| Conditions or Reasons: | 2)
No development above slab level shall take place until details of the external materials to be used have been submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details.
Reason: To ensure a satisfactory external appearance. |
3)
No 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). |
4)
No development above slab level until a scheme for protecting proposed dwellings from noise from the railway line and noise from the relief road has been submitted and approved in writing by the local planning authority. Any works which form part of the scheme approved by the local planning authority shall be completed before any permitted dwelling is occupied, unless an alternative period is approved in writing by the Authority. The scheme shall include details of noise barriers, building insulation, window glazing and alternative ventilation strategy for the proposed dwellings. The scheme shall ensure that internal noise levels from all noise sources shall not exceed 35 dBLAeq,07:00-23:00 in any habitable room or 30 dB LAeq,23:00-07:00, and 42 dB LAFmax23:00-07:00, inside any bedroom and that noise levels in any external amenity area shall not exceed 55 dB LAeq,1hr, within the first 5m from the building façade to which the amenity area relates.
Reason To protect the amenity of future residents of the proposed dwellings. |
5)
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) A Phase 1 Desk Study report prepared by a suitably qualified person adhering to BS 10175 and CLR 11 documenting the ground and material conditions of the site with regard to potential contamination.
b) No occupation of any permitted building shall take place until the following has been submitted to and approved in writing by the Local Planning Authority: Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation adhering to BS 10175 and CLR 11, incorporating all appropriate sampling, prepared by a suitably qualified person. Where shown to be necessary by the Phase 2 Site Investigation a detailed Phase 3 Remediation Scheme (RS) prepared by a suitably qualified person, with measures to be taken to mitigate any risks to human health, groundwater and the wider environment, along with a Phase 4 validation report prepared by a suitably qualified person to confirm the effectiveness of the RS. Any such remediation/validation should include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment in accordance with Policy DM3 of the Core Strategy and Development Management Policies Document (2009). |
6)
Prior to the commencement of development, a scheme for the provision and implementation of foul water drainage shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be constructed and completed in accordance with the approved plans prior to the occupation of any part of the development or in accordance with the implementation programme agreed in writing with the Local Planning Authority for approval.
Reason: To ensure a satisfactory method of foul water drainage. A pre-commencement condition is necessary in order to ensure that potential harm is minimized before development reaches an advanced stage. |
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 (Structa Report Ref: 5718-FR001 Rev1, 30 March 2020) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. Maintenance will ensure the system functions as designed for the lifetime of the development. 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: 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 para 163 and 165 of the NPPF and its supporting technical guidance. |
8)
No development above slab level shall take place in connection with the development hereby approved until full details of: Hard landscape and soft landscape works, to include but not be limited to,
Full details of landscape maintenance regimes after completion of works.
An implementation programme for the landscape works.
A timetable for the implementation
have been submitted to and approved in writing by the Local Planning Authority. These shall be carried out in full in accordance with the approved details.
Details of boundary treatments, paved surfaces and soft landscape works submitted with the application and shown on plans L1104-2.1-1000 P2 - Landscape Masterplan, L1104-2.1-1001 P2 - Planting Plan and L1104-2.1-1002 P2 - Boundary treatment Plan, shall be carried out in accordance with the details shown.
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Any trees or plants planted in connection with the approved soft landscape details which within a period of 5 years from planting die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of the same size and species as those originally planted, unless the Local Planning Authority gives written approval to any variation.
Reason: To ensure the development is satisfactorily assimilated into the area and enhances biodiversity |
10)
No development above slab level shall take place in connection with the development hereby approved until full details of Climate Change Adaptation Strategy detailing measures taken to minimise overheating of buildings, as well as details to demonstrate all dwellings would achieve the requirement to source 10% of energy demand from renewable or low carbon sources, . The development shall be carried out in full accordance with the approved details.
Reason: To ensure the development is resilient and adaptable to the impacts arising from climate change in accordance with Policies DM1, DM2 and CS13 of the Core Strategy and Development Management Policies (2009) and Policy CC1 of the Emerging Local Plan, as well as the NPPF. |
11)
Other than site clearance and preparation works no works shall commence on the construction of the hereby permitted dwellings until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwellings the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: To ensure appropriate access to fire hydrants for use in the event of emergency in accordance with policy DM3 of Central Bedfordshire Core Strategy for the North and Section 12 of the NPPF. |
15)
Prior to first occupation of any dwelling hereby permitted, details of secure cycle parking facilities for the occupants and also visitors to the development shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be fully implemented and made available for use prior to the first occupation of the new dwellings and shall thereafter be available for use at all times.
Reason: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than private motor vehicles. |
16)
Prior to first occupation of the development hereby permitted, details of external lighting shall have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details and thereby retained as such unless a variation is subsequently submitted to and approved in writing by the Local Planning Authority
Reason: To safeguard the amenities of adjoining properties |
17)
No development shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include details of:
a) Construction traffic routes and points of access/egress to be used by construction vehicles;
b) Details of site compounds, offices and areas to be used for the storage of materials;
c) Contact details for site managers and details of management lines of reporting to be updated as different phases come forward;
There shall be no burning on site.
The development hereby permitted shall be carried out only in accordance with the approved CEMP.
Reason: To safeguard the amenity of existing and future residents. This is a pre-commencement condition as this detail needs to be agreed before the start of construction. |
18)
No development shall commence until full details of existing and proposed ground levels within the site and on land and buildings adjoining the site by means of spot heights and cross sections, proposed siting and finish floor levels of all buildings and structures have been submitted to and approved in writing by the Local Planning Authority. The development shall then be implemented in accordance with the approved level details
Reason: As this matter is fundamental to the acceptable delivery of the permission to safeguard the amenities of nearby properties and to safeguard the character and appearance of the area. |
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