| 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)
Prior to the commencement of demolition of the farmhouse, a contract for the replacement building shall be signed and details provided to the Local Planning Authority, and the demolition and re-build shall be implemented as a continuous development scheme.
Reason: To ensure replacement of the farmhouse and the continuation of a building in a position which provides a visual and logical compliment to the adjoining farmyard, and to maintain the character of the Conservation Area in this location.
(Section 16, NPPF) |
3)
No work of demolition shall take place until the applicant has implemented and submitted to the Local Planning Authority, for written approval, a completed scheme of photographic recording and written analysis of the structure to be demolished undertaken to a level of detail agreed in advance and in writing by the Local Planning Authority, which shall be not less than Historic England recording level 3 as set out in sections 5.3 and 4.4.8 and 4.5.2 of the publication Understanding Historic Buildings: a guide to good recording practice (Historic England 2016).
Reason: This condition is pre-commencement as a failure to secure an appropriate historic record of the farmhouse in advance of demolition would be contrary to paragraph 199 of the National Planning Policy Framework (NPPF) that requires developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) as a consequence of the approved works.
(Section 16, NPPF) |
4)
Notwithstanding the details submitted with the application and prior to the commencement on site of the construction phase of the development hereby approved, drawn details in plan and section at a scale between 1:5 and 1:20 as appropriate showing the method of Incorporation within the ground floor of the approved development the substantial Bridging Beam currently located in the right hand side ground floor living room with southern yard access entrance as shown on submitted drawing PL02 (Lines & Squares Ltd.) shall be submitted to, and approved in writing by, the Local Planning Authority and the approved development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that an identified feature of internal building interest remains associated with this historic site through appropriate incorporation within a replacement dwelling house structure.
(Section 16, NPPF) |
5)
Notwithstanding the details submitted with the application and prior to commencement on site of the construction phase of the development hereby approved, a full selection of external material samples, including facing and detail brick, stone lintels, rainwater goods, roof tile and ridges, proposed to be installed in respect of the new development hereby approved shall be made available on site for inspection by, and written approval of, the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development is carried out in a manner that safeguards the traditional character and the appearance of the Conservation Area in which the development is located.
(Section 16, NPPF) |
6)
Notwithstanding the details submitted with the application, the proposed casement and sash windows to be installed within the development hereby approved shall be of painted timber and shall operate in the traditional manner, full product details of which shall be submitted to, and approved in writing by, the Local Planning Authority prior to installation on site and the approved development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that the development is carried out in a manner that safeguards the traditional character and the appearance of the Conservation Area in which the development is located.
(Section 16, NPPF) |
7)
Prior to the commencement on site of the construction phase of the development hereby approved, details of the junction of the proposed vehicular access with the highway shall be submitted to, and approved in writing by, the Local Planning Authority and no dwelling shall be occupied until the 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 the premises.
(Section 9, NPPF) |
8)
Prior to the commencement on site of the construction phase of the development hereby approved, details of a turning area suitable for a light goods vehicle within the confines of the site shall be submitted to, and approved in writing by, the Local Planning Authority and no dwelling shall be occupied until that turning area has been constructed in accordance with the approved details.
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) |
9)
Before the vehicular access is first brought into use a triangular vision splay shall be provided on each side of the new access and shall measure 1.8m along the fence, wall, hedge or other means of definition of the front boundary of the site, and 1.8m measured into the site at right angles to the same line along the side of the new access drive. 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 0.6m above the adjoining footway level.
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) |
10)
Before the vehicular access is first brought into use visibility splays shall be provided at the junction of the access with the public highway. 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) |
11)
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 carriageway of the adjoining highway.
Reason: To enable vehicles to draw off the highway before the gates are opened.
(Section 9, NPPF) |
12)
Prior to the occupation of the dwellings hereby approved, all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises.
(Section 9, NPPF) |
13)
Prior to the commencement on site of the construction phase of the development hereby approved, details of a refuse storage area and collection point shall be submitted to, and approved in writing by, the Local Planning Authority and the said storage and collection points shall be provided in accordance with the approved details.
Reason: To ensure refuse collection bins do not cause a hazard or obstruction to the highway or parking area.
(Section 9, NPPF) |
14)
Prior to the commencement on site of the construction phase of the development hereby approved, a scheme of landscaping to secure new native hedgerow and tree planting around the site perimeter, and a landscape maintenance scheme, shall be submitted to and approved in writing by the Local Planning Authority. The approved landscaping scheme shall be implemented by the end of the full planting season immediately following the occupation of the dwellings (a full planting season means the period from October to March). The hedgerow and tree planting 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 which integrates the development into the surrounding rural landscape.
(Policy BE8, SBLPR and Sections 12 & 15, NPPF) |
15)
The development of the replacement building hereby approved shall proceed in accordance with the recommendations in the Bat Survey (Philip Irving, May 2018).
Reason: To provide bat habitat.
(Section 16, NPPF) |
16)
Notwithstanding the provisions of Part 1, Classes A, B, C and E 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 roof additions or alterations to the building hereby permitted shall be carried out, and 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 ensure that the traditional character and appearance of the Conservation Area in which the development is located is safeguarded, and the openness of the Green Belt is protected.
(Section 13 & 16, NPPF) |
17)
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.
(Section 12, NPPF) |
18)
Prior to the construction of vehicular parking areas associated with the development hereby approved, 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.
(Section 9, NPPF) |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL01, PL02, PL03, PL04 Rev A, PL05 Rev A, PL06 Rev B and PL08.
Reason: To identify the approved plans and to avoid doubt. |
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