| Conditions or Reasons: | 1)
No development shall commence at the site before details of the access, layout, scale, appearance and landscaping, including boundary treatments (hereinafter called "the reserved matters") of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved.
Reason: To comply with Article 3 of the Town and Country Planning (General Development Procedure) Order 2015. |
2)
An application for approval of the reserved matters shall be made to the Local Planning Authority not later than three years from the date of this permission.
The development hereby permitted shall begin not later than two years from the date of approval of the last of the reserved matters 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)
Before development begins, a landscaping scheme to include any hard surfaces and earth mounding shall be 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 for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season and maintained until satisfactorily established.
Reason: To ensure a satisfactory standard of landscaping in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
4)
Before development begins, a scheme for the parking of cycles on the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the 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 in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
5)
The existing trees and hedgerows shall be retained and protected in a manner to be approved in writing by the Local Planning Authority and shall not be destroyed, uprooted, felled, lopped or topped without the previous written consent of the Local Planning Authority. Any trees or hedgerows removed without such consent or dying or being severely damaged or becoming seriously diseased shall be replaced by trees or hedgerow specimens of such size and species as may be agreed with the Local Planning Authority. Such trees or hedgerow specimens shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season and maintained until satisfactorily established.
Reason: To ensure that trees and hedgerows are protected in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
6)
No development shall take place until the applicant or developer has secured the implementation of a scheme of heritage interpretation and enhancement which has been submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved scheme.
Reason: To ensure that the development makes a positive contribution to the character and local distinctiveness of the historic environment and sustains and enhances the significance of the heritage asset in accordance with the aims and objectives of the National Planning Policy Framework (2012). |
7)
No development associated with this proposal shall commence until such time as the site has been restored to its final condition and levels as agreed as part of planning permission reference CB/09/06672/MW for the site.
Reason: The Council is unable to assess the potential risks of this site until the site has been restored to the final levels. An adequate risk assessment for this site cannot be undertaken until the conditions of the restoration plan have been met and the site restoration finalised. |
8)
No development approved by this permission shall be commenced until the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:
1) 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.
2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.
3) The site investigation results and the detailed risk assessment (2) 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.
4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) 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 protect the quality of controlled waters in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
9)
Prior to commencement of development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a long-term monitoring and maintenance plan) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority.
Reason: To protect the quality of controlled waters in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
10)
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.
Reason: To protect the quality of controlled waters in accordance with in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). The nature of soil and groundwater contamination is such that even where comprehensive site investigation is undertaken, some unsuspected contamination may exist between sample locations. This condition allows a reactive mechanism for the control of the way in which such contamination is treated, should it be discovered. |
11)
Piling or any other foundation designs 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 the quality of controlled waters in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). Piling through contaminated ground can result in the pollution of controlled waters. |
12)
No infiltration of surface water drainage into the ground is 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 controlled waters. The development shall be carried out in accordance with the approval details.
Reasons: To protect the quality of controlled waters in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). The infiltration of surface water through land affected by contamination can result in the pollution of controlled waters. We encourage the use of Sustainable Drainage Systems, however they must be carefully considered and controlled. |
13)
No development approved by this permission shall be commenced until a scheme for foul and surface water drainage has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.
Reason: To ensure that suitable provision is made for both surface and foul drainage in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012).. It is important if mains drainage is being used, to make correct connections and obtain permission from the water company. It is advisable that systems are in place to prevent pollutants arising from development into the wider surface water system, including groundwater below the site. |
14)
Prior to the commencement of any development, a scheme for the provision, implementation, ownership and maintenance of the surface water drainage shall be submitted and agreed in writing with the Local Planning Authority. The works/scheme shall be constructed and completed in accordance with the approved plans/specification at such time(s) as may be specified in the approved scheme.
Reason: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
15)
No development shall commence until a Code of Construction practice has been submitted to and approved by the Local Planning Authority which shall detail methods that all developers, contractors and sub-contractors will employ and shall include:
details of traffic routes and points of access/egress to be used for construction purposes,
measures to suppress dust,
measures to be used to reduce the impact of noise arising from noise-generating activities on site, in accordance with best practice set out in BS:5228:1997 "Noise and vibration control on construction and open sites".
the siting and appearance of works compounds
wheel cleaning facilities for construction traffic
The implementation of the development shall only be undertaken in accordance with the approved Code.
