| Conditions or Reasons: | 1)
The development 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)
Before development begins, samples of the materials to be used for the external walls and roofs of all new buildings 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 buildings.
(Policy BE8 S.B.L.P.R). |
3)
Notwithstanding any details submitted with the application before development begins, details of the scheme for screen fencing and screen walling shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained.
REASON: To safeguard the amenity of the area.
(Policy BE8 S.B.L.P.R). |
4)
The first floor flank elevation ensuite and secondary bedroom windows on the northern elevation of Unit 2 shown on Drawing No. P/09/689/05 shall be permanently glazed with obscured glass.
REASON: To protect the privacy of the occupiers of adjoining properties.
(Policy BE8 S.B.L.P.R). |
5)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no additional windows shall be inserted into the flank elevations at first floor of the proposed dwelling at Unit 2.
REASON: To protect the amenity of neighbouring residents.
(Policy BE8 S.B.L.P.R). |
6)
The development shall be carried out in accordance with the proposed ground and finished floor levels as set out on Drawing No. P/09/689/03.
REASON: To produce a satisfactory relationship between the various elements of the scheme and adjacent properties.
(Policy BE8 S.B.L.P.R). |
7)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no extensions or alterations (including alterations to the roofs) to the dwellings hereby permitted shall be carried out without the grant of further specific permission from the Local Planning Authority.
REASON: To control the external appearance of the buildings in the interests of the amenities of the area.
(Policy BE8 S.B.L.P.R). |
8)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), the provision within the curtilage of the dwellings hereby permitted of any building or enclosure, swimming or ornamental pool required for purposes incidental to the enjoyment of the dwelling, or the alteration of such a building, enclosure, swimming or ornamental pool shall not be carried out without the grant of further specific permission from the Local Planning Authority.
REASON: To control the development in the interests of the amenities of the area.
(Policy BE8 S.B.L.P.R). |
9)
Save as may be agreed in connection with Condition 3, notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no fences, gates or walls shall be erected within the curtilage of the properties.
REASON: To control the development in the interests of the amenities of the area.
(Policy BE8 S.B.L.P.R). |
10)
Before development begins, and before the erection of protective fencing, any preliminary tree works specified as part of the Site Plan Drawing No. P/09/689/03, produced by Triad Planning & Design Ltd, should be undertaken in strict accordance with the written specification and in full compliance with BS 3998 : 1989 "Recommendations for Tree Work". No other pruning work or felling other than that indicated on the Site Plan to be undertaken.
REASON: To ensure the quality of tree work needed to maintain tree health and appearance as part of the preliminary tree works and to avoid any other unnecessary tree operations that would be detrimental to the visual amenity value of the respective trees. |
11)
Before development commences, tree protection fencing shall be positioned and constructed in strict accordance with the protection measures specified as part of the Site Plan Drawing No. P/09/689/03 produced by Triad Planning & Design Ltd, and Section 17.0 "Barriers around the Trees" and Section 18.0 "Methods of protecting the trees on the site" of Dr Frank Hopes report (Reference FH-Triad-149-West-St-Dunstable-09), which forms part of the application.
REASON: To safeguard the integrity of the rooting medium of the Root Protection Areas and natural canopy spread of those trees indicated for retention on the Site Plan Drawing No. P/09/689/03 produced by Triad Planning & Design Ltd, which forms part of the application. |
12)
Before development begins, a planting scheme shall be submitted to provide new landscaping details and planting specification, which will indicate the size, position and species of new trees and shrubs. The scheme will provide for the satisfactory pre-planting and post-planting operations and aftercare and require that any plants that fail to establish within a five year period following commencement of landscape operations will be replaced in the planting season immediately following the loss of the respective plants.
REASON: To aesthetically integrate the development into its surroundings and to soften the artificial lines of the built environment. |
13)
Prior to the commencement of the development hereby permitted details of the following shall be submitted to and agreed in writing by the Local Planning Authority:
An up-to-date badger survey to be undertaken immediately prior to commencing development, to verify distances of any sett hole then existing from the development. The outcome of the survey will determine whether a Disturbance Licence should be sought from Natural England
Measures to be taken for the protection of badgers during the preliminary preparation of the site for development and during the course of development;
Measures to be taken to accommodate badgers within the development in the long-term following completion of the construction works and occupation of the dwellings.
Procedure for ensuring that contractors and site operatives are briefed on the possible presence of badgers and the precautions to be observed during site preparation, construction and other operations, including a daily pre-start check of trenches, partially installed pipework and stored pipes each morning to ensure that no badger is present and the placing each evening of egress ramps
Timetable for the implementation of these measures.
The development shall thereafter be carried out in accordance with the approved details.
REASON: In order to secure that protection of a species protected by the Wildlife and Countryside Act, 1981. |
14)
Development shall not begin until details of the junction of the proposed vehicular access with the highway have been approved by the Local Planning Authority and no building shall be occupied until the junction has been constructed in accordance with the approved details.
REASON: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
15)
Development shall not begin until the detailed plans and sections of the proposed roads, including gradients and method of surface water disposal have been approved by the Local Planning Authority and no building shall be occupied until the section of road which provides access thereto has been constructed (apart from final surfacing) in accordance with the approved details.
REASON: To ensure that the proposed roadworks are constructed to an adequate standard. |
16)
Any gates that may be provided in connection with this development shall open away from the highway and be set back a distance of at least 5.0m from the nearside edge of the carriageway of the adjoining highway.
REASON: To enable vehicles to draw off the highway before the gates are opened. |
17)
The maximum gradient of the vehicular access shall be 10% (1 in 10) unless otherwise agreed in writing with the Local Planning Authority.
REASON: In the interests of the safety of persons using the access and users of the highway. |
18)
This permission relates only to the details shown on Drawing No's P/09/689/01; P/09/689/02; P/09/689/03; P/09/689/04 and P/09/689/05 received 22/12/09 or to any subsequent appropriately endorsed revised plan.
REASON: To identify the approved plans and to avoid doubt. |
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