| 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)
Part A: No development (including demolition and soft strip of the standing buildings) shall commence until a Written Scheme of Heritage Asset Resource Management (WSHARM), has been submitted to and approved in writing by the Local Planning Authority.
The WSHARM shall contain the following components:
a method statement for the recording of the historic buildings that complies with Level 3 of Understanding Historic Buildings: A Guide to Good Recording Practice (Historic England 2016)
method statements for the investigation of any archaeological remains that will be affected by the development
a method statement and timetable for the completion of the analysis of the results of the building recording and preparation of the initial report
an outline strategy for the archaeological post-excavation assessment, analysis, and reporting including details of the timetable for each stage of the post-excavation works
a method statement that sets out the proposed timetable for the preparation of both the building recording and archaeological archives and includes details of any publication proposals
The said development shall only be implemented in full accordance with the approved heritage scheme.
Part B: This condition shall only be fully discharged when:
the historic building recording has been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
the analysis of the results of the building recording, and the archaeological post-excavation assessment, analysis and final project report have 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 preparation of the site archives (including the production of an archive report) 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 historic environment archives.
the publication report text (if appropriate) has been prepared for submission to recognised historic environment journal, or an approved final project report is submitted for inclusion in the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, 4 and 5 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework (July 2021): to record any historic structures and record and investigate any archaeological remains affected by the development, to safeguard the long-term future of the archives and to make the record of all the work publicly available. Part A of this condition is pre-commencement because development works can have an irreversible impact on heritage assets and an approved programme of recording and investigation must be in place and implemented before the development starts. |
3)
No development above slab 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 development hereby approved 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: This is a pre-commencement condition in the interests of fire safety and providing safe and accessible developments.
(Section 12, NPPF) |
4)
No development above slab level shall commence until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such the inclusion of integrated bird/bat boxes in buildings/structures, hedgehog domes, 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. |
5)
The development hereby permitted shall be carried out in accordance with all ecological measures and/or works contained within the Preliminary Ecological Appraisal/Bat Assessment Issue date 22.12.22 and Bombus Ecology Letter Addendum Ecology Report dated 6th May 2022.
Reason: To ensure the development satisfactory deals with and mitigates against the impact on protected species and ecology. |
6)
Notwithstanding the details shown, a scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment (including the gate between the courtyard and farmhouse) to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the use hereby permitted is commenced and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
7)
The premises shall be used for Class E (g) and no other purpose (including any other purpose falling within Class E of the Schedule to the Town and Country Planning (Use Classes) Order1987) (as amended), or any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification.
Reason: To exclude the provisions of the said Use Classes Order and thereby ensure the Local Planning Authority retains full control of the future use of the premises.
(Sections 6 and 12, NPPF) |
8)
The use hereby approved shall not operate except between the hours of 8 am to 6 pm Mondays to Saturdays and not at all on Sundays, Bank or Public Holidays. There shall be no deliveries to or from the site except between the above hours.
Reason: To safeguard the amenities which the occupiers of neighbouring properties might reasonably expect to enjoy. |
9)
Noise resulting from the use of the plant, machinery or equipment shall not exceed the background noise level when measured according to BS4142 at the boundary of the nearest noise sensitive property.
Reason: To safeguard the amenities which the occupiers of neighbouring properties might reasonably expect to enjoy. |
10)
The development hereby permitted shall be carried out in accordance with the recommendations set out in the Arboricultural Impact Assessment August 2021 and shown on the Tree Protection Plan Drg no OS 2248-21.1..
Reason: To safeguard the existing trees on the site in the interests of visual amenity.
