| 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 work of building demolition shall take place until the applicant has implemented and submitted to the Local Planning Authority, for written approval, a completed post-soft strip scheme of internal 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 2 as set out in sections 5.2 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 and complete historic record of the building 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. |
3)
Notwithstanding the details submitted with the application, no above slab level construction works shall take place until full details of the following external materials proposed to be used on the development hereby approved has been submitted to, and approved in writing by the Local Planning Authority and approved development shall be undertaken thereafter strictly in accordance with the approved details:
- face brick.
- detail brick (window heads, quoins and feature brick band)
- wall copings (including parapet) and sills
- rainwater goods
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the Conservation Area in which the frontage building to be retained and development site is located (Section 16, NPPF) |
4)
Notwithstanding the details submitted with the application, no above slab-level construction works shall take place until a full external finishes schedule, including new metalwork and all decorative finishes to be applied to the street frontage building to be retained, with colours expressed as RAL nos. or demonstrated by colour swatches, has been submitted to and approved in writing by the Local Planning Authority. The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the Conservation Area in which the frontage building to be retained and development site is located (Section 16, NPPF) |
5)
Notwithstanding the details submitted with the application a sample panel, not less than a metre square in dimensions, of the coursed stonework plinth detailing hereby approved, demonstrating the coursing, bedding method, corner treatment, mortar mix and joint profile to be used in construction shall be constructed on site and approved in writing by the Local Planning Authority prior to the commencement of the above slab level development on site. The development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the Conservation Area in which the development site is located (Section 16, NPPF) |
6)
Notwithstanding the details submitted with the application, no above slab-level construction works shall take place until drawn details at an appropriate scale between 1:1 and 1:20 in plan, elevation and section showing constructional and decorative detailing in respect of the following shall be submitted to and approved in writing by the Local Planning Authority and the development shall thereafter be implemented strictly in accordance with the approved details prior to the occupation of the residential units:
- new shopfront
- Arched Entrance on street frontage
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the Conservation Area in which the frontage building to be retained and development site is located (Section 16, NPPF) |
7)
No demolition or 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 is secured.
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 the National 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).
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8)
No demolition or development shall take place until a written scheme of building recording; that includes provision for field recording followed by post recording 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 building recording scheme and this condition will only be fully discharged when the post recording analysis and reporting is complete, and the future of the site archive is secured.
Reason: This condition is pre-commencement as a failure to secure appropriate building recording in advance of development would be contrary to paragraph 199 of the National 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). |
9)
Notwithstanding the details submitted with the application, full details of all new windows and external doors proposed in the development hereby approved, including details of constructional material, details of maintained depth of reveal and details of window opening configurations demonstrating operating opening in a traditional manner, shall be submitted to and approved in writing by the Local Planning Authority prior to window and external door installation on site, and the approved development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that the proposed development is carried out in a manner that respects and safeguards the character and appearance of the Conservation Area in which the frontage building to be retained and development site is located (Section 16, NPPF) |
10)
The development hereby approved shall be built in accordance with the levels details as shown on plan number PL-02 Rev B.
Reason: To ensure an acceptable level of design within the conservation area. |
11)
Notwithstanding the details submitted a scheme for exterior redocoration of No.14 Hockliffe Street shall be submitted and approved by the Local Planning Authority and the approved works shall be carried out in full prior to the occupation of the residential units hereby approved.
Reason
To provide a public benefit within the conservation area. |
12)
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) |
13)
The residential units hereby approved shall not be occupied until details of the bin collection areas have been submitted to and approved in writing by the Local Planning Authority and the bin storage and collection areas have been implemented in accordance with the approved details. The bin storage and collection areas shall be retained thereafter.
Reason: In the interest of amenity.
(Section 12, NPPF) |
14)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL-03 Rev B, PL-01 Rev A, SU-01 and PL-02 Rev C.
Reason: To identify the approved plan/s and to avoid doubt. |
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