| 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)
The proposed dwellings shall be constructed in accordance with the approved material details as per the Proposed Materials Schedule (dwg. no. 21-07-601-P2).
Reason: To control the appearance of the buildings in the intersts of visual amenities of the locality, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan and the National Planning Policy Framework. |
3)
Notwithstanding the details shown on dwg no. 21-07-102-P24 (Site Plan), prior to occupation of any dwelling on site a revised boundary treatment plan shall be submitted to and approved in writing by the Local Planning Authority. The revised boundary treatment plan shall include the provision of a 2.4m high close boarded fence to the gardens of plots 6 and 7. The approved boundary treatment shall be implemented in accordance with the approved details prior to occupation of the dwellings and it shall be retained in accordance with those details thereafter.
Reason: In the interest of visual amenity and to safeguard the amenity of future occupiers. (Section 12, NPPF) |
4)
Prior to occupation of any dwelling on the site, the scheme to minimise noise disturbance as identified in the Cass Allen Associates Report (ref. RP02-21539-R0) dated 16 November 2022 shall be implemented in accordance with the approved details and it shall be retained in accordance with those details thereafter.
Reason: In the interest of safeguarding the amenity of future occupiers from noise disturbance. (Section 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)
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) |
7)
Prior to development, all required tree surgery operations shall be limited to that specified in the "Tree Protection Plan and Arboricultural Method Statement" (Plan TC1. Ref DS/93121/AL), which forms Appendix B of "Arboricultural Impact Assessment and Method Statement", both dated 17th November 2021, as prepared by Treecall Consultancy Ltd, and shall be carried out in accordance with the required British Standard BS 3998 : 2010 "Tree Work -Recommendations".
Reason: To ensure that only the minimal required tree work operations are carried out to facilitate development, and to the required standard of workmanship, in order to avoid adverse impact on visual amenity and screening. (Section 15, NPPF) |
8)
Prior to development, and following approved tree surgery operations, all tree protection fencing and ground protection shall be installed and positioned in strict accordance with the "Tree Protection Plan and Arboricultural Method Statement" (Plan TC1. Ref DS/93121/AL), which forms Appendix B of "Arboricultural Impact Assessment and Method Statement", both dated 17th November 2021, as prepared by Treecall Consultancy Ltd..
Reason: To ensure the protection of designated Root Protection Areas of retained and "off-site" trees from development damage, so as to maintain their health, anchorage, screening and amenity value. (Section 15, NPPF) |
9)
Throughout the course of development, including boundary fencing installation, all working practices, working methodology, sequence of operations, and the pre-commencement meeting shall conform to that specified in the "Tree Protection Plan and Arboricultural Method Statement" (Plan TC1. Ref DS/93121/AL), which forms Appendix B of "Arboricultural Impact Assessment and Method Statement", both dated 17th November 2021, as prepared by Treecall Consultancy Ltd.
Reason: To ensure full compliance with the Arboricultural Method Statement, so that working practices are carried out in strict accordance with good arboricultural practice, to ensure that retained and "off-site" trees are not damaged in the course of development works, so as to maintain tree health, anchorage, screening and amenity value. |
10)
The proposed landscaping scheme as identified on dwg no. SJA534.01.E (Soft Landscape Proposals) shall be implemented in full accordance with the details as set out. Notwithstanding the submitted details, the approved landscaping shall be maintained for a period of five years following the implementation of the landscaping scheme. 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 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 (Section 12 and 15, NPPF) |
11)
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 CBLP and paragraph 110 of the National Planning Policy Framework. |
12)
Notwithstanding the provisions of Part 1, Class A, B and E of Schedule 2 of 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 dwellings hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: In the interest of safeguarding residential amenity. (Section 12, NPPF) |
13)
All ecological measures and/or works shall be carried out in accordance with the details contained in the August 2021 Ecological Enhancement Plan as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
14)
Development shall not begin until the temporary construction access junction and associated works, shown indicatively on plan ref. 20050/111 has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process. To include details of any temporary / sacrificial bound surface to prevent the spillage of loose materials onto the highway. (see notes to applicant).
Reason: In the interests of safety and convenience for users of the highway. (Section 9, NPPF) |
15)
No dwelling shall be occupied until the junction between the proposed estate road and the highway as shown indicatively on plan ref 20050/104 Rev B has been fully constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. The detailed design of the junction works should include appropriate drainage, street-lighting, and signage. (see notes to applicant).
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the proposed estate road. (Section 9, NPPF) |
16)
No dwelling shall be occupied until the footway works (as shown indicatively on plan ref. 20050/104 Rev B), between the south boundary of the frontage of Red Cow Farm-House and the northern boundary of 6 Vicotria Cottages have been constructed and opened for use, in accordance with the approved drawing, amended as necessary by the technical and safety audit process. The detailed design of the works should include appropriate drainage, street-lighting, and signage. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway. (see notes to applicant).
Reason: In the interests of road safety and pedestrian movement. (Section 9, NPPF) |
17)
Visibility splays shall be provided at the junction of the access with the public highway prior to the commencement of development. The minimum dimensions to provide the required vision splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43.0m measured from the centre line of the proposed access along the line of the nearside channel of the public highway. The required vision splay shall thereafter be kept free of any obstruction.
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) |
18)
Before the new access is first brought into use, any existing access/es within the frontage of the land to be developed, not incorporated into the access hereby approved, shall be closed in a manner to the Local Planning Authorities written approval. (see notes to applicant).
Reason: In the interests of road safety and to reduce the number of points at which traffic will enter and leave the public highway. (Section 9, NPPF) |
19)
Before any of the private accesses are 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 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(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them). (Section 9, NPPF) |
20)
Notwithstanding the details submitted, above ground development shall not begin until details of the surfacing for the proposed development have been submitted to, and approved in writing by, the local Planning Authority. No building shall be occupied until the approved scheme is constructed in accordance with these approved details.
Reason: To ensure that the development is safe and usable for residents and other users of the highway. (Section 9, NPPF) |
21)
Notwithstanding the details submitted, development shall not begin until details of a scheme to ensure that any private surface water drainage from the site is intercepted and
disposed of separately so that it does not discharge onto the public highway or into the public highway drainage system. No building shall be occupied until the approved scheme is constructed in accordance with these approved details.
Reason: To avoid surface water from the site being discharged into the public highway so as to reduce the risk of flooding and to safeguard the interest of highway safety.(Section 9, NPPF) |
22)
Notwithstanding the details submitted, unless otherwise agreed in writing, the maximum gradient of the access junction and minor road proposed onto Bedford Road shall not
exceed 1:25 for the first 15m from the junction, and 1:20 thereafter.
Reason: To ensure that the development is safe and usable for residents and other users of the highway. (Section 9, NPPF) |
23)
All works shall be undertaken in accordance with the approved Construction Traffic Management Plan prepared by Trio Square.
Reason: In the interests of road safety. (Section 9, NPPF) |
24)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
21-07-101-P1 Site Location Plan
21-07-201-P2 House Type A Plans and Sections,
21-07-202-P3 House Type B Plans and Sections,
21-07-203-P3 House Type C Plans and Sections,
21-07-301-P5 House Type A Elevations,
21-302-P5 House Type B Elevations,
21-07-303-P8 House Type C Elevations
21-07-102-P24 Site Plan
20050/104 Rev. B Off Site Highway Works
20050/111 Temporary Site Access
20050/103 Proposed Levels and Drainage
20050/109 Rev. E Swept Path Analysis
DS/93121/AL Tree Protection Plan
SJA534.01.E Soft Landscape Proposals
Reason: To identify the approved plan/s and to avoid doubt. |
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