| 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 development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers DPL/21/11-1, DPL/21/11-2, DPL/21/11-3, DPL/21/11-3 (Colour), DPL/21/11-SK1, DPL/11/SK2, Site Location Plan (18 The Green, Beeston), 18BEEST Topogrpahical Survey
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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) |
4)
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) |
5)
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 dwelling adjacent at No.18 The Green, Beeston as indicated in the Design and Access Statement.
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 7, NPPF) |
6)
Notwithstanding the details shown, development shall not begin until details of the widened junction / access of the vehicular access with the adopted public highway including surfacing and drainage have been submitted to and approved by the Local Planning Authority and no building shall be occupied until the junction / access 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 and to provide the two way flow of vehicles at the junction and to avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety |
7)
The access shall measure no less than 4.8m wide for at least 8.0m into the site measured from the nearside channel of the road/adopted public highway
Reason: For the avoidance of doubt |
8)
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 an agreed drainage schedule to be submitted and DEFRAs Non-statutorytechnical 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.
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 footnotes 54 to 56 and its supporting technical guidance |
9)
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 HCWS 161, 18th December 2014. |
10)
No development shall take place within 9 metres of the bank top of of any IDB watercourse adjoining the site boundaries, including any planting, fencing or other means of landscaping unless approved beforehand in writing by the Local Planning Authority in consultation with the Bedfordshire and River Ivel Internal Drainage Board.
Reason: To ensure suitable access is retained for ongoing future maintenance of the watercourse. |
11)
No development shall commence until a detailed site-specific Arboricultural Impact Assessment, Method Statement and Tree Protection Plan has been submitted to and approved in writing by the local planning authority. The proposed development shall be carried out in strict accordance with the details thereby approved.
Reason: To ensure the appropriate safeguarding / management of existing trees and hedgerows on the site. (Sections 12 & 15, NPPF) |
12)
No development shall take place until a Precautionary Working Methods Statement (PWMS) for Great Crested Newts written by a suitably qualified ecologist has been submitted to and approved by the Local Planning Authority.The content shall be informed by the September 2021 Preliminary Ecological Appraisal as already submitted with the planning application, and include:
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'.
c) Practical measures (both physical measures and sensitive working practices) to avoid orreduce impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site tooversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarlycompetent person.
h) Use of protective fences, exclusion barriers and warning signs.
The approved PWMS shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: To minimise the impacts of development on biodiversity, in accordance with Policy EE2: Enhancing Biodiversity, Policy EE3: Nature Conservationand paragraphs 174 and 180 of the NPPF |
13)
No development 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 be informed by the September 2021 Preliminary Ecological Appraisal as already submitted with the planning application, and include the:
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 biodiversityenhancements in accordance with the National Planning Policy Framework. |
14)
All dwellings hereby approved must comply with the 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 CBLP (2021) and the objectives of sustainability set out in the NPPF (2021). |
15)
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 |
16)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority.
The WSI shall include the following components:
1. a method statement comprising a staged approach of trial trenching and excavation for the investigation of any archaeological remains that will be affected by the development
2. an outline strategy for post-excavation assessment, analysis, archive preparation and publication, including details of the timetable for each stage of the post-excavation works
Part B: The said development shall only be implemented in full accordance with the approved WSI and this condition shall only be fully discharged when:
1. all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
2. the post-excavation assessment, analysis and final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 12 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
3. the preparation of the site archives (both physical and digital) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing archaeological archives.
4. the preparation of an archive report and the submission of a publication report (if applicable) have been undertakenand confirmed in writing by the Local Planning Authority
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, and 4 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: This condition is pre-commencement as a failure to secure archaeological investigation in advance of development, to secure the long term future of the archive and to make the record of that work publicly available would be contrary to policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
17)
Prior to occupation of the dwelling hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that measures to address climate change and sustainability, as set out in the Design and Access Statement, have been implemented in full.
Reason: In the interests of sustainability and to ensure that the proposed development increases its resilience to the impacts of climate change in accordance with Policy CC1 of the CBLP (2021) and the objectives of sustainability set out in the NPPF (2021) |
18)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme 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 |
19)
A suitable sprinkler system shall be installed in each of the dwellings to compensate for the excessive distance to nearby fire hydrants. Written verification confirming the installation of sprinkler systems shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of any dwelling.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
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