| 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)
Prior to development, the tree protective fencing shall be installed at the positions and specifications shown on Appendix 3 "Tree Constraints and Protection Plan", and recommendations carried out as described in Section 6.0 of the Tree Survey Report, as prepared by Robert C Yates (Principal RGS) dated October 2021 . The tree protective fencing shall then remain securely in position throughout the entire course of development works.
REASON
To secure the protection of retained trees and landscaping areas by creating a construction exclusion zone around the site, so as to ensure the health of retained trees within the Conservation area. |
3)
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 |
4)
No development shall take place until a scheme for protecting the proposed dwellings from noise arising from transport, commercial and leisure & entertainment sources has been submitted to and approved in writing by the local planning authority. The scheme shall follow the recommendations identified in the Spectrum Planning Noise Assessment Report Ref AP1647/21045/0 dated 7th June 2021. 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 protect the amenity of future occupiers of the dwelling. |
5)
No above ground building work shall commence until a ventilation strategy, for any dwelling needing windows to be closed to achieve the internal noise criteria for entertainment events as set out in the Spectrum Planning Noise Assessment Report Ref AP1647/21045/0 dated 7th June 2021, has been submitted for the approval of the LPA, to suitably protect future occupiers of the new dwellings from exposure to noise ingress, in conjunction with adequate ventilation and mitigation of overheating. The ventilation strategy should therefore address how:
the ventilation strategy impacts on the acoustic conditions
the strategy for mitigating overheating impacts on the acoustic condition
Where necessary this should include a more detailed overheating assessment to inform this. The strategy shall be compiled by appropriately experienced and competent persons. The approved ventilation strategy shall be implemented prior to first occupation of any dwelling in the development and retained thereafter.
Reason: To protect the amenity of future occupiers of the proposed dwellings in accordance with Policy DM3 of the Central Bedfordshire Core Strategy and Development Management Policies 2009 and the aims and objectives of the National Planning Policy Framework 2018. |
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)
Visibility splays shall be provided at the junction of the vehicular access with the public highway before the new development is brought into use. The splays shall extend to the limits of the site's highway frontage from a point on the centre line of the access measured 2.4m back from the road channel. The required vision splays shall in perpetuity remain free from obstruction to visibility.
Reason
To provide adequate visibility between the existing highway and the vehicle access and to make the access safe and convenient for the traffic which is likely to use it. |
8)
Before the development is first occupied details of a Waste Management Plan shall be submitted and approved in writing by the Local Planning Authority. The WMP shall provide details of the method of waste collection to include but not limited to, the proposals to maintain safe access and egress to the site during collection, banksman, the size of vehicle to be used and the timings of collections which shall be outside of the school drop off and pick up times. The approved WMP shall be implemented in accordance with the approved details prior to occupation and for the duration of the development.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
9)
Prior to the occupation of the dwellings hereby approved, details of the surfacing (not loose aggregate) for all on site vehicular areas, including the access to the cycle parking area, shall have been submitted and approved in writing by the Local Planning Authority and no new building shall be occupied until the vehicular areas have been surfaced in accordance with the approved details. 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 |
10)
Electric vehicle charging points (EVCP) shall be provided for 20% of the car parking spaces and passive provision shall be made available for the remaining 80% of the spaces in the development, so that the spaces are capable of being readily converted to electric vehicle charging points. The location of the EVCP spaces and charging points, and a specification for passive provision shall be submitted to and approved in writing by the local planning authority before any of the residential units are first brought into use. The EVCP shall thereafter be constructed and marked out and the charging points installed prior to any of the residential units
being brought into use and thereafter retained permanently to serve the vehicles of occupiers.
Reason: To promote sustainability and help to protect local air quality |
11)
The development hereby permitted shall not be occupied until the cycle parking as shown on the approved plans has been fully implemented. The cycle parking shall be retained for this purpose.
Reason: To ensure the provision of 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 94, NPPF) |
12)
No above ground building work shall commence until a ventilation strategy, for any dwelling needing windows to be closed to achieve the internal noise criteria for entertainment events as set out in the Spectrum Planning Noise Assessment Report Ref AP1647/21045/0 dated 7th June 2021, has been submitted for the approval of the LPA, to suitably protect future occupiers of the new dwellings from exposure to noise ingress, in conjunction with adequate ventilation and mitigation of overheating. The ventilation strategy should therefore address how:
the ventilation strategy impacts on the acoustic conditions
the strategy for mitigating overheating impacts on the acoustic condition
Where necessary this should include a more detailed overheating assessment to inform this. The strategy shall be compiled by appropriately experienced and competent persons. The approved ventilation strategy shall be implemented prior to first occupation of any dwelling in the development and retained thereafter.
