| 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, other than site clearance and demolition works, shall commence until the final detailed drainage design, which shall be based on an agreed drainage schedule (Ref: Aval, 91474, Nov 2021) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) has been submitted and approved in writing by the Local Planning Authority and shall be implemented and maintained as approved. The discharge rate from the development will be via infiltration with suitably sized storage to control the (minimum) 1 in 100+40%CC rainfall event. 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 Central Bedfordshire Local Plan Policy CC3 to CC5 and NPPF Paragraphs 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
3)
No 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. |
4)
No above ground development shall take place until a scheme for protecting the proposed dwellings from noise arising from the adjacent Foul Water & Sewage Pumping Station has been submitted to and approved in writing by the local planning authority. The scheme shall be supported and informed by an appropriate noise impact assessment carried out in accordance with BS4142:2014 (as amended). None of the dwellings shall be occupied until such a scheme has been implemented in accordance with the approved details, and shown to be effective, and it shall be retained in accordance with those details thereafter.
Reason: To safeguard the amenity and living conditions of existing and future occupiers of dwellings and sound sensitive uses, in accordance with Policies HQ1 and CC8 of the Central Bedfordshire Local Plan; and the NPPF. |
5)
No development above ground level shall take place until a scheme of hard and soft landscape has been submitted and approved in writing by the Local Planning Authority. This should include any proposed changes in ground levels and also accurately identify spread, girth and species of all existing trees, shrubs, and hedgerows in the surrounding area. A specification of soft landscaping, including proposed trees, planting and seed mixes must be included. The specification should be in line with British Standards and include details of planting works such as preparation, implementation, materials (i.e. soils and mulch), any protection measures that will be put in place (i.e rabbit guards) and any management regimes (including watering schedules) to support establishment. This should be accompanied by a schedule, with details of quantity, species, and size/type (bare root, container etc). The scheme shall be implemented and maintained as approved.
Reason: To ensure an acceptable standard of landscaping. (Sections 12 and 15, NPPF) |
6)
No development above ground level shall take place until a landscape management plan is submitted and approved in writing by the Local Planning Authority. This should ensure appropriate maintenance arrangements are in place to maintain high-quality value and benefits of the landscape assets. The content of the management plan should include the following: a) Description and evaluation of features to be managed b) Ecological trends and constraints on site that might influence management c) Prescriptions for management actions d) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).The approved management plan shall be implemented in accordance with the approved details.
Reason: To ensure an acceptable standard of landscaping. (Sections 12 and 15, NPPF) |
7)
No development above ground level shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, hedgehog holes in fences and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority.
The content shall include :
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 Section 15 of the National Planning Policy Framework. |
8)
No development above ground 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 8, NPPF) |
9)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling.
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the Central Bedfordshire Local Plan 2015-2035 and paragraph 112 of the National Planning Policy Framework. |
10)
All dwellings hereby approved must comply with the optional water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the Central Bedfordshire Local Plan 2015-2030 and Section 14 of the NPPF. |
11)
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) |
12)
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) |
13)
The first floor window(s) in the south west elevation of House type A as shown as obscure glazed on drawing no. 21-18-A-300-P of the development 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(s) which can be opened are more than 1.7m above the floor of the room(s) in which the window(s) is installed. No further windows or other openings shall be formed in the south west elevation.
Reason: To safeguard the privacy of occupiers of adjoining properties. (Section 12, NPPF) |
14)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Aval Preliminary Ecology Appraisal Ref: 91474 Rev A Dated 30.07.21, EcoLine Full Bat Survey Report Dated August 2021 and EcoLine Reptile Survey Report Dated September 2021 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure all impacts from development are taken into account and mitigated. (Section 15, NPPF) |
15)
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. The boundary treatment shall be completed in accordance with the approved scheme [before the dwellings 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) |
16)
No dwelling shall be occupied until the junction of the proposed widened 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. (Section 9, NPPF) |
17)
Notwithstanding the details shown, no development, other than site clearance and demolition works, shall commence until engineering details along with safety audits for off-site highway works, have been submitted to and approved in writing by the Local Planning Authority.
Off-site highway works shall include :
provision of a 2.0m wide footway across the entire site frontage;
the provision of 2.0m wide pedestrian footways, including any required informal pedestrian crossing points, to connect the site to the A600 bus stop; and
a scheme of traffic calming measures.
No dwelling hereby approved shall be occupied until all of the off-site highway works have been constructed in accordance with the approved details.
Reason: Details are required prior to the commencement of development, in the interests of road and pedestrian safety, and promoting sustainable forms of travel. (Section 9, NPPF) |
18)
Before the hereby approved access is brought into use an area of land across the whole of the site frontage measuring at least 2.4m from, and parallel to, the nearside edge of the adjacent road carriageway shall be provided and thereafter be kept free of all obstruction to visibility.
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. (Section 9, NPPF) |
19)
Before the dwellings are occupied all on site vehicular areas shall be surfaced in accordance with the details on the approved plans (permeable surfacing). Thereafter, the surfacing materials shall remain in perpetuity of the development unless otherwise agreed in writing by the local planning authority.
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. (Section 9, NPPF) |
20)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the garage accommodation and parking provision on the site, including visitor parking provision, shall not be used for any purpose, other than as garage accommodation and 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 vehicle manoeuvring. (Section 9, NPPF) |
21)
The turning space for vehicles illustrated on the approved plan no. 21-18-102-P10 shall be constructed before the development is first brought into use and thereafter retained free of obstruction for the purpose of turning vehicles.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Section 9, NPPF) |
22)
The scheme for the secure and covered parking of cycles on the site and visitor cycle parking as indicated on the approved plans shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport. (Section 9, NPPF) |
23)
The refuse collection point shown on the approved plan no. 21-18-102-P10 shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Section 9, NPPF) |
24)
The pedestrian visibility splays for plot 1, plot 2 and plot 3 indicated on the approved plan no. 21-18-102-P10, shall be implemented prior to occupation. 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 parking area and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. (Section 9, NPPF) |
25)
Details of a forward visibility curve at the bend in the access adjacent to Plot 3 shall be submitted to and approved in writing by the local planning authority and the approved details shall be implemented prior to occupation and thereafter, be kept free of obstruction to visibility.
Reason: In the interests of pedestrian and vehicle safety. (Section 9, NPPF) |
26)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
Site Location Plan 21-18-100-P1
Site Layout Plan 21-18-102-P10
Existing Bungalow Plans 21-18-800-P
Existing Bungalow Elevations 21-18-801-P
Existing Garage 21-18-A-802-P
Proposed Elevations Type A (Plot 01) 21-18-A-300-P
Proposed Elevations Type B (Plots 02 & 03) 21-18-B-300-P
Proposed Elevations Type C (Plot 04) 21-18-C-300-P
Proposed Elevations Type C (Plot 05) 21-18-D-300-P
Proposed Plans Type A (Plot 01) 21-18-A-200-P
Proposed Plans Type B (Plots 02 & 03) 21-18-B-200-P
Proposed Plans Type C (Plot 04) 21-18-C-200-P
Proposed Plans Type C (Plot 05) 21-18-D-200-P
Internal Street Elevations 21-18-C-600-P
Proposed Materials Palette 21-18-C-601-P
Street Elevations 21-18-C-602-P
Proposed Site Access (Raised Table and Off-Site Works) 563-TA14
Reason: To identify the approved plan/s and to avoid doubt. |
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