| Conditions or Reasons: | 1)
No development shall take place until approval of the details of the appearance, landscaping and scale of the development has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
2)
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. |
3)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as the inclusion of integrated bird/bat and bee boxes in buildings/structures and hedgehog holes in fences has been submitted to and approved in writing by the local planning authority. The content 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;
f) details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework.
(Section 15, NPPF) |
4)
Prior to development, all tree protection fencing shall be installed in strict compliance with that specified on Plans TC1 and TC2 "Tree Protection Plan and Arboricultural Method Statement (Pre-Commencement Stage)", dated 22nd January 2019, which forms Appendix B of the "Arboricultural Impact Assessment and Provisional Method Statement" (Ref. DS/53219/AL), as prepared by Treecall Consultancy Ltd., dated 28th February 2019.
Reason: To ensure the protection of retained trees by the creation of secure construction exclusion zones.
(Section 15, NPPF) |
5)
Any reserved matters application shall include an enhanced landscaping buffer along the western side of the site. The landscaping hereby approved shall be planted prior to occupation of the development and retained thereafter.
Reason: To safeguard the visual amenities of the locality.
(Section 12 and 13, NPPF) |
6)
Any reserved matters application shall include the details of any boundary treatment to be erected indicating the positions, design, materials and type of boundary treatment. The boundary treatment shall be completed in accordance with the approved scheme before the dwellings are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and in the interests of safeguarding the openness of the Green Belt.
(Section 12 and 13, NPPF) |
7)
The scale of the dwelling houses should not exceed 2 storeys in height unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure no adverse impact on the setting of the site.
(Section 12 and 13, NPPF) |
8)
Any reserved matters application should include 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 amenities of the site and its surroundng area.
(Section 12 and 13, NPPF) |
9)
Notwithstanding the provisions of Part 1, Class A 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 to the building(s) 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 building/s in the interests of the amenities of the area.
(Section 12, NPPF) |
10)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the visual amenity of the area.
(Section 12, NPPF) |
11)
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 within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the rural amenity of the area.
(Section 12, NPPF) |
12)
Notwithstanding the provisions of Part 1, Class B 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 addition or alteration to the roof of the building(s) 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 building/s in the interests of the amenities of the area, and to protect the openness of the Green Belt.
(Section 12 and 13, NPPF) |
13)
The development hereby permitted shall be undertaken in full accordance with the Councils 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 (Section 12, NPPF) |
14)
Development shall not begin until details of the junction between the proposed estate road and the highway have been approved by the Local Planning Authority and no building shall be occupied until that junction has been constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road.
(Section 9, NPPF) |
15)
No dwelling shall be occupied until a 2.0m wide footway has been constructed on the East side of Bedford Road between south boundary of the frontage of Red Cow Farm House and the northern boundary of 6 Victoria Cottages in accordance with details of the approved drawing/or scheme to be submitted to and approved by the Local Planning Authority. 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) |
16)
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.
(Section 9, NPPF) |
17)
Before the new access is first brought into use, any existing access within the frontage of the land to be developed, not incorporated in the access hereby approved shall be closed in a manner to the Local Planning Authority's written approval.
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) |
18)
Prior to the construction of vehicular parking areas associated with the approved dwellinghouses, a scheme for the charging of electric vehicles shall be submitted to and approved in writing by the Local Planning Authority. Subsequently, the development shall be completed in accordance with these approved details.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 110 of the National Planning Policy Framework (2019). |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, number 8956/200 Rev. G.
Reason: To identify the approved plan/s and to avoid doubt. |
20)
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 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 and this condition will only be fully discharged when the post-excavation analysis and reporting is complete, and the future of the site archive issecured.'
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 theNational 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). This request is in line with the requirements of Chapter 16 of the NPPF. |
21)
Throughout the course of development works, all working methodology, installation of cellular confinement systems and phasing of arboricultural operations shall be carried out in strict compliance with that specified on Plans TC1 and TC2 "Tree Protection Plan and
Arboricultural Method Statement (Pre-Commencement Stage)", dated 22nd January 2019, which forms Appendix B of the "Arboricultural Impact Assessment and Provisional Method Statement" (Ref. DS/53219/AL), as prepared by Treecall Consultancy Ltd., dated 28th February 2019.
Reason: To ensure the protection of retained trees through appropriate working practices, and special construction measures.
(Section 15, NPPF) |
22)
Prior to the 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 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). |
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