Reason: To protect the amenity of future occupiers of the proposed dwellings in accordance with Policy DM3 of the Central Bedfordshire Core Strategy and Development Management Policies 2009 and the aims and objectives of the National Planning Policy Framework 2018. |
13)
Notwithstanding the details submitted with the application and prior to commencement of the development hereby approved on site a written specification for each of the following works shall be submitted to and approved in writing by the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details:
- the method of installation and form of ceiling upgrades (acoustic and fire) clearly demonstrating the specific safeguarding of existing decorative ceiling and coving plasterwork
- the method of installation and form of the acoustic lining of party walls, clearly demonstrating the specific safeguarding of existing decorative coving plasterwork
- the method of installation and form of new partition walls
- the method and materials to be used in works of 'making good' to the fabric of the interior and exterior of the building (including full details of final decorative finishes) associated with the proposed alteration of window and door openings (eg. blocking-up, opening up)
Reason: To ensure that the development is carried out in a manner that safeguards the historic significance and traditional character of this listed building in all respects and to safeguard the character and appearance of the Conservation Area in which it is located. (Section 16, NPPF). |
14)
Notwithstanding the details submitted with the application, the new windows and external doors to be installed as part of the development hereby approved shall be of painted timber construction, and shall be single glazed, full constructional details of which, provided as drawn detail at scales between 1:1 (for glazing bar profiles) and 1:20 in elevation and section, as appropriate, confirming the following shall be submitted to and approved in writing by the Local Planning Authority prior to installation on site and the approved development shall thereafter be implemented strictly in accordance with the approved details:-
- construction material and final paint finish colour
- glazing type
- glazing bar profiles, as appropriate
- window opening configurations
- confirmation of intended depth of door and window reveal (section drawing)
Reason: To ensure that the development is carried out in a manner that safeguards the historic significance and traditional character of this listed building in all respects and to safeguard the character and appearance of the Conservation Area in which it is located. (Section 16, NPPF). |
15)
Notwithstanding the details submitted with the application, drawn details in elevation and section at a scale between 1:10 and 1:20, as appropriate, showing the following aspects of the secondary glazing installations hereby approved shall be submitted to, and approved in writing, by the Local Planning Authority prior to installation of the secondary glazing on site and the approved development shall be undertaken thereafter strictly in accordance with the approved details:
- the relationship of the secondary glazing installations to the existing sash windows, sash boxes and surrounds, and window shutters, as appropriate
- the method and points of fixing of the secondary glazing installations in respect of the existing sash windows, sash boxes and surrounds, and window shutters, as appropriate
- the secondary glazing opening configurations
Reason: To ensure that the development is carried out in a manner that safeguards the historic significance and traditional character of this listed building in all respects and to safeguard the character and appearance of the Conservation Area in which the building is located. (Section 16, NPPF). |
16)
Notwithstanding the details submitted with the application full details of any external flues, vents or extraction equipment proposed to be installed as part of the development hereby approved, including vent or flue cover form, dimensions, finishes and illustrated proposed external wall locations, shall be submitted to and approved in writing by the Local Planning Authority prior to installation on site and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development is carried out in a manner that safeguards the historic significance and traditional character of this listed building and to safeguard the character and appearance of the Conservation Area in which it is located. (Section 16, NPPF). |
17)
Notwithstanding the details submitted with the application, the external bin store enclosure hereby approved shall not exceed 1.3m in height and shall be formed using Chestnut paling, product details and proposed finish of which shall be submitted to and approved in writing by the Local Planning Authority prior to formation of the bin store enclosure on site, and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development is carried out in a manner that safeguards the setting of this listed building and to safeguard the character and appearance of the Conservation Area in which the building is located. (Section 16, NPPF). |
18)
The required third floor structural reinforcement indicated by drawing note on Drawing PL-11 Rev.A. shall not be carried out until full details of the required work, shown as drawn detail in elevation and section at a scale between 1:10 and 1:20, as appropriate, has been submitted to, and approved in writing by, the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development is carried out in a manner that safeguards the historic significance and traditional character of this listed building in all respects.
(Section 16, NPPF). |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers PL-10D, PL-11A, PL-12A, PL-13A, PL-05A, SU-01, SU-02, SU-03, Sustainability Report, AP1647/21045/0 and Tree Survey Report dated October 2021.
Reason: To identify the approved plan/s and to avoid doubt. |
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