| 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)
None of the dwellings hereby permitted shall be first occupied 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 of the development (a full planting season means the period from October to March). The trees, hedges, 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 in the interests of the character and appearance of the area.
(Policy BE8, SBLPR and Sections 12 & 15, NPPF) |
3)
No demolition shall take place on the site until a scheme has been submitted and approved in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. For the avoidance of doubt, this shall include the partial retention of existing walling along the south eastern boundary. Closed boarded fencing will not be permitted along the south eastern boundary. The boundary treatment shall be completed in accordance with the approved scheme before any of the dwellings hereby permitted are occupied and shall be retained as such thereafter.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Policy BE8, SBLPR and Section 12, NPPF) |
4)
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), no fences, gates, walls or other means of enclosure shall be erected anywhere on the site, unless approved by condition 3 of this permission, without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the rural character of the area.
(Policy BE8, SBLPR and Section 12, NPPF) |
5)
None of the dwellings hereby permitted shall be occupied until the junction of the proposed vehicular accesses with the highway have been constructed in accordance with the approved details as shown on drawing number E01 rev E.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Section 9, NPPF) |
6)
Before the accesses are first brought into use, a triangular vision splay shall be provided on each side of the new access drive and 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 footway into the site along the centre line of the anticipated vehicle path. The vision splays 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 existing highway and the proposed accesses and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 9, NPPF) |
7)
Visibility splays shall be provided at the junction of the accesses with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43m measured either side from the centre line of the proposed access along the line of the channel of the public highway. The required vision splays shall, on land in the applicant's control, be kept free of any obstruction.
Reason: To provide adequate visibility between the existing highway and the proposed accesses and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 9, NPPF) |
8)
No dwelling shall be occupied until a 2m wide footway has been constructed on the eastern side of Church Road along the site frontage of the proposed development in accordance with the details shown on approved drawing no. E01E. If necessary any Statutory Undertakers equipment or street furniture shall be resited to provide an unobstructed footway.
Reason: In the interests of road safety and pedestrian movement.
(Section 9, NPPF) |
9)
The proposed driveways shall be constructed and surfaced in a stable and durable material in accordance with details shown on the approved drawings for a minimum distance of 5m into the site, measured from the highway boundary, before the premises are occupied. The dwellings shall not be occupied until details that identify the 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 have been submitted to and approved in writing by the Local Planning Authority and the arrangements have been implemented in accordance with the approved details.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure acceptable parking of vehicles outside highway limits.
(Section 9, NPPF) |
10)
The maximum gradient of the vehicular accesses shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Section 9, NPPF) |
11)
None of the dwellings hereby approved shall be first occupied until details showing the closing of any existing access within the highway frontage of the land to be developed, not incorporated in the access hereby approved have been submitted to and approved in writing by the Local Planning Authority and the access has been closed in accordance with the approved details.
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Section 9, NPPF) |
12)
The turning space for vehicles illustrated on the approved plan no E01 rev E shall be constructed before any dwelling is first occupied and retained thereafter for that purpose.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Section 9, NPPF) |
13)
No development shall take place until a scheme detailing provision for on site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period.
Reason: The condition must be discharged prior to commencement to ensure adequate off street parking during construction in the interests of road safety.
(Section 9, NPPF) |
14)
Development shall take place strictly in accordance with the recommendations of the Ecological Survey prepared by Philip Irving dated June 2016.
Reason: To ensure that protected species are appropriately protected during development and to deliver a net gain for biodiversity.
(Section 15, NPPF) |
15)
No development shall take place until a written scheme of archaeological investigation (WSI); that includes provision for post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The development hereby approved shall only be implemented in full accordance with the approved archaeological scheme.
Reason: This condition is pre-commencement as a failure to secure appropriate archaeological investigation in advance of development would be contrary to paragraph 199 of the National Planning Policy Framework (NPPF) that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part).
(Section 16, NPPF) |
16)
The development hereby permitted shall not be first occupied or brought into use until the details of any external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the visual amenity of the site and its surrounding area.
(Policy BE8, SBLPR and Section 12, NPPF) |
17)
No development shall take place until the applicant or developer has implemented and submitted to the Local Planning Authority, for written approval, a completed scheme of external photographic building recording in respect of the buildings and structures which occupy the application site which has been undertaken to a level of detail agreed in advance and in writing by the Local Planning Authority, and to accord with the English Heritage (Historic England) recommendation for photographic survey set out in paragraphs 5.5, 4.4.8 and 4.5.2 of the publication Understanding Historic Buildings: a guide to good recording practice (Historic England 2016).
Reason: The condition must be discharged prior to commencement to ensure that the buildings on the site, which have some interest as forming a modern farmyard, are adequately recorded as existing, in accordance with current 'best practice' standards, prior to building alteration or demolition.
