| 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 development (including demolition) all tree works shall be carried out in strict accordance with that specified in Appendix 2 'Survey Schedule' and to the requirements set out in Section 6.1 'Recommendations / Tree Protection Strategy', which form part of the 'Tree Survey Report - Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants.
REASON: To ensure that only the required tree works, and agreed tree removal, is undertaken to facilitate development, so as to avoid unnecessary and unjustified tree work extending beyond that required to implement the approved works. This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
3)
Prior to development, (but following the removal of the existing garage and installation of the dividing boundary fence), all tree protection fencing shall be erected in strict accordance with Appendix 3 'Tree Constraints and Protection Plan' and to the requirements set out in Section 6.2 'Recommendations / Tree Protection Strategy', which form part of the 'Tree Survey Report - Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants. The tree protection fencing shall then remain securely in position throughout the entire course of development works.
REASON: To establish a construction exclusion zone around retained trees, so as to safeguard their health and stability, by preventing damage incurred from construction works. This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
4)
Prior to development, (but following the removal of the existing garage and installation of the dividing boundary fence), all tree protection fencing shall be erected in strict accordance with Appendix 3 'Tree Constraints and Protection Plan' and to the requirements set out in Section 6.2 'Recommendations / Tree Protection Strategy', which form part of the 'Tree Survey Report - Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants. The tree protection fencing shall then remain securely in position throughout the entire course of development works.
REASON: To establish a construction exclusion zone around retained trees, so as to safeguard their health and stability, by preventing damage incurred from construction works. This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
5)
Prior to development, a landscape planting plan and maintenance scheme shall be submitted to the Local Planning Authority for approval, specifying the provision of the semi-mature replacement Holly hedge (Ilex aquifolium), which shall comprise of a straight species (non cultivar), and be planted along the Church Road frontage, 1m behind the new visibility splay. The approved planting plan and maintenance scheme shall then be implemented during the first planting season (November to March) following completion of development, and shall then be maintained for a period of 5 years until satisfactorily established, with any losses replaced in accordance with the approved planting plan.
REASON: To ensure a satisfactory standard of replacement hedge planting, aftercare and establishment, in the interests of maintaining visual amenity and urban landscape character. This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
6)
The removal of the existing garage, and in particular the base thereof, shall be undertaken in strict accordance with the Barrell Tree Consultancy 'Site Guidance Note' No 8, as appended in the supporting document 'Tree Survey Report -Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants.
REASON: To ensure that tree roots of retained trees are not damaged in the course of the demolition and clearance of the existing garage. |
7)
The removal of existing walls, excavations, and new hard surfacing associated with the modification of the existing access and junction with Narrow Path, shall be undertaken in strict accordance with the Barrell Tree Consultancy 'Site Guidance Note' No's 7, 8 and 9, as appended in the supporting document 'Tree Survey Report -Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants.
REASON: To ensure that tree roots of retained trees are not damaged in the course of these operations. |
8)
The new vehicular access shall be installed in strict accordance with that set out in Section 6.5 'Recommendations / Tree Protection Strategy', and in the position shown on Appendix 3 'Tree Constraints and Protection Plan' which forms part of the 'Tree Survey Report - Pre Development', (Revision date July 2020), as prepared by RGS Arboricultural Consultants. The Cellular Confinement System to be used must be constructed in strict accordance with the manufacturers specifications, and its installation shall be closely supervised at all times by a suitably qualified arboriculturist, to be appointed by the developer.
REASON: To ensure that the cellular confinement system used for the new vehicular access is installed in strict accordance with the manufacturers recommendations, and in the required position, so as to ensure that tree roots and lower trunks of retained trees are not damaged by its construction. |
9)
Before the development is brought into use a visibility splay shall be provided at the junction of the access for the new dwelling with Narrow Path. 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 10.0m measured from the centre line of the proposed access along the line of the nearside channel of Narrow Path. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To provide adequate visibility between Narrow Path and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
10)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use in accordance with the approved plan. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
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. |
11)
The realigned vehicular access of Narrow Path shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 6.0m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. |
12)
Before the new access is first brought into use, the existing gated access within the frontage of the land to be developed and north of Narrow Path, not incorporated in the access hereby approved shall be reduced in width to a pedestrian only access and thereafter retained as a pedestrian access only
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway. |
13)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, cycle parking provision and storage pertaining to the residential use unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users. |
14)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
15)
Before the development is brought into use the realigned junction of Narrow Path with the public highway (Church Road) shall be constructed in accordance with the approved details and thereafter retained as approved unless otherwise agreed in writing by the local planning authority
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises and to retain in perpetuity a bettered aligned access |
16)
All external works hereby permitted shall be carried out in materials as outlined on approved plan 117-P3K and 117-G1B.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
17)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the buildings are occupied and shall be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
18)
The first floor windows in the side elevations of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed. No further windows or other openings shall be formed in the side elevations.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
19)
No construction works above foundations shall take place until details of the existing and final ground and slab levels of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
20)
No development shall take place (including ground works or site clearance) until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as the inclusion of integrated of bird/bat and bee boxes, the use of hedgehog holes in boundary fencing and nectar /berry rich planting has been submitted to and approved in writing by the local planning authority.
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. This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
21)
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) |
22)
No development shall take place until details of the method of surface water drainage for existing overland flows as well as from the increase in hard standing area have been submitted to and agreed in writing by the Local Planning Authority, including any land drainage system. Thereafter no part of the development shall be occupied or brought into use until the approved drainage scheme has been implemented.
Reason: To ensure that adequate surface water drainage is provided and that existing and future land drainage needs are protected.
(Section 14, NPPF)
This pre-commencement condition has been agreed with the applicant as it is necessary in order to ensure that no unnecessary harm is caused by the commencement of development works. |
23)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 117-P2J9 (roof plan); 117-S1 (site survey); 117-P4B (street scenes); 117-P5A (site sections); 117-P3K (proposed elevations); 117-L30 (proposed site layout); 117-P1K (proposed floor plans); 117-L5B (proposed graining plan); 117-G1B (proposed detached garage); 117-L1B (location plan); Tree Survey Report (Revision date July 2020) as prepared by RGS Arboricultural Consultants; 17011/101 rev C.
Reason: To identify the approved plan/s and to avoid doubt. |
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