Reason: To safeguard the amenities of adjoining occupiers, to protect the surrounding countryside, and to prevent the deposit of material on the highway in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
16)
Prior to the commencement of any phase of development approved by this planning permission the developer shall submit to the Local Planning Authority for written agreement:
a) A Phase 1 Desk Study incorporating a site walkover, site history, maps and all further features of industry best practice relating to potential contamination.
b) Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation report further documenting the ground conditions of the site with regard to potential contamination, incorporating appropriate soils and gas sampling.
c) Where shown to be necessary by the Phase 2 Site Investigation, a Phase 3 detailed scheme for remedial works and measures to be taken to mitigate any risks to human health, groundwater and the wider environment.
Prior to completion of any scheme hereby approved, the developer shall provide written confirmation that any and all works have been completed in accordance with the agreed remediation scheme in the form of a Phase 4 validation report to incorporate photographs, material transport tickets and validation sampling.
Any remediation scheme, including variations, shall be submitted in writing to the local planning authority for the agreement prior to the commencement of such works. This should include responses to any unexpected contamination discovered during works. The British Standard for Topsoil, BS 3882:2007, specifies requirements for topsoils that are moved or traded and should be adhered to.
Applicants are advised that, should groundwater or surface water courses be at risk of contamination during or after development, Environment Agency (EA) approval of measures to protect water resources must be sought. Waste Licensing and related matters are also in the remit of the EA.
Reason: To protect human health and the environment in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
17)
Prior to the commencement of the development hereby permitted, the applicant shall submit in writing for the approval of the Local Planning Authority a scheme of noise attenuation measures which will ensure that internal noise levels from external noise sources shall not exceed 35dBLAeq, 07:00-23:00 in any habitable room or 30dBLAeq 23:00-07:00 and 45dBLAmax 23:00-07:00 inside any bedroom and that external noise levels from external sources shall not exceed 55dBLAeq 1hour in outdoor amenity areas. Any works which form part of the scheme approved by the Local Planning Authority shall be completed and the effectiveness of the scheme shall be demonstrated through validation noise monitoring, with the results reported to the Local Planning Authority in writing before any permitted dwelling is occupied, unless an alternative period is approved in writing by the Local Planning Authority.
Reason: To protect the amenity of residents in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
18)
Development shall not be implemented until the access through Site 17 and onto Billington Road as consented for Site 17 has been provided and made available to access the site.
Reason: In the interest of highway safety and for the avoidance of doubt in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
19)
Pedestrian visibility shall be provided at all access to dwellings within the site. The minimum dimensions to provide the required splay lines shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
20)
Visibility splays shall be provided at all 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 25.0m 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 the road junction in the interests of road safety in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
21)
The detailed plans to be submitted for the approval of Reserved Matters in connection with this development shall illustrate:
Pedestrian and cycle links through Site 17 to connect to the site;
All streets within the site shall be designed to maximum target speeds of 20mph.
Reason: To ensure that the necessary links to facilitate use of sustainable transport, including public transport and access to the new 'Dash Direct' bus are provided. In the interest of highway safety and cycling and pedestrian movement in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
22)
No development shall commence until details of a shared footway/cycleway along the eastern side of Grovebury Road from the Theedway to the Grovebury Road western junction by J & K Recovery Ltd has been submitted to and approved by the Local Planning Authority and no building shall be occupied until the approved details have been implemented in full.
Reason: In the interest of highway safety and pedestrian and cyclists movement in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
23)
All junctions within the site shall be designed perpendicular to the main road.
Reason: In the interest of highway safety and for the avoidance of doubt in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
24)
If the Temporary Community House has not been provided on Site 17 by the occupation of the 100th dwelling of the development hereby approved, or other alternative community facilities have been provided to the satisfaction of the Local Planning Authority, a Temporary Community House not less than 120m2 shall be provided on the Brickyard site. The location and details of the Temporary Community House shall be submitted to and agreed in writing by the Local Planning Authority prior to development commencing.
