed.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Prescriptions for management actions.
A work schedule.
Ongoing monitoring and remedial measures.
The development shall be implemented and subsequently managed and maintained in accordance with the approved LEMPs thereafter.
Reason: To ensure appropriate landscaping and ecological measures are carried out and appropriate management practices put in place in the interests of sustaining a biodiversity net gain and providing a high quality development. (Central Bedfordshire Local Plan Policies EE2, EE3 and HQ1 and Sections 12 and 15, NPPF) |
13)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until a method statement for protecting the retained trees is provided to and agreed in writing by the Local Planning Authority, which shall include details of the location of tree protection fencing. The approved methods for protecting trees shall be undertaken in accordance with the approved details until all equipment, machinery and surplus materials have been removed from the site.
Reason: Details are required pre commencement to ensure the trees are suitably protected during earthwork and construction, in accordance with Policy EE4 of the Central Bedfordshire Local Plan (2015-2035) and the National Planning Policy Framework. |
14)
No development (other than demolition) 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 the dwelling(s) the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
15)
No development (including demolition) shall take place (including off-site highways works) until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include the following information:
Biodiversity
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'.
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) The use of protective fences, exclusion barriers and warning signs.
Dust
Measures to control dust emissions arising from all demolition and construction activities.
Traffic
the parking of construction vehicles
loading and unloading of plant and materials used in the development
storage of plant and materials used in the development
the erection and maintenance of security hoarding / scaffolding affecting the highway if required.
wheel washing facilities
measures on site to control the deposition of dirt / mud on surrounding roads during the development.
footpath/footway/cycleway or road closures needed during the development period
traffic management needed during the development period.
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 approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: The condition must be discharged prior to commencement to ensure that adequate protection and mitigation measures are in place throughout the construction period for each phase for protected species, existing and future residents and highway safety. (Central Bedfordshire Local Plan Policies EE3, CC8 and T1 and Sections 9 and 15, NPPF) |
16)
Works in respect of the construction on the development hereby permitted shall be restricted to 7.00am - 6.00pm Monday Friday , 7.00am 1.00pm on Saturdays and not at all on Sundays or Bank Holidays.
Reason: To protect the residential amenity of any existing and future occupiers in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2015-2035). |
17)
Each reserved matters application shall include details of external artificial lighting. Lighting contours shall be submitted to demonstrate that the vertical illumination of neighbouring premises is in accordance with the recommendations of the Institution of Lighting Professionals in the 'Guidance Note 01/20: Guidance Notes for the Reduction of Obtrusive Light'. Details should also be submitted for approval of measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To safeguard the intrinsic character and beauty of the landscape, reduce light pollution, and to mitigate impacts on wildlife, in accordance with Policies CC8, EE2, EE3, EE4 and HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Landscape Character Assessment, and the NPPF. |
18)
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. |
19)
Each Reserved Matters application that includes residential development shall be accompanied by a Housing Mix Statement demonstrating how the proposed housing mix within the application contributes to meeting the needs of different sections of the community, with reference to the housing mix set out within the Council's Strategic Housing Market Assessment, or other more up-to-date evidence if agreed by the Council.
The Housing Mix Statement shall include a schedule showing the mix approved on the development site so far, the mix proposed within the application and how this relates to the Council's latest Strategic Housing Market Assessment. The Schedule will also demonstrate how the development is meeting the following requirements:
a minimum of 35% of all residential properties shall be Category 2 Requirement M4(2) adaptable homes (or any new or revised regulations that revoke or modify the Building Regulations
a minimum of 5% of all residential properties shall be Category 3, Requirement M4(3) wheelchair adaptable homes (or any new or revised regulations that revoke or modify the Building Regulations).
Reason: To ensure that the development meets the needs of different sections of the community and to encourage sustainable, inclusive and mixed communities.
(Central Bedfordshire Local Plan Policies H1, H2 and H3 and Section 5, NPPF) |
20)
Within the submission of any reserved matters application a Development Parameters Scheme for the self / custom-build dwellings within the scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall set out the guiding principles to be applied in the design of any dwelling, associated structures, hard surfaces and landscaping to be constructed pursuant to this planning permission. The scheme shall include, but not be limited to: maximum building height, built form, materials, plot coverage, set back from plot boundaries, boundary treatment, access and parking facilities and, protection of existing trees and hedges. The design of each self-build dwelling the subject of this permission shall be developed in accordance with the approved Development Parameters Scheme.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
21)
The submission of any reserved matters application, pursuant to this outline permission, shall include details of the proposed charging points and ducting for ultra-low emissions vehicles.
