| Description: | Outline Application: seeking Planning Permission for up to 1,500 dwellings (use Class C3) and up to a 2ha of commercial development (use Class A1, A2, A3, A4, A5, B1a,b,c, B2, B8) up to 5ha of primary school development (classD1) and up to 4ha of other leisure and community development (Use Classes D1 and D2) up to 61ha of open space including play space, allotments and a country park, infrastructure including site access, internal roads, car parking, footpaths, cycle ways, drainage and utilities. Subject to Environmental statement |
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| Informative Notes: | | 1
)Enabling Works
Enabling Works referred to in the conditions pursuant to this outline planning permission shall mean works, whether they constitute a material operation or not (as defined in Section 56(4) of the Town and Country Planning Act 1990) that may include, but not be exclusively limited to: surveying, environmental and hazardous substance testing and sampling (including the making of trial boreholes, window sampling and test pits in connection with such testing and sampling); trial holes to determine location of utilities and drainage; laying, removal and diversion of services; soil tests; remediation works; necessary health safety and welfare works identified to clear the site in readiness for permanent works; pegging out; tree protection; erection of site hoardings and fencing
including site notices, security measures and lighting; ecological survey and mitigation works (other than works which are approved under licence and which do not constitute material operations); construction of temporary access and or highway works to enable the carrying out of development; erection of temporary buildings, structures or compounds directly linked to anticipated construction; archaeological investigation; demolition and consequential works; works to stabilise and support existing buildings and structures, site clearance and similar related worksEnabling Works
Enabling Works referred to in the conditions pursuant to this outline planning permission shall mean works, whether they constitute a material operation or not (as defined in Section 56(4) of the Town and Country Planning Act 1990) that may include, but not be exclusively limited to: surveying, environmental and hazardous substance testing and sampling (including the making of trial boreholes, window sampling and test pits in connection with such testing and sampling); trial holes to determine location of utilities and drainage; laying, removal and diversion of services; soil tests; remediation works; necessary health safety and welfare works identified to clear the site in readiness for permanent works; pegging out; tree protection; erection of site hoardings and fencing
including site notices, security measures and lighting; ecological survey and mitigation works (other than works which are approved under licence and which do not constitute material operations); construction of temporary access and or highway works to enable the carrying out of development; erection of temporary buildings, structures or compounds directly linked to anticipated construction; archaeological investigation; demolition and consequential works; works to stabilise and support existing buildings and structures, site clearance and similar related works |
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)The applicant is advised to ensure that the definitive legal line of any public right of way is mapped at the earliest opportunity and that no development should take place on or near a public right of way unless the necessary statutory legal process has been completed in accordance with one of:-
An order made, confirmed and certified under the provisions of Section 257 of the Town and Country Planning Act 1990
An order made, confirmed and certified under the provisions of the Highways Act 1980
An order made under any other relevant legislation concerning the modification, creation, diversion or extinguishment of a right of way.
Diversions to Rights of Way under the TCPA typically take 4-6 months. If applied for later under the highways act they can take 18 months. TTRO's must be applied for at least 12 weeks prior to the desired commencement of the closureThe applicant is advised to ensure that the definitive legal line of any public right of way is mapped at the earliest opportunity and that no development should take place on or near a public right of way unless the necessary statutory legal process has been completed in accordance with one of:-
An order made, confirmed and certified under the provisions of Section 257 of the Town and Country Planning Act 1990
An order made, confirmed and certified under the provisions of the Highways Act 1980
An order made under any other relevant legislation concerning the modification, creation, diversion or extinguishment of a right of way.
Diversions to Rights of Way under the TCPA typically take 4-6 months. If applied for later under the highways act they can take 18 months. TTRO's must be applied for at least 12 weeks prior to the desired commencement of the closure |
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)The site is located above a Principal Aquifer. However, we do not consider this proposal to be High Risk. Therefore, we will not be providing detailed site-specific advice or comments with regards to land contamination issues for this site. The developer should address risks to controlled waters from contamination at the site, following the requirements of the National Planning Policy Framework and the Environment Agency Guiding Principles for Land Contamination, which can be found here: https://www.gov.uk/government/publications/managing-and-reducing-land-contaminationThe site is located above a Principal Aquifer. However, we do not consider this proposal to be High Risk. Therefore, we will not be providing detailed site-specific advice or comments with regards to land contamination issues for this site. The developer should address risks to controlled waters from contamination at the site, following the requirements of the National Planning Policy Framework and the Environment Agency Guiding Principles for Land Contamination, which can be found here: https://www.gov.uk/government/publications/managing-and-reducing-land-contamination |
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)The water environment is potentially vulnerable and there is an increased potential for pollution from inappropriately located and/or designed infiltration (SuDS). We consider any infiltration (SuDS) greater than 2.0 m below ground level to be a deep system and are generally not acceptable. If the use of deep bore soakaways is proposed, we would wish to be re-consulted. All infiltration SuDS require a minimum of 1.2 m clearance between the base of infiltration SuDS and peak seasonal groundwater levels. All need to meet the criteria in our Groundwater Protection: Principles and Practice (GP3) position statements G1 to G13 which can be found here: https://www.gov.uk/government/collections/groundwater-protection. In addition, they must not be constructed in ground affected by contamination.The water environment is potentially vulnerable and there is an increased potential for pollution from inappropriately located and/or designed infiltration (SuDS). We consider any infiltration (SuDS) greater than 2.0 m below ground level to be a deep system and are generally not acceptable. If the use of deep bore soakaways is proposed, we would wish to be re-consulted. All infiltration SuDS require a minimum of 1.2 m clearance between the base of infiltration SuDS and peak seasonal groundwater levels. All need to meet the criteria in our Groundwater Protection: Principles and Practice (GP3) position statements G1 to G13 which can be found here: https://www.gov.uk/government/collections/groundwater-protection. In addition, they must not be constructed in ground affected by contamination. |