Reason: To ensure that a community house is brought into use at a suitable time in the development in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
25)
An application for the Reserved Matters shall include all of the following:
A detailed landscape strategy for the whole site
a strategy for improving ecological opportunities on the site;
a detailed Design Guide and associated Design Codes on building form and hard landscaping, scale and design including heights, bulk, massing, materials, detailing, colour palettes, boundary treatments, street furniture, surface finishes, key building groups, frontages, landmarks, public squares, road and shared surfaces and important open spaces;
a strategy for the location and provision of affordable housing;
the location and scale of play, sport and open space facilities;
the provision of a pedestrian/cycle link on the Chartmoor Industrial Estate boundary of the site;
the provision of lighting to all communal car parking areas;
an Energy, Pollution and Waste Minimisation Strategy, to include energy reduction measures in all buildings, to provide recycling and waste facilities and storage on a household level, to control the disposal of waste material within the construction phase of the development and to demonstrate the provision of additional energy/sustainability features in each show home to be constructed on the site, all to be implemented in accordance with the guidance in PPS22 and PPS23. The strategy shall demonstrate compliance with RSS14 and the Managing Waste in New Developments Supplementary Planning Guidance and other such guidance at the time of submission which may be deemed necessary;
Notwithstanding the details contained in the Design and Access Statement July 2011 Second Revision, parameters shall be agreed with the Local Planning Authority to define the maximum storeys, heights, widths and depths of buildings.
The development shall be implemented in accordance with the agreed details.
Reason: In order to achieve a satisfactory form of development in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
26)
No development shall take place until there have been submitted to and approved in writing by the Local Planning Authority detailed plans and sections for the whole of that phase showing the proposed internal roads, including gradients and the method of surface water disposal. No building shall be occupied until the section of road which provides access to it 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 in accordance with Policy T10 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
27)
No development shall take place on a phase of the development until there have been submitted to and approved in writing by the Local Planning Authority details for the whole of that phase of the finished ground floor levels of all the buildings to be provided and the ground levels for all outdoor areas. The development of that phase shall be carried out in accordance with the agreed details.
Reason: To produce a satisfactory relationship between the various elements of the scheme and adjacent properties in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
28)
No development shall take place on a phase of the development until there has been submitted to and approved in writing by the Local Planning Authority a scheme of screen fencing and / or walling and including the timing of its implementation. The development shall be carried out in accordance with the agreed details.
Reason: To safeguard the amenity of the area in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
29)
No development shall take place until there have been submitted to and approved in writing by the Local Planning Authority samples of all of the materials to be used for the external walls and roofs of the buildings forming any part of that phase of the development. Those buildings shall be constructed using the approved materials.
Reason: To control the appearance of the buildings in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
30)
No development shall take place on a phase of the development until there has been submitted to and approved in writing by the Local Planning Authority a scheme for the laying out, landscaping and maintenance and management of all of the areas of informal open space and amenity land forming part of that phase, to include the timing of its implementation. The works and other measures forming part of that scheme shall be carried out in accordance with it.
Reason: To ensure a satisfactory standard of landscaping and ongoing maintenance in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
31)
No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme for the construction of a bus link (to facilitate pedestrian, cyclist and emergency access) from the existing carriageway of Grovebury Road to Site 17.
Reason: In the interests of sustainable transport in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
32)
No development shall take place on a phase of the development until there has been submitted to and approved in writing by the Local Planning Authority a detailed waste audit scheme, relating to both the construction works forming part of that phase and the subsequent use and occupation of the dwellings and other buildings and open space created, to include details of:
(i) the anticipated nature and volumes of waste that will be generated by that phase;
(ii) measures to minimise the generation of waste as a result of the demolition, building, engineering and landscaping works;
(iii) measures to maximise the re-use on-site of such waste;
(iv) measures to be taken to ensure effective segregation at source of other waste arising during the carrying out of such works, including the provision of waste sorting, storage, recovery and recycling facilities as appropriate;
(v) measures to be taken to encourage the users and occupiers of the completed development to manage their waste effectively and sustainably, including the provision of:
storage within individual properties of waste and material for recycling,
readily accessible community recycling facilities, and
layouts that encourage the effective collection of waste and material for recycling;
(vi) provisions for the monitoring of (i) to (v); and
(vii) the timing of its implementation;
The measures forming part of that scheme shall be carried out in accordance with it.
Reason: To demonstrate that waste is properly managed at the site in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the aims and objectives of the National Planning Policy Framework (2012). |
33)
The development hereby permitted shall be carried out in general conformity with the details shown on the submitted plans, numbers 1385_014 REV B, Revised Design and Access Statement (July 2011 Second Revision) and Noise Mitigation Report dated November 2016
Reason: For the avoidance of doubt. |
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