| Conditions or Reasons: | 1)
Details of the 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)
Any application for the approval of reserved matters pursuant to Layout or Landscaping details under condition 1 of this permission, shall include a Landscaping and Public Open Space scheme, including details of phasing/timescales for implementation of all landscaping and public open spaces. The public open space scheme shall include the provision of public open space, consisting of Informal Recreation Areas, Large Formal Recreation Areas and Small Amenity Spaces. The scheme shall include details of the location, layout, and size of each open space, as well as details of proposed planting, boundary structures, furniture and surfacing materials. The development shall be carried out as approved and in accordance with the approved phasing and timescales.
Reason: To ensure an acceptable provision of public open space within the site and to ensure the visual impacts of the development would be mitigated, in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004); Leisure Strategy; and the NPPF |
5)
No development above ground level shall take place until a Public Open Space Maintenance and Management Plan which incorporates a Landscape Maintenance Scheme and an Ecological Enhancement Management Plan (which takes account of urban heat), has been submitted to and approved in writing by the Local Planning Authority. The public open spaces, trees, shrubs, grass and ecological enhancement features shall subsequently be maintained in accordance with the approved scheme and any ecological features, trees, shrubs or grass which die or are destroyed shall be replaced in accordance with the Management Plan.
Reason: To ensure maintenance of public open spaces and landscaping, as well as a net gain for biodiversity, in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004); and the NPPF |
6)
No development shall take place until an Ecological Enhancement Plan detailing the inclusion of integrated bird and bee bricks in buildings/structures, hedgehog holes in fences and nectar rich shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall include the:
a)detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used) ;
b)extent and location of proposed works shown on appropriate scale maps and plans;
c)timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
d) persons responsible for implementing the works;
e) 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 secures biodiversity enhancements in accordance with Section 15 of the National Planning Policy Framework |
7)
No development shall commence until a final detailed design of the surface water drainage scheme, to manage surface water runoff from the development for up to and including the 1 in 100 year event (+40%CC), has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed 'Flood Risk Assessment and Surface Water Drainage Strategy (ref 5273) (Ambiental, March 2020) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be subsequently implemented and maintained as approved. 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. The details to be provided shall include, at a minimum:
Full calculations detailing the existing surface water runoff rates for the QBAR, 3.3% Annual Exceedance Probability (AEP) (1 in 30) and 1% AEP (1 in 100) storm events;
Full results of the proposed drainage system modelling in the above-referenced storm events (as well as 1% AEP plus climate change), inclusive of all collection, conveyance, storage, flow control and disposal elements and including an allowance for urban creep, together with an assessment of system performance;
Detailed drawings of the entire proposed surface water drainage system, including levels, gradients, dimensions and pipe reference numbers, attenuation volumes, flow and pollution controls;
Full details of the proposed attenuation and flow control measures;
Integration of the drainage system with wider site objectives, including water quality treatment, amenity, biodiversity and Amenity;
Measures taken to prevent pollution of the receiving groundwater and/or surface water;
Results of site-specific infiltration testing and ground water monitoring to support the detailed design of infiltration devices (carried out in accordance with BRE 365);
Details of overland flood flow routes in the event of system exceedance, with demonstration that such flows can be appropriately managed on site without increasing flood risk to occupants;
Details of the structural integrity, proposed construction of the system, and any phasing of works;
Full details of the maintenance/adoption of the surface water drainage system.
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 Section 14 of the NPPF and its supporting technical guidance. |
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. In addition, the plan must clarify the access that is required to each surface water management component for maintenance purposes. Maintenance will ensure the system functions as designed for the lifetime of the development and the maintenance plan shall be carried out in full thereafter.
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 and Section 14 of the NPPF and its supporting technical guidance. |
9)
No development approved by this permission shall take place until the following has 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 the Phase 1 Desk Study);
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation).
All such work shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health and the wider environment.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
10)
Prior to any permitted dwelling being occupied a validation report shall be submitted 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: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
11)
Development shall not begin until details of the improvements to the junction of the proposed vehicular access with the highway have been approved by the Local Planning Authority and no building 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) |
12)
No development shall commence above ground level until a scheme (based on current government policy/guidance at the time of submission) for the provision of electric charging points has been submitted to and approved in writing by the local planning authority. The charging points shall be provided as approved prior to the occupation of the buildings they serve.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with paragraph 105 e) of the National Planning Policy Framework 2019. |
13)
The development hereby permitted shall be carried out in broad accordance with the details shown on the submitted plans, numbers ATK/19/EM/TP7C, ATK/19/EM/TP9, ATK/19/EM/SK1B, ATK/19/EM/TP1C, ATK/19/EM/SK2B, ATK/19/EM/TP7A.
Reason: To identify the approved plan/s and to avoid doubt. |
14)
Any subsequent application for reserved matters submitted pursuant of this outline planning permission, shall limit the height of the proposed new residential building to be no taller than 4 storeys in height.
Reason: To ensure that the appearance of the building is not out of character with the surrounding built form and would not cause harm to the character and appearance of the area.
(Section 12, NPPF) |
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