| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the 4th September 2019. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter 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. |
2)
No development shall take place until approval of the details of the appearance, landscaping, layout and scale of the development (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
The permission shall only extend to the provision of 4 additional residential dwellings.
Reason: To define the extent of the permission for the avoidance of doubt. |
4)
No building shall be occupied until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details and no dwelling approved under any subsequent reserved matters application shall be brought into use until such time as the agreed works, including the provision of 2.4m x 32.0m visibility splays, clear of all obstruction, have been implemented.
Reason: To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety |
5)
Any subsequent reserved matters application shall include the following:
Vehicle parking and garaging in accordance with the councils standards applicable at the time of submission
Cycle parking and storage in accordance with the councils standards applicable at the time of submission
A refuse collection point located at the site frontage outside of the public highway and any visibility splays
A vehicular turning area within the curtilage of all premises taking access directly from the public highway
A plan showing the area for construction worker parking provision, deliveries, materials storage clear of the public highway
Reason: To ensure the development of the site is completed to provide adequate and appropriate highway arrangements at all times |
6)
Before the access is first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
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. |
7)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
1. A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
2. A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
3. A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
4. If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
5. A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To protect human health and the environment. There is a need for the condition to be pre-commencement as ground works are required before any works are undertaken. |
8)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as, the erection of bird/bat and bee boxes in buildings/structures and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall be informed by an up to date Ecological Appraisal of the site and include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) 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 is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. Needs to be pre-commencement as works need to be done to ensure no biodiversity is disturbed prior to the start of works, and all works would ensure a net gain for bio diversity. |
9)
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 discharge rate from the development will be limited to the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. The final detailed design shall be based on the agreed drainage Strategy (to be submitted) 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.
The applicant should address the following points 1, 2, 3, 4, 5, 9 and 10 when submitting details to discharge the condition:
This is a minor development therefore a full FRA is not required, however, we do need evidence that flood risk has been considered as it is going to significantly increase the hardstanding in the area.
We will require a full set of calculations providing evidence of all surface water retained on site for the 1 in 100 (+40%CC+10% Urban Creep). Any exceedance should be shown with pathways with maximum depths and velocity.
Any watercourses within or adjacent to the site should be included in the maintenance and management plan, even if there is no discharge to them. This would be a riparian ownership issue but leaving it as such is no longer acceptable. A maintenance and management plan is required ands should show private/adopted/management owned areas.
We will require full drainage drawings showing all connections, control features, storage, inverts etc. and how it communicates with the development wide scheme, for each phase.
Detailed site investigation results (including any site-specific soakage tests and ground water monitoring shown in accordance with BRE 365) will need to be provided with the detailed design. This could be per phase or strategic, either way if it is used for that phase drainage it will need assessing.
Where the use of permeable surfacing is proposed, this should be designed in accordance with the 'CIRIA RP992 The SuDS Manual Update: Paper RP992/28: Design Assessment Checklists for Permeable/Porous Pavement'.
The final detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance must be compliant with the 'Non-statutory technical standards for sustainable drainage systems' (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753).
To ensure future homeowners and subsequent homeowners will be aware of any maintenance requirements / responsibilities for surface water drainage, including ditches; further measures should be proposed by the applicant and may include, for example, information provided to the first purchaser of the property and also designation/registration of the SuDS so that it appears as a Land Charge for the property and as such is identified to subsequent purchasers of the property.
Land drainage Consent under the Land Drainage Act 1991 must be secured to discharge surface water to an existing watercourse/ditch, and details of this provided with the full detailed design. This is obtained from the IDB, who consider consents and discharge rates on behalf of CBC. An easement should be provided on the developable side of the watercourse to allow for access for maintenance, this should be 9m but may depend on the maintenance requirements considered appropriate.
Agreement for the sewerage undertaker is required to discharge in to a public system. The agreement and rate (l/s) must be included in relevant correspondence.
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. 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. The need for it to be pre-commencemnt to ensure the drainage works are carried out before any ground works are undertaken. |
10)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, number 017552/1
Reason: To identify the approved plan/s and to avoid doubt. |
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