| 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 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, known as 1 and 3 Shefford Road, and Meppershall Village Hall. Thereafter the site shall be developed in full accordance with the approved details.
Reason: This condition is pre-commencement to ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
3)
Before development begins on site, a site-specific Arboricultural Method Statement and Tree Protection Plan, including root protection area, position of tree protection fencing and type of surface to be constructed in the root protection area, shall be submitted to, and agreed in writing with, the Local Planning Authority. The statement shall fully detail how the Scots Pine tree, identified on the submitted Arboricultural Impact Assessment as T10, will be retained and protected throughout the entire development process. The approved details shall be fully implemented prior to the commencement of development and retained during the construction process.
Reason
This condition is pre-commencement to ensure the retention and protection of the Scots Pine tree ref: T10, in the interests of the visual amenities of the area. |
4)
Prior to the first occupation of the development hereby approved, a landscaping scheme to include all hard and soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
5)
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) |
6)
No building hereby approved shall be occupied until the junction of the proposed vehicular access with the highway (drg ref: 2020/977/02B) has been constructed in accordance with the approved details.
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises (Section 9, NPPF) |
7)
Visibility splays shall be provided at the junction of the accesses with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed accesses from their junction with the channel of the public highway and 43m measured from the centre line of the proposed accesses along the line of the channel of the public highway. 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 accesses, and to make the accesses safe and convenient for the traffic which is likely to use it (Section 9, NPPF). |
8)
No dwelling shall be occupied until a 2 metre wide footway has been constructed on the western side of Shefford Road from the development to Crackle Hill Road (including the entire site frontage) in accordance with details of the approved drawing/or scheme to be submitted to and approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be resited to provide an unobstructed footway.
Reason
In the interests of road safety and pedestrian movement (Section 9, NPPF) |
9)
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) |
10)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 (as amended), or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, 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 (Section 9, NPPF) |
11)
The existing and new proposed vehicular access points shall be surfaced in bituminous or other similar durable material (not loose aggregate) for a distance of 5 metres into the site, measured from the highway boundary, before first occupation of any dwelling hereby approved. 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 (Section 9, NPPF) |
12)
Notwithstanding the provisions of Part 1, Classes A, AA and B of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the buildings hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the buildings in the interests of the amenities of the area and to protect the residential amenities of adjoining occupiers
(Section 12, NPPF) |
13)
The first floor dormer windows and rooflight windows within the roofslopes of plot 2 and plot 3 of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through them 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 are installed. No further windows or other openings shall be formed in the first floor elevations or roofslopes of plots 2 and 3.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
14)
The noise scheme as detailed in section 4.2 and 4.18 of the MAS Environmental Ltd Noise impact assessment dated 10 Dec 2020 shall be fully implemented prior to occupation of thedwellings. The scheme shall also include acoustic details of glazing in windows with line ofsight to the village hall. Technical specifications for the glazing, roof structures and noisebarriers shall be submitted to the local planning authority for written approval prior to occupation of the dwellings.
Reason
To protect future occupiers from excessive noise from local leisure and sports facilities and safeguard commercial and recreational interests (Section 15, NPPF) |
15)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990 (Section 15, NPPF) |
16)
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 1in 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 (Ref: SW&HJD/203565, 18/3/21) and DEFRA's 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. (See informatives for further information prior to submitting details to discharge this condition).
Reason
This condition is pre-commencement 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. |
17)
No building/dwelling hereby approved shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised "Maintenance and Management Plan" for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
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 (Section 14, NPPF) |
18)
Notwithstanding details submitted with the application, 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, including a 2 metre high close-boarded fence along the western boundary along the existing footpath. The boundary treatment shall be completed in accordance with the approved scheme before the buildings hereby approved are occupied and be thereafter retained.
Reason
To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
19)
Notwithstanding the details submitted with the application, no works above slab level shall begin until details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason
To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
20)
Prior to the construction of vehicular parking areas associated with the approved dwellinghouses, a scheme for the charging of electric vehicles shall be submitted to and approved in writing by the Local Planning Authority. Subsequently, the development shall be completed in accordance with these approved details.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 110 of the National Planning Policy Framework (2019) |
21)
Prior to first occupation of the dwellings hereby approved, full details of the proposed fire hydrant shown on drawing ref: 2020/977/02F shall be submitted to, and approved in writing by , the Local Planning Authority. Prior to first occupation of the dwellings hereby approved, the approved fire hydrant shall be installed and retained 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 (2009) and Section 12 of the NPPF. |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 2020/977/01; 2020/977/07A; 2020/977/08; 2020/977/09; 2020/977/10; 2020/977/11; 2020/977/02F; 2020/977/03B; 2020/977/04B; 2020/977/05C; 2020/977/06B; Topographical Survey Plan 200; Noise Impact Assessment (Ref: 1SFM201210, MAS Environmental, dated 10th December 2020); Ecological Impact Assessment (Green Environmental Consultants, December 2020); Design and Access Statement, Michael Hardiman & Associates, December 2020); Arboricultural Impact Assessment (Jonathan Hazell, ref K105, 5th January 2021); Drainage Strategy Report (Scott White and Hookins, ref: JD/203565, 18th March 2021).
Reason: To identify the approved plan/s and to avoid doubt. |
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