| 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 take place until a written scheme of investigation (WSI); that includes provision for archaeological fieldwork, 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 shall only be fully discharged when the post-excavation analysis and reporting are 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). |
3)
The car park hereby permitted shall not be brought into use until, details of hard surfacing materials and details of the marking out of vehicular areas and parking areas has been submitted to and approved in writing by the Local Planning Authority. Thereafter the car park hereby permitted shall not be brought into use until all on site vehicular areas have been surfaced in stable and durable materials, all marking out has been undertaken in accordance with the approved details.
Reason: To minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
4)
Notwithstanding the details submitted, the car parking shall not be first brought into use until, details of a 2 metre wide footway (including revised traffic calming positions) between the parking spaces and the southbound station platform has been submitted to and approved in writing by the local planning authority. Thereafter the car parking shall not be first brought into use until the 2 metre wide footway (including revised traffic calming positions) between the parking spaces and the southbound station platform has been provided in accordance with the approved details.
Reason: In the interests of road safety and pedestrian movement. |
5)
No development shall commence until an Arboricultural Report and Tree Constraints Plan, detailing the trees to be retained and those to be removed as well as methods to be undertaken to protect retained trees during construction including details and methods for construction activities within close proximity to any retained trees. The development and works shall be carried out in full accordance with the details within the approved Arboricultural Report and Tree Protection Plan. All tree works shall be carried out in accordance with BS 3998 Recommendations for Tree Work (2010) (as amended).
Reason: This condition is pre commencement to ensure the protection of retained trees, in accordance with Policies CS16, DM14, DM15 and DM3 of the Core Strategy and Development Management Policies (2009); Policy EE4 of the Emerging Local Plan; and the NPPF. |
6)
Notwithstanding the details submitted, no development shall commence until a Landscaping Scheme for all soft landscaping, has been submitted to and approved in writing by the Local Planning Authority. The Landscaping scheme shall include:
details of species and densities of all planting;
timescales/triggers/phasing for the implementation and completion of all landscaping; and
a Landscaping Management and Maintenance Plan for all on site landscaping.
Thereafter; the approved landscaping scheme shall be carried out in full accordance with the approved details and shall be maintained and managed in accordance with the approved landscape management and maintenance plan.
Reason: This condition is prior to commencement, to secure an acceptable landscaping scheme and ensure the implementation, completion, management and maintenance of on site landscaping, to mitigate impacts of the development on the intrinsic character and beauty of the Countryside and the significance of heritage assets, as well as to achieve a net gain for biodiversity, in accordance with Policy CS15, CS16, DM14 and DM15 of the Core Strategy and Development Management Policies (2009); the Emerging Local Plan; and the NPPF. |
7)
No development shall commence until a detailed 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), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed drainage Strategy (Ref: Woods Hardwick Ref18167/DTN/B August 2020) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018). Thereafter no hard surfacing shall be layed until the surface water drainage infrastructure has been installed in accordance with the approved details. 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: Details are required prior to the commencement of development to ensure the car park would be suitably surfaced and drained, as well as to ensure the approved surface water drainage 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. |
8)
No hard surfacing shall be layed until a Maintenance and Management Plan for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, has been submitted to and approved in writing by the Local Planning Authority.
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, 18th December 2014. |
9)
The car park hereby permitted shall not be first brought into use, until details of safety barriers (Armco or similar barrier) to be installed between vehicluar areas and the boundary of the site with the railway line, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the car park hereby permitted shall not be first brought into use, until the approved safety barriers have been installed in accordance with the approved details.
Reason: to safeguard railway infrastructure and ensure safety in the context of road/rail vehicle incursion. |
10)
The car park hereby permitted shall not be first brought into use, until details of a trespass proof fence adjacent to Network Rail's Boundary (minimum approx. 1.8 metre high) has been submitted to and approved in writing by the Local Planning Authority. Thereafter the car park hereby permitted shall not be first brought into use, until the fence has been installed in accordance with the approved details and shall be maintained in position thereafter.
Reason: to safeguard railway infrastructure and ensure safety. |
11)
No external lighting shall be installed, until details of external lighting and supports as part of a lighting scheme (detailing luminance, direction, colour, appearance etc) have been submitted to and approved in writing with the local planning authority. Thereafter no external lighting shall be installed other than in full accordance with the approved detail.
Reason: to safeguard the intrinsic character and beauty of the countryside, to prevent light spill, to safeguard the amenity of neighbouring properties and in the interest of rail safety. |
12)
No development shall take place until a Construction Management Plan and Method Statement detailing:
on-site construction worker parking,
loading and unloading areas,
materials storage areas,
wheel cleaning arrangements,
methods of construction,
a risk assessment in relation to the railway, and
a construction traffic management plan,
shall be submitted to and approved in writing by the Local Planning Authority. The construction of the development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of development, in the interest of highway safety, rail satety and to ensure a satisfactory standard of construction and layout for the development and to comply with Policy DM3 of the Core Strategy and Development Management Policies 2009. |
13)
No development approved by this permission shall take place until an updated Phase 2 site investigation has been undertaken and a detailed report of the findings has been submitted to and approved in writing by the Local Planning Authority. The site investigation shall have regard to the previous site investigation report produced by Paddock Geo-Engineering, reference P18-091gi, dated August 2018, updated to take account of the consented site use. Where found to be necessary by the phase 2 report a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal 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 action.
Reason: Details are require prior to the commencement of development to protect human health and the environment. |
14)
Where remediation works are identified as necessary by the Phase II Site investigation (as required under Condition 13 of this permission) for the protection of human health and/or to prevent contamination of the environment, then prior to first use of the car park a validation report shall be submitted prior to first use of the car park 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 the environment. |
15)
The car park hereby permitted shall not be first brought into use until details of the proposed vehicle charging plug-in points to be installed including arrangement for their maintenance and management, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the car park shall not be first brought into use until the vehicle charging points have been installed in accordance with the approved details. Thereafter the vehicle charging points shall be managed and maintained in accordance with the approved details.
Reason: to minimise the impact of the development on the environment and to ensure adequate provision of spaces for charging plug-in and other ultra low emission vehicles. |
16)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Environmental Code of Practice https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity (Section 15, NPPF) |
17)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 18167-SAND-5-200 Rev D; 18167-SAND-5-203 Rev B; and 181441011 Rev B.
Reason: To identify the approved plan/s and to avoid doubt. |
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