(Section 16, NPPF) |
18)
Notwithstanding the details submitted with the application, no above slab level construction works shall take place until a full selection of external material samples, including proposed timber cladding, stone cladding, face brick, plinth brick, rainwater goods, roof tile or slate and ridges, proposed to be used on the development hereby approved have been made available on site for inspection and approved in writing by the Local Planning Authority. The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Section 12 and 16, NPPF) |
19)
Notwithstanding the details submitted with the application, no above slab-level construction works shall take place until a full external materials and finishes schedule, including colours expressed as RAL nos. or demonstrated by colour swatches, has been submitted to and approved in writing by the Local Planning Authority. The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Section 12 and Section 16, NPPF) |
20)
Notwithstanding the details submitted with the application, no above slab level construction work shall take place until full details of the windows, external doors and rooflights proposed to be installed, have been submitted to and approved in writing by the Local Planning Authority. The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Sections 12 and 16, NPPF) |
21)
Notwithstanding the details submitted with the application, no above slab level construction work shall take place until drawn section details at a scale between 1:10 and 1:20, as appropriate, clearly demonstrating the following have been submitted to and approved in writing by the Local Planning Authority:
- the relationship of timber wall cladding, wall insulation and wall framing, as appropriate, to any face brick and plinth structure.
- the relationship of the window and door installations hereby approved to the external envelope of the building.
- the fabrication of the 'feature' horizontal timber boarding proposed for the front elevation gable end structures and return on the dwellings on Plots 2 and 3.
The development shall thereafter be carried out only in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Sections 12 and 16, NPPF) |
22)
Notwithstanding the details submitted with the application, the stone to be installed as the stone wall cladding hereby approved shall be of authenticated 'Totternhoe Stone' unless otherwise agreed in advance, in writing by the Local Planning Authority.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance the Conservation Area through the selection of appropriate and distinctive local materials.
(Policy BE8, SBLPR and Sections 12 and 16, NPPF) |
23)
Notwithstanding the details submitted with the application, the horizontal weatherboard cladding proposed to be installed as part of the development hereby approved shall be of traditional 'feather edge' form and dimensions unless otherwise agreed in advance and in writing by the Local Planning Authority.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Sections 12 and 16, NPPF) |
24)
Notwithstanding the details submitted with the application, the rainwater goods to be installed as part of the new development hereby approved shall be of 'Heritage Range' painted cast aluminium, to the prior full approval in writing of the Local Planning Authority.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the listed building located on the site and the Conservation Area of which the site is part.
(Policy BE8, SBLPR and Sections 12 and 16, NPPF) |
25)
Notwithstanding the provisions of Part 1, Classes A, B, C and D 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 or alterations to the proposed dwelling on Plot 1 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 curtilage listed building in the interests of preserving its historical significance.
(Policy BE8, SBLPR and Section 16, NPPF) |
26)
No development approved by this permission shall take place until a Phase 2 investigation report, as recommended by the previously submitted Trendrevel Services Ltd report dated May 2017 (Ref: T17/017ds), has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the phase 2 report, a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority before any development commences on the site. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include details of how the remediation works shall be judged to be complete and arrangements for contingency action.
Reason: The condition must be discharged prior to commencement to protect human health and the environment.
(Section 15, NPPF) |
27)
Where a remediation strategy is found to be necessary under condition 26, none of the dwellings hereby permitted shall be occupied until a validation report has been submitted to and approved in writing by the Local Planning Authority to demonstrate the effectiveness of the agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To ensure that the site is suitable for its end use and to protect human health and the water environment.
(Section 15, NPPF) |
28)
Prior to the first 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 any first 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). |
29)
The first floor window in the south elevation of the proposed dwelling on Plot 3 hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the window which can be opened are more than 1.7m above the floor of the room in which the window is installed. No further windows or other openings shall be formed in the first floor of the south elevations of the dwellings on Plots 2 or 3 or the first floor of the west elevation of Plot 3.
Reason: To safeguard the privacy of occupiers of adjoining properties.
(Policy BE8, SBLPR and Section 12, NPPF) |
30)
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), any garage, car port or parking space hereby permitted shall be kept permanently available for the parking of motor vehicles.
Reason: To ensure that off-street parking is retained in the interests of highway safety.
(Section 9, NPPF) |
31)
The dwelling on Plot 3 shall not be first occupied until the conversion of the barn on Plot 1 is substantially completed.
Reason: The dwelling on Plot 3 comprises inappropriate development within the Green Belt. Planning permission has been granted on the basis of 'very special circumstances' which includes the restoration and conversion of the curtilage listed barn on Plot 1. It is therefore necessary to secure the completion of the conversion of the heritage asset before the dwelling on Plot 3 can be occupied.
(Section 13, NPPF) |
32)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 16039(D)096, E01E, 16039(D)099 Rev A,16039(D)120 Rev A, 16039(D)125 Rev A, 16039(D)126 Rev A, 16039(D)130 Rev D, 16039(D)131 Rev E, 16039(D)136 Rev C, 16039(D)501 Rev A, 16039(D)503 Rev A, 16039(D)504 Rev A, 17029(D)135 Rev C, 17029(D)137 Rev B, and 17029(D)138 Rev B.
Reason: To identify the approved plans and to avoid doubt. |
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