| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter 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. |
2)
No development shall take place as identified on drawing no. 16093 (D) 002/ REVISION: C until approval of the details of the appearance, landscaping, layout and scale of the development within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: This condition is pre-commencement in order to comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
The dwellings hereby permitted shall not exceed one storey in height.
Reason: To ensure that the site is not overdeveloped to protect the openness & purposes of the Green Belt as well as to protect the character and visual appearance of the area
(Policy BE8, SBLPR and sections 12 & 13, NPPF) |
4)
The two large single storey garages and a container in the south-eastern corner of the application site, as shown on the drawing with the number 16585-TOPO, shall be demolished. Any resultant material from the demolition works shall be completely removed from the application site in accordance with a timetable to be submitted to and agreed in writing by the Local Planning Authority, prior to the commencement of above ground building works.
Reason: In the interests of the visual amenities of the area and to prevent the build-up of extant development harmful to the openness and purposes of the South Bedfordshire Green Belt. (Policies BE8, SBLPR and sections 12 & 13, NPPF) |
5)
Development shall not begin until details of the junction of the proposed vehicular access with the highway have submitted to the Local Planning Authority for its approval in writing. The proposed dwellings hereby approved shall not be occupied until the junction has been constructed in accordance with the approved details.
Reason: This condition is pre-commencement in order to minimise danger, obstruction and inconvenience to users of the highway and the premises (Policy T`10, SBLPR and section 9, NPPF) |
6)
Visibility splays shall be provided at the junction of the access 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 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 access and to make the access safe and convenient for the traffic which is likely to use it. (Policy T10, SBLPR and section 9, NPPF) |
7)
The proposed vehicular access 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 minimum distance of 5m into the site, measured from the highway boundary, before the 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. (Policy T10, SBLPR and section 9, NPPF) |
8)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m from the nearside edge of the highway.
Reason: To enable vehicles to draw off the highway before the gates are opened. (Policy T10, SBLPR and section 9, NPPF) |
9)
The maximum gradient of the vehicular access shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway. (Policy T10, SBLPR and section 9, NPPF) |
10)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate a vehicular turning area for a light goods vehicle within the curtilage of the development.
Reason: To enable service vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Policy T10, SBLPR and section 9, NPPF) |
11)
Details of a refuse collection point located at the site frontage, not within the public highway or any visibility splays, shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any 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. (Policy T10, SBLPR and section 9, NPPF) |
12)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. (Policy BE8, SBLPR and section 15, NPPF) |
13)
No development shall take place until a scheme for protecting the proposed dwellings from noise from road traffic has been submitted to and approved in writing by the local planning authority. None of the dwellings shall be occupied until such a scheme has been implemented in accordance with the approved details, and shown to be effective, and it shall be retained in accordance with those details thereafter.
Reason: This condition is pre-commencement to ensure that the amenity of the occupiers of the dwellings hereby approved can be satisfactorily protected (Policy BE8, SBLPR and section 15, NPPF) |
14)
No development shall commence until a detailed surface water drainage scheme for the site, based on the agreed Flood Risk Assessment (Dated April 2017, prepared by JPP Consulting), has been submitted to and approved in writing by the Local Planning Authority. On site infiltration testing in full accordance with BRE365 shall be submitted to inform the detailed drainage design. The scheme shall include provision of attenuation for the 1 in 100 year event (+40% allowance for climate change) and, if infiltration (partial or full) is not feasible, a surface water discharge point shall be identified. Any revisions to the agreed strategy shall be fully justified and approved before the development is completed and shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan. The scheme shall be implemented in accordance with the approved final details before the development is completed, and shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site, in accordance with paragraphs 163 & 165 of the NPPF. (Section 14, NPPF) |
15)
No building shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161. (Section 14, NPPF) |
16)
Prior to the commencement of development, details of tree protection measures relevant to the development proposals, to include a Tree Survey, Tree Constraints Plan, Arboricultural Implication Assessment, Arboricultural Method Statement and Tree Protection Plan shall be submitted to the Local Planning Authority for approval, and shall be based on the requirements stipulated in BS 5837 : 2012 "Trees in relation to design, demolition and construction -Recommendations", and prepared by a suitably qualified arboriculturist. The approved tree protection measures shall then be implemented in strict accordance with the required sequence of operations.
Reason: To submit details of tree protection measures for retained trees, as part of the submission to address the reserved matters. (Section 15, NPPF) |
17)
No development shall take place until a written scheme of archaeological investigation (WSI); that includes provision for fieldwork followed by post excavation analysis and publication, has been submitted to the Local Planning Authority for its approval in writing. The development hereby approved shall only be implemented in full accordance with the approved archaeological scheme and this condition will only be fully discharged when the post-excavation analysis and reporting is complete, and the future of the site archive is secured.'
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) |
18)
The development hereby permitted shall be undertaken in full accordance with the Council's 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 (Policy BE8, SBLPR and section 12, NPPF) |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 16093 (D) 001, 16585-TOPO and 16093 (D) 002/ REVISION C.
Reason: To identify the approved plans and to avoid doubt. |
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