Details to be submitted should include:
Proposals to provide charging points within the site for the charging of electric vehicles, together with associated signed / delineated car parking spaces, where required.
Details of the specification(s) of charge point(s) including power output, ducting / cable routes to all other car parking spaces within the site to enable charging points for the charging of electric vehicles to be provided for all other parking spaces in the site in the future.
Equipment design and colour.
A management and maintenance scheme outlining how the charging points and associated car parking spaces will be managed and operated.
The process users can go through to activate passive charging points.
The approved development shall not be occupied until the scheme has been provided in accordance with the approved details, including the approved ducting / cable routes. The charging points and associated car parking spaces shall thereafter be retained, as approved, and shall remain available for use. The charging points and associated car parking spaces shall be managed and operated at all times in complete accordance with the approved Charge Point Operation and Management Strategy (or alternative method statement as may have been approved in writing by the local planning authority).
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Central Bedfordshire Local Plan Policies HQ1, T2, T3, T5, CC1, Electric Vehicle Charging: Guidance for New Development SPD (December 2022) and the National Planning Policy Framework. |
22)
Each Reserved Matters application that includes built development shall be accompanied by a Sustainability Statement demonstrating how the development will comply with Policy CC1 of the Central Bedfordshire Local Plan 2015-2035 and / or any policy that supersedes Policy CC1. No building shall be occupied within a development area until a post-verification report has been submitted to and approved in writing by the Local Planning Authority which confirms that the development achieves the commitments made within the Sustainability Statement.
Reason: In order to ensure the development is sustainable and to minimise the impact of the development on the climate. (Central Bedfordshire Local Plan Policy CC1 and Section 14, NPPF) |
23)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
General Arrangement Plan Sheet 01, TTP-WSP-RL-OP-C-DR-0001 (Rev P04)
General Arrangement Plan Sheet 02, TTP-WSP-RL-OP-C-DR-0002 (Rev P03)
General Arrangement Plan Sheet 03, TTP-WSP-RL-OP-C-DR-0003 (Rev P03)
Refuse truck swept path analysis Sheet 1 TTP-WSP-RL-OP-C-SK-0001 (Rev P01)
Refuse truck swept path analysis Sheet 2 TTP-WSP-RL-OP-C-SK-0002 (Rev P01)
Refuse truck swept path analysis Sheet 3 TTP-WSP-RL-OP-C-SK-0003 (Rev P01)
Fire Appliance swept path analysis Sheet 1TTP-WSP-RL-OP-C-SK-0004 (Rev P01)
Fire Appliance swept path analysis Sheet 2 TTP-WSP-RL-OP-C-SK-0005 (Rev P01)
Fire Appliance swept path analysis Sheet 3 TTP-WSP-RL-OP-C-SK-0006 (Rev P01)
Proposed Surface Water Strategy TTP-WSP-RL-OP-D-DR-0501 (Rev P01)
Proposed Foul Water Strategy TTP-WSP-RL-OP-D-DR-0502 (Rev P01)
Demolition Plan 0734-JCA-ZZ-R00-DR-A-00171
Proposed Masterplan - Outline Application Great Thickthorn Farm 0734-JCA-ZZ-R00-DR-A-01170
Parameter Plan 0734-JCA-ZZ-G00-DR-A-01171
Reason: To identify the approved plan/s and to avoid doubt. |
24)
Within any reserved matters application pursuant to Condition 2 of this planning permission details of visibility splays shall be provided for all road junctions. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 25m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at road junction in the interest of road safety. (Section 9, NPPF) |
25)
Within any reserved matters application pursuant to Condition 2 of this permission details of a turning space for service vehicles shall be provided. The turning spaces shall be constructed within the site before any building taking access from the road is occupied.
Reason: To avoid the need for vehicles to reverse into or from the highway in the interest of road safety. (Section 9, NPPF) |
26)
No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR112, or a 'Further Licence'), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the planning authority and the authority has provided authorisation for the development to proceed under the district newt licence.
The delivery partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
Reason: In order to adequately compensate for negative impacts to great crested newts, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
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