| 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)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the building isoccupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
3)
No above ground work shall take place until a landscaping scheme to include all hard and soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved scheme 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) |
4)
Prior to commencement of above ground works, notwithstanding the details submitted with the application, details of the materials to be used for the external walls and roofs of the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
5)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), the window within the western flank elevation of the dwelling hereby approved shall be obscure glazed and non-opening up to a minimum height of 1.7ms from floor level.
Reason: To protect the privacy of neighbouring residents.
(Section 12, NPPF) |
6)
In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 2, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 2, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 2.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
7)
Prior to the commencement of development approved by this planning permission(or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, inwriting, by the local planning authority
:i) A preliminary risk assessment which has identified:
all previous uses
potential contaminants associated with those uses
a conceptual model of the site indicating sources, pathways and receptors
potentially unacceptable risks arising from contamination at the site.
ii) A site investigation scheme, based on (i) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an assessment of the potential risks to: human health, property(existing or proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.
iii) The site investigation results and the detailed risk assessment (ii) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
iv) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (iii) are complete and identifying any requirements for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. |
8)
Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors |
9)
Prior to development, and before the installation of tree protection barriers, all recommended access facilitation pruning shall be carried out in strict accordance with Appendix 2 "Survey Schedule", of the "Tree Survey Report - Pre Development" (Revised September 2021) as prepared by RGS Arboricultural Consultants, and shall be carried out by competent and qualified arboriculturists, who will fully comply with the working requirements set out in British Standard 3998 : 2010 "Tree Work -Recommendations".
REASON: To ensure that tree work does not exceed that required to facilitate development access, and is carried out in full compliance with the Survey Schedule, and to a high standard of workmanship. |
10)
Prior to development, all tree protection barriers shall be erected and positioned in strict accordance with Section 6.1, Figure 1 and Appendix 3 "Tree Constraints and Protection Plan" of the supporting document "Tree Survey Report - Pre Development" (Revised September 2021) as prepared by RGS Arboricultural Consultants. The protective fencing shall then remain securely in position throughout the entire course of the construction phase of the development, and its position shall only be changed in accordance with the requirements specified in Section 6.2, prior to the commencement of the "no-dig" construction of the driveway turning head.
REASON: To safeguard the retained trees marked as T1 (English Oak), and T2 (Ash) from damage that may be incurred from development activity, so as to maintain tree health, anchorage and amenity value. |
11)
Following completion of the main construction phase, the tree protection barriers shall be adjusted to enable the commencement of the "no-dig" driveway turning head construction works, to be undertaken in full compliance with the working methodology as outlined in Section 6.2, and as shown in Figure 2 and Appendix 3 "Tree Constraints and Protection Plan" of the "Tree Survey Report - Pre Development" (Revised September 2021) as prepared by RGS Arboricultural Consultants.
REASON: To ensure that the English Oak tree T1 is protected from root damage that would otherwise be incurred if using traditional driveway construction techniques, by adopting a "no-dig" form of construction, using a cellular confinement system, in strict accordance with the recommended methodology |
12)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, hedgehog holes in fences and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall include the:
purpose and objectives for the proposed works;
detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
extent and location of proposed works shown on appropriate scale maps and plans;
timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
persons responsible for implementing the works;
details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
13)
No development shall commence until the widening of the proposed vehicular access with the highway has been constructed in accordance with the approved details and implemented under a Section 278 Agreement.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
14)
Before the new development is occupied the existing wall and brick piers at the entrance of the development shall be removed in accordance with the details shown on the approved drawing number PL-100 rev A The pedestrian vision splay shown on the drawing and on land under the applicant's control shall be maintained free of any obstruction to visibility.
Reason: To improve pedestrian visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
15)
The proposed access/driveway shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 8m into the site, measured from the highway boundary, before the new premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, no gates shall be erected across the access.
Reason: In the interest of road safety and traffic movement. |
17)
Before development commences the proposed parking layout for the existing property shall be constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
18)
The turning space for a light goods vehicle illustrated on the approved plan no PL-100 rev A shall be constructed before the development is first brought into use and shall be kept clear and retained for this purpose in perpetuity.
Reason: To enable service vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of service vehicles on to the highway. |
19)
The secure cycle parking scheme as shown on the approved drawing no PL-100 rev A shall be fully implemented before the new development is first occupied or brought into use and thereafter retained for this purpose.
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. |
20)
The proposed refuse collection point as shown on the approved drawing no PL-100 rev A, shall be fully implemented prior to occupation of any new dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
21)
Before the new development is first occupied or brought into use, the parking scheme for the new dwelling, shown on plan no PL-100 rev A, shall be completed and thereafter retained for this purpose.
Reason: To ensure the provision of car parking clear of the highway. |
22)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of the Central Bedfordshire Local Plan or the most up to date guidance and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 110 of the National Planning Policy Framework |
23)
Prior to commencement of development full details shall be submitted in writing to the Local Planning Authority for their approval to demonstrate that the proposed access and turning provision to the dwelling hereby approved are compliant with Section A of the Building Regulations Approved Document B (Fire Safety) Volume 1 - Dwellinghouses-B5 Access and Facilities for the Fire Service.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 7, NPPF) |
24)
Notwithstanding the provisions of Part 1, Class A of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the building(s) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area.
(Section 12, NPPF) |
25)
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) |
26)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
27)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: Revised PL100A Site Location and Proposed and Existing Site Layout Plans 24.11.2022 and Proposed Elevations and Floor Plan 24.11.2022
Reason: To identify the approved plan/s and to avoid doubt. |
|
|---|