| Conditions or Reasons: | 1)
Details of the access, appearance, landscaping, layout, and scale, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as 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)
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.
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)
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. |
4)
The number of dwellings approved shall not exceed 2.
Reason: To appropriately manage the scale of the development at the site, in accordance with Policies CS14, DM3 and DM4 of the Core Strategy and Development Management Policies 2009. |
5)
Any subsequent reserved matters application for the approval of landscaping shall include details of hard and soft landscaping (including any replacement tree and hedgerow planting), together with a timetable for its implementation and maintenance for a period of 5 years following implementation. Any subsequent reserved matters application submitted under Condition 2 of this permission shall include details measures for the protection of retained trees/hedgerows within or neighbouring the site during the course of development. The approved measures shall be implemented in accordance with a timetable to be included as part of the landscaping scheme. The development shall be carried out as approved and in accordance with the approved timetable.
Reason: To ensure the development would acceptably mitigate landscape visual impacts, provide a net gain for biodiversity, safeguard retained trees/hedgerows during construction, and ensure the development would provide a high quality landscaping scheme in the interest of the visual amenities of the locality, in accordance with Policies CS16, DM14, DM15 and DM3 of the Core Strategy and Development Management Policeis (2009) and the NPPF. |
6)
Any application for the approval of reserved matters except any application that relates solely to access shall include details of the existing and final ground and slab levels of the buildings. The details shall include sections through both the site and the adjoining properties and the proposal shall be developed in accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas, in accordance with Policy DM3 of the Core Strategy and Development Management Policies (2009) and the NPPF. |
7)
No development shall commence until a detailed surface water drainage scheme, to manage surface water run off from the development for up to and including the 1 in 100 year event (+40%CC) for the scheme has been submitted to and approved in writing by the Local Planning Authority. The discharge rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards or sewage undertaker. The final detailed design shall be based on an agreed drainage strategy (to be submitted), and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be implemented as approved. Any variation to the connections and controls indicated on the approved details which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval.
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 para 103 of the NPPF. |
8)
No building/dwelling 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. |
9)
No development shall take place until a foul drainage strategy has been submitted to and approved in writing by the Local Planning Authority. Unless otherwise agreed in writing the works shall be carried out in accordance with the approved details prior to the occupation of any dwelling subsequently approved.
Reason: Details are required prior to the commencement of development to ensure a suitable foul drainage to serve the site is provided to prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with policy DM2 of the Core Strategy and Development Management Policies 2009. |
10)
Any subsequent reserved matters application shall include the following:
vehicular parking (including any garaging that are to form car parking spaces) in accordance with the Council's standards applicable at the time of submission;
cycle parking and storage in accordance with the Council's standards applicable at the time of submission;
a refuse collection point located at the site frontage outside the public highway and any visibility splays;
a vehicular turning area within the site, suitable for a 6.5 metre length service/ delivery vehicle;
a plan showing the area for construction worker parking provision, deliveries and materials storage area(s) sited clear of the public highway; and
an access no less than 4.8 metres wide for the first 8.0 metres into the site.
Reason: To ensure the development of the site is completed to provide adequate and appropriate highway arrangements at all times. |
11)
Any subsequent reserved matters application for the approval of access shall include details of the junction of a vehicular access to the site with the public highway and the visibility splays to be provided at the junction of the access with the public highway. The minimum dimensions of visibility splay lines shall be 2.4 metres measured along the centre line of the proposed access from its junction with the channel of the public highway and 43.0 metres measured from the centre line of the proposed access along the line of the channel of the public highway. No building hereby approved shall be first occupied until the access to the site has been constructed in accordance with the approved access details and the visibility splays have been provided free of any obstruction to visibility. Thereafter the visibility splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To minimise danger, obstruction and inconvenience to users of the highway and premises, as well as to ensure the provision of adequate visibility between the existing highway and the proposed access, to make the access safe and convenient for the traffic which is likely to use it. |
12)
No development shall take place until an ecological enhancement strategy (EES) for the creation of new wildlife features such as hibernacula, the erection of bird/bat and bee boxes in buildings/structures and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content of the method statement shall be informed by an up to date Ecological Appraisal of the site and include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: Details required prior to the commencement of development to ensure development is ecologically sensitive and secures biodiversity enhancements that are integrated into the development in accordance with the National Planning Policy Framework. |
13)
No development shall commence until the following details have been submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study Report documenting the ground conditions of the site with regard to potential contamination;
A Phase 2 Site Investigation (where shown as necessary by the Phase 1 Desk Study);
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation).
The details shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. Any required and approved remediation scheme and responses to any unexpected contamination discovered during works, shall be carried out and completed prior to the first occupation of any dwelling hereby approved.
Thereafter no dwelling hereby approved shall be first occupied until a validation report has been submitted to and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: This conditions is pre commencement to ensure that any contamination is identified and investigated prior to development and if necessary remediation is undertaken, to protect human health and the environment. |
14)
This planning permission relates only to the land outlined in red on the submitted plan, number: 180/OO 001.
Reason: To identify the approved plan/s and to avoid doubt. |
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