| Conditions or Reasons: | 2)
No development shall take place above slab level, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
3)
No development shall take place above slab level until details of the existing and final ground and slab levels (including relevant sections) of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
4)
No development shall take place above slab level until an open space scheme, including details of the setting out, landscaping (including specification), street furniture, lighting and signage proposed, including a timescale for its implementation and ongoing management and maintenance has been submitted to and approved in writing by the local planning authority. The scheme shall be completed in full accordance with the approved details and shall be retained for the lifetime of the development unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure appropriate provision of open space within the site in the interest of visual amenity and the amenity of residents (HQ1 CBLP, Chapter 12 NPPF). |
5)
No development shall take place above slab level until a landscaping scheme to include all hard and soft landscaping (including boundary) and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. 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 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.
(Sections 12 & 15, NPPF) |
9)
Prior to occupation of the first dwelling the surfacing of turning areas suitable for a light goods vehicle along with shared areas within all shared private drives shall have been submitted to and approved by the Local Planning Authority and no building shall be occupied until those areas have been constructed in accordance with the approved details.
Reason:
To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
10)
Before the premises are occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason:
In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises. |
13)
Prior to the commencement of development, a site specific Arboricultural Method Statement and finalised Tree Protection Plan shall be submitted to the Local Planning Authority for approval, based on the supporting documents "Arboricultural Impact Assessment" (Document Ref. 6927/J001447), dated April 2021, as prepared by Betts Ecology and Estates, and the supporting preliminary "Tree Protection Plan", the "Tree Impact Plan" and the "Tree Constraints Plan", all dated 14th April 2021. The approved Arboricultural Method Statement and finalised Tree Protection Plan shall then be fully implemented in the required sequence of operations being specified and approved.
Reason:
To ensure adequate tree protection of retained trees from potential damage from development activity, in the interests of visual amenity. This condition is pre-commencement to ensure that existing trees and landscape features are adequately protected from any construction work. |
14)
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 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 biodiversity enhancements in accordance with the National Planning Policy Framework. This condition is pre-commencement given that the construction work is likely to impact on ecology across the site. |
15)
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 el/s as agreed by the Bedford Group of Internal Drainage Boards. The final detailed design shall be based on the agreed drainage Strategy (Ref: Bettshydro, May2021, HYD566_BEDFORD.ROAD_FRA&DMS, rev 2.1) 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.
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 para 163 and 165 of the NPPF and its supporting technical guidance. This condition is pre-commencement to ensure that any required groundworks can be accomodated on site. |
16)
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. |
17)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI) that adopts a staged approach, has been submitted to and approved in writing by the Local Planning Authority.
The WSI shall include the following components:
a method statement for an intrusive archaeological trial trench evaluation of the site, including provision for post excavation reporting, archive preparation and archive deposition
an outline method statement for the excavation of any archaeological remains found during the trial trench evaluation
an outline strategy for post-excavation assessment, analysis and publication of the excavation work, including details of the timetable for each stage of the post-excavation works
Items 2 and 3 of Part A of this condition will be finalised following the completion of the trial evaluation and the approval of the evaluation report by the Archaeology Team. The updated WSI for the excavation will then be approved by the Archaeology Team before any further fieldwork or development is undertaken. Should no archaeological remains be recorded during the evaluation it will not be necessary to complete Items 2 and 3 of Part A and the applicant or developer can proceed with completing the work to discharge Part B.
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:
All stages of the archaeological fieldwork (evaluation, excavation and if appropriate any monitoring) have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
a Post Excavation Assessment report and an Updated Project Design or a 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
the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed
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.
the preparation of an archive report and the submission of a publication report have been completed and 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. Item 5 shall be completed within 3 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 2015-2031 (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). |
18)
No development shall take place above slab level until a scheme for protecting the proposed dwellings from noise from road traffic has been submitted to and approved in writing by the local planning authority. The scheme shall be based on the recommendations identified in the BWB Consulting report (Ref: BRH123-BWB-ZZ-ZZ-RP-YA-001) dated 12th November 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: In the interests of the amenity of future occupiers (HQ1 CBLP, Chapter 12 NPPF). |
19)
No development shall commence until the applicant has submitted a remediation strategy which has been approved in writing by the Local Planning Authority. This strategy shall accord to the evidence presented in the previously submitted Southern Testing Ltd land contamination assessment dated 3rd January 2020 (Ref: JN1380) . Any contamination shall be dealt with in accordance with the approved strategy and the remediation measures undertaken shall be demonstrated by means of a validation report submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved.
Reason: To protect human health and to ensure that no future investigation is required
under Part 2A of the Environmental Protection Act 1990. This condition is pre-commencement of the development as it requires groundworks. |
21)
The development hereby approved shall not be first occupied until a scheme for the provision of Fire Hydrants (with each of the residential units being no more than 90m from the nearest Hydrant) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details prior to the first occupation of the development.
Reason: In order to make appropriate provision for fire safety on site in the interests of residential amenity (HQ1 CBLP 2021). |
22)
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 the applicants submitted Transport Statement 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 prior to the first occupation on the site.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 110 of the National Planning Policy Framework (2019) and Policy T5 of the Central Bedfordshire Local Plan. |
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