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)Any facilities, above ground, for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge into the bund.Any facilities, above ground, for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. The volume of the bunded compound should be at least equivalent to the capacity of the tank plus 10%. All filling points, vents, gauges and sight glasses must be located within the bund. The drainage system of the bund shall be sealed with no discharge to any watercourse, land or underground strata. Associated pipework should be located above ground and protected from accidental damage. All filling points and tank overflow pipe outlets should be detailed to discharge into the bund. |
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)Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from lorry parks and/or parking areas for fifty car park spaces or more and hardstandings should be passed through an oil interceptor designed compatible with the site being drained. Roof water shall not pass through the interceptor.Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from lorry parks and/or parking areas for fifty car park spaces or more and hardstandings should be passed through an oil interceptor designed compatible with the site being drained. Roof water shall not pass through the interceptor. |
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)Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hard standings susceptible to oil contamination shall be passed through an oil separator designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water drainage from parking areas and hard standings susceptible to oil contamination shall be passed through an oil separator designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor. |
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)Foul and surface water manhole covers should be marked to enable easy recognition, convention is red for foul and blue for surface water. This is to enable water pollution incidents to be more readily traced.Foul and surface water manhole covers should be marked to enable easy recognition, convention is red for foul and blue for surface water. This is to enable water pollution incidents to be more readily traced. |
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)The Environmental Permitting Regulations make it an offence to cause or knowingly permit any discharge that will result in the input of pollutants to surface waters or groundwater.The Environmental Permitting Regulations make it an offence to cause or knowingly permit any discharge that will result in the input of pollutants to surface waters or groundwater. |
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)The applicant is advised that in order to comply with conditions attached to this permission it will be necessary for the developer of the site to enter into an agreement with Central Bedfordshire Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.The applicant is advised that in order to comply with conditions attached to this permission it will be necessary for the developer of the site to enter into an agreement with Central Bedfordshire Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. You are advised to contact the Highways Agreements Officer, Community Services, Central Bedfordshire Council, Priory House, Monks Walk, Chicksands, Shefford SG17 5TQ. E-mail highwaysagreements@centralbedfordshire.gov.uk. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. |
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)The applicant is advised that all car parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Design Guide 2014 or any subsequent version thereof.The applicant is advised that all car parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Design Guide 2014 or any subsequent version thereof. |
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)The applicant is advised that all cycle parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Council's 'Cycle Parking Annexes July 2010' or any subsequent version thereof.The applicant is advised that all cycle parking to be provided within the site shall be designed in accordance with the Central Bedfordshire Council's 'Cycle Parking Annexes July 2010' or any subsequent version thereof. |
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)The detailed design of phases of the development should show roads visibility splays at all internal road junctions within the site. 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.The detailed design of phases of the development should show roads visibility splays at all internal road junctions within the site. 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. |
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)The detailed design of phases of the development should show roads (with a 20mph design speed) and footpaths laid out and drained in accordance with the Central Bedfordshire Design Guide September 2014 or other such documents that replace them.The detailed design of phases of the development should show roads (with a 20mph design speed) and footpaths laid out and drained in accordance with the Central Bedfordshire Design Guide September 2014 or other such documents that replace them. |
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)The applicant is advised that the Local Planning Authority expects that the Design Code that is the subject of condition 4 attached to this planning permission will be developed collaboratively through a Design Code Forum. That Forum should consist of members of the applicant/developer project team together with relevant Council officers and Members and representatives from relevant external bodies. No Design Code should be submitted for approval by the Local Planning Authority before the Design Code Forum has formally endorsed that document. The applicant is advised that the Local Planning Authority expects that the Design Code that is the subject of condition 4 attached to this planning permission will be developed collaboratively through a Design Code Forum. That Forum should consist of members of the applicant/developer project team together with relevant Council officers and Members and representatives from relevant external bodies. No Design Code should be submitted for approval by the Local Planning Authority before the Design Code Forum has formally endorsed that document. |
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)In reaching this decision, the Local Planning Authority has found that the development would not result in significant effects on the environment that could not be mitigated through the use of planning conditions or planning obligations. Where such planning conditions and obligations are required, the grant of this planning permission is subject to them. The Local Planning Authority does not consider that any specific monitoring measures, beyond the requirement that a subsequent Design Code addresses how the development will confirm to the impacts tested by the Environmental Statement, would be appropriate. This information is provided in accordance with the requirements of Regulation 29(2)(b)(i)(dd) of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.In reaching this decision, the Local Planning Authority has found that the development would not result in significant effects on the environment that could not be mitigated through the use of planning conditions or planning obligations. Where such planning conditions and obligations are required, the grant of this planning permission is subject to them. The Local Planning Authority does not consider that any specific monitoring measures, beyond the requirement that a subsequent Design Code addresses how the development will confirm to the impacts tested by the Environmental Statement, would be appropriate. This information is provided in accordance with the requirements of Regulation 29(2)(b)(i)(dd) of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017. |
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