| 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, to those shown on plan numbers 489-191 and 489-192-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)
Prior to any hereby permitted use commencing, a scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, shall be submitted to and approved in writing by the local planning authority. The works detailed in the approved scheme shall be installed in their entirety before the use hereby permitted is commenced. The equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out unless otherwise agreed beforehand in writing with the local planning authority.
Reason: To protect the amenity of neighbouring occupiers. |
4)
Deliveries at the premises shall not be received or dispatched, except between 0700 hours and 1800 hours Monday Friday, 0800 hours and 1600 hours on Saturdays, and at no times on Sundays, Bank or Public Holidays, without the prior agreement in writing of the Local Planning Authority.
Reason: To protect the amenity of neighbouring occupiers. |
5)
The premises shall not be open to the public except between 0900 hours and 1700 hours Monday Saturday (September-February), 0900 hours and 2200 hours Monday - Saturday (March-August), 0900 hours and 1600 hours Sunday (all year), unless otherwise agreed in writing by the Local Planning Authority.
Reason: To protect the amenity of neighbouring occupiers. |
6)
Any gates provided shall open away from the highway and be set back a distance of at least 15.0m from the highway boundary. The gates should remain free from obstruction to opening to all traffic using the on site turning areas.
Reason: To enable vehicles to draw off the highway before the gates are opened and to turn within the site and leave in forward gear. |
7)
Before the premises is brought into use all on site vehicular areas shall be surfaced in a stable and durable materials 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 |
8)
Prior to the development being brought into use, the proposed development shall be carried out and completed in all respects in accordance with the access siting and layout, parking layout, cycle parking provision and manoeuvring areas for vehicles illustrated on the approved plan No. 489-190-C 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. |
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 from the development will be via soakaway. The final detailed design shall be based on an agreed drainage drawing (Ref: Parsons, 21262-002, 4/11/2021) 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, 8 and 9 when submitting details to discharge the condition:
1. Culverting of existing watercourses will not be permitted.
2. 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.
3. We will require full drainage drawings showing all connections, control features, storage, inverts etc.
4. Under Central Bedfordshire Council and IDB bylaws, any watercourse within or adjoining the site boundary will maintain a 9m development free easement (on the development side), unless otherwise agreed with the relevant drainage authority. This applies to all watercourses, where water is present for all or some of the year, including those not clearly stated on mapping, topography or planning documents.
5. We expect the use of the SuDS management train, single point SuDS will be challenged. 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.
8. 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. 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.
9. Evidence of permission for surface water discharge connection to any other system (if it is found that soakaways are not (fully) viable) is required before work
commences on site.
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 CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
10)
No building/dwelling 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. |
11)
No above ground works 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 use of any part of the development 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) |
12)
All ecological measures and/or works shall be carried out in accordance with the details contained in the September 2021 Preliminary Ecological Appraisal as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure net gain for biodiversity. |
13)
Notwithstanding the changes of use permitted within Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification), the building marked as "visitor centre and cafe" shown on plan 489-190-C hereby approved shall only be used as a mixed use visitor centre and cafe/restaurant sui generis within the Town and Country Planning (Use Classes) Order 1987 (or any Order revoking or re-enacting that Order with or without modification) only, and for no other purpose.
Reason: To exclude the provisions of the said Use Classes Order and thereby ensure the Local Planning Authority retains full control of the future use of the land/building(s) in view of the special circumstances of the case. (Section 12, NPPF) |
14)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 489-190-C, 489-191, 489-192-A, 489-195, 489-196
Reason: To identify the approved plan/s and to avoid doubt. |
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