| 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)
No development shall commence until a remediation strategy that includes the following components 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. The results of a site investigation based on the submitted URS Phase 1 Environmental Site Assessment (2015) and a detailed risk assessment, including a revised Conceptual Site Model CSM.
2. Based on the risk assessment in an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as necessary.
3. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy. The long term monitoring and maintenance plan shall be updated and be implemented as approved.
Reason: The details are required before commencement of development to protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
2)
No development shall commence until a remediation strategy that includes the following components 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. The results of a site investigation based on the submitted URS Phase 1 Environmental Site Assessment (2015) and a detailed risk assessment, including a revised Conceptual Site Model CSM.
2. Based on the risk assessment in an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as necessary.
3. No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy. The long term monitoring and maintenance plan shall be updated and be implemented as approved.
Reason: The details are required before commencement of development to protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
| 3)
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 a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved. Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
| 3)
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 a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved. Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
4)
No drainage systems for the 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 approved details.
Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
5)
Notwithstanding the details submitted, no development shall commence until a scheme to install any underground tanks has been submitted to, and approved in writing by, the local planning authority. The scheme shall include the full structural details of the installation, including details of: excavation, the tanks, tank surround, associated pipework and monitoring system. The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme, or any changes subsequently agreed, in writing, by the Local Planning Authority.
Reason: The details are required before commencement of development to ensure that the underground storage tanks do not harm the water environment in line with National Planning Policy Framework (NPPF), paragraphs 170, 178, 179 and Environment Agency Groundwater Protection Position Statements which can be found here: https://www.gov.uk/government/publications/groundwater-protection-position-statements |
6)
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), and a maintenance and management plan 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. The final detailed design shall be based on the agreed drainage Strategy (to be supplied) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be implemented and maintained as approved. Maintenance will ensure the system functions as designed for the lifetime of the development. Any variation to the connections and controls indicated on the approved drawing which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval.
Reason: The details are required before commencement of development 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 163 and 165 of the NPPF and its supporting technical guidance. |
7)
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. |
8)
The materials to be used for the external walls and roof shall accord with the details set out on the application form unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
9)
No goods other than convenience goods, food and motorists requirements shall be offered for sale from the sales building unless other agreed in writing with the Local Planning Authority.
Reason: To ensure the retail element remains ancillary to the use of the site as a Petrol Filling Station. |
10)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
12038540- PLG-LP-18 Location Plan
Figure 2 - BH Location Plan
12038540- PLG-BP-18 Block Plan
12038540/PSBE/18 Proposed sales building elevations
12038540/PSL/18 Proposed site layout
12038540/PSE/18A Proposed site elevations
12038540-PLG-ESPB-18 Existing and Proposed Sales Building plan
12038540-PLG-EA-18 EA Requirement Proposal
12038540-PLG-ESL-18 Existing Site Layout
12038540-PLG-ESE-18 Existing Site Elevations
Design and Access Statement
Phase 1 Environmental Site Assessment 28 May 2015
Comprehensive Environmental Site Assessment 5 October 2015
Shell UK Engineering hardware and fuel infrastructure specification: Further details 14/09/2018
Reason: To identify the approved plan/s and to avoid doubt. |
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