| 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)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those of the existing building, or as set out within the Materials Schedule Rev A.
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) |
3)
Before the premises are occupied all on site vehicular areas shall be surfaced in a stable and durable materials, and the visitor parking spaces demarcated as such in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits |
4)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the parking provision on the site including the visitor parking provision shall not be used for any purpose, other than as parking provision 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 and obstruct the turning and manoeuvring areas within the site leading to conflict and vehicles reversing into the public highway |
5)
Prior to occupation, the proposed development shall be carried out and completed in all respects in accordance with the access siting and layout, parking provision, turning area, refuse collection point, pedestrian visibility splays and long and short stay cycle parking illustrated on the approved plan no. 2021/986/02G and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 1995, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority.
Reason: To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate access arrangements at all times. |
6)
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. |
7)
No building shall be occupied until the widened junction of the proposed vehicular access with the highway 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. |
8)
No dwelling shall be occupied until the approved scheme of environmental mitigation as shown on plan 02G (noted on plan as Ecological Enhancement Measures) has been undertaken in full.
Reason: In the interest of nature conservation.
(Section 15, NPPF) |
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)
No works above slab level shall take place until a landscaping scheme to include all hard and soft landscaping, boundary treatment and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been 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) |
11)
The first floor window in the side (north facing) elevation of the dwelling on plot 1 (marked as landing on plan 07B) 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 window which can be opened are more than 1.7m above the floor of the room in which the window is installed. No further windows or other openings shall be formed in the nothern elevation.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
12)
The first floor window in the side (south facing) elevation of the dwelling on plot 4 (marked as landing on plan 07B) 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 window which can be opened are more than 1.7m above the floor of the room in which the window is installed. No further windows or other openings shall be formed in the nothern elevation.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
13)
No development above slab level shall take place 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 dwelling(s) the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 7, NPPF) |
14)
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) |
15)
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) |
16)
No development shall commence above ground level until a scheme (based on current government policy/guidance at the time of submission) for the provision of electric charging points has been submitted to and approved in writing by the local planning authority. The charging points shall be provided as approved prior to the occupation of the buildings they serve.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with paragraph 112 e) of the National Planning Policy Framework 2021. |
17)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 01A, 02G, 03A, 04A, 05A, 07B, 08B, 09, 10.
Reason: To identify the approved plan/s and to avoid doubt. |
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