(Sections 12 & 15, NPPF) |
11)
The hard and soft landscaping scheme shown on approved Drawing Nos CHU-DIG-00-PL-0001 P10 Detailed Landscape Masterplan 1 of 3, CHU-DIG-00-PL-0002 P09 Detailed Landscape Masterplan 2 of 3, CHU-DIG-00-PL-0003 P05 Detailed Landscape Masterplan 3 of 3, P04 Paving Plan 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 shall mean the period from October to March). The scheme for landscape maintenance as set out in the Soft Landscape Implementation and Maintenance Schedule dated 30.06.22 shall be carried out for a period of five years following the implementation of the landscaping scheme. The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season with others of a similar size and species.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
12)
Visibility splays shall be provided at all new junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 25m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at road junctions in the interest of road safety. |
13)
Prior to occupation, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto) shall be submitted to and approved in writing by the Local Planning Authority. The scheme 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. |
14)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the parking provision for the site as detailed on the approved plans shall not be used for any purpose other than as parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. |
15)
Prior to occupation, 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 CBC electric vehicle parking standards in place at the time of submission and shall include the following:
. Details of active charging posts or passive provision such as cabling and electricity supply for each building
·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 112 of the National Planning Policy Framework |
16)
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) |
17)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
Existing plans
CF2/4-1:200 Existing Block Plan
CF2/3-1:500 Existing Block Plan
1908-1-017 Existing Floor Plans All Buildings
CF2/1 Existing Elevations Sheet 1 of 2
CF2/2 Existing Elevation Sheet 2 of 2
CFA-MNP-XX-XX-SK-S-0021 (P1) Timber Type Survey - Bar Old Pub- Side Elevations East and West Internal
CFA-MNP-XX-XX- SK-S-0041 (P1) Timber Type Survey - Bar Old Pub- Frame Elevations
CFA-MNP-XX-XX- SK-S-0001 (P1) Timber Survey- Bar old pub-East Wall Condition Survey
CFA-MNP-XX-XX- SK-S-0203 (P1) Timber Type Survey - Dovecote - Roof Plan
CFA-MNP-XX-XX- SK-S-1102 (P1) Defect Survey - Bar Old Pub - Roof Plan
CFA-MNP-XX-XX- SK-S-1121 (P1) Defect Survey - Bar Old Pub- Side Elevations East and West Internal
CFA-MNP-XX-XX- SK-S-1141 (P1) Defect Survey - Bar Old Pub- Frame Elevations
CFA-MNP-XX-XX-SK-S-1203 (P1) Defect Survey - Dovecote - Roof Plan
CFA-MNP-XX-XX-SK-S-1241 (P1) Defect Survey - Dovecote - Sections
CFA-MNP-XX-XX- SK-S-4121 (P2) Timber outer-frame option - Bar Old Pub- Side Elevations
19492-13-B-G Timber survey 1 of 3
19492-13-E-GA Timber Survey 2 of 3
19492-13-E-GA2 Timber Survey 3 of 3
19492-13-ES-GA Timber Survey Main Structure Beams 1 of 1
Proposed plans
Site Location Plan
CHU-DIG-00-DWG-0004 P01 Proposed Block Plan
1908-1-003E Proposed Floor Plans All Buildings
1908-1-004C Proposed External Elevations (Main Barn)
1908-1-004E Proposed Elevations North East and West (Main Barn Dovecote Old Pub and Link Building)
1908-1-005C Proposed Main Barn Details
1908-1-006B Proposed Internal Elevations BB (Main Barn)
1908-1-007B Proposed Internal Elevations D G F (Main Barn)
1908-1-008C Proposed External Elevations (Cart Shed Dovecote etc)
1908-1-008F Proposed Elevations South and West (Rebuilt Cart Shed and Old Pub)
1908-1-009B Proposed Dovecote Ground Floor Plan and Details
1908-1-010A Proposed Repair Floor Plan (Main Barn)
1908-1-011A Proposed Repair Internal Elevations East and West (Main Barn)
1908-1-012B Proposed Link Building Elevations Door Opening Dovecote
1908-1-013 Proposed Dovecote Internal Elevations E F North and South Gable Ends and External North and South Dovecote
1908-1-014A Proposed Old Pub Details and Floor Plan
1908-1-015A Proposed Main Barn Roof Timbers Internal Elevation
1908-1-018A Proposed Elevations North and South (Rebuilt Cart Shed and Main Barn Link Building Dovecote and Old Pub)
Stable Block Jan22 - Sections AA BB CC DD EE - PUB 2
Stable Block Jan22 - Sections CC and DD -INFILL SHEET 2
Stable Block Jan22- Sections AA and BB - INFILL SHEET 1
CHU-DIG-00-PL-0001 P10 Detailed Landscape Masterplan 1 of 3
CHU-DIG-00-PL-0002 P09 Detailed Landscape Masterplan 2 of 3
CHU-DIG-00-PL-0003 P05 Detailed Landscape Masterplan 3 of 3
P04 Paving Plan
Supporting documents
Planning Statement Issue date 19.5.21
External materials schedule dated 30.6.22
Natural slate 10.5.22
Main Barn roof spec 10.5.22
Heritage Impact Assessment May 2021
Addendum Heritage Report March 2022
Visual Structural Inspection 221427 -R01 (P03) The Bar Old Pub updated 1 December 2021
Visual Structural Inspection 221427 -R02 (P03) Dovecote updated 20 December 2021
Visual Structural Inspection 221427 -R03 (P01) Main Barn dated 1 December 2021
Arboricultural Impact Assessment August 2021
Tree Protection Plan Drg no OS 2248-21.1
Soft Landscape Implementation and Maintenance Schedule dated 30.06.22
Preliminary Ecological Appraisal/Bat Assessment Issue date 22.12.22
Bombus Ecology Letter Addendum Ecology Report dated 6th May 2022
EA Flood Map
Wider Landholding
Reason: To identify the approved plan/s and to avoid doubt. |
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