| Conditions or Reasons: | 1)
No development shall take place until approval of the details of the access, appearance, landscaping, layout and scale of the development [and any other details required i.e. the landscaping adjoining it] within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
2)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
3)
Prior to the demolition of the building on site, bird and bat surveys shall be carried out by a suitable qualified ecologist. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to approved in writing by the Local Planning Authority before construction works commence on site. The mitigation measures shall be implemented in full in accordance with the agreed time scales.
Reason: This is a pre-commencement to ensure that nesting birds and protected species are safeguarded.
(Section 15, NPPF) |
4)
Within the submission of any reserved matters application the applicant shall submit a Sustainability Statement, which demonstrates the development's compliance with policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan as a minimum and shall include those measures to be incorporated into the design. The details thereby approved shall be installed within the development, prior to the occupation of the first dwelling.
Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan. |
5)
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 any future associated guidance that may be adopted by the Council) 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 Central Bedfordshire Local Plan and paragraph 110 of the National Planning Policy Framework |
6)
The development hereby approved shall not exceed a maximum total of 2 dwellings.
Reason: For the avoidance of doubt and in order to ensure that the development does not result in an overdevelopment of the site and to protect the character and appearance of the area. |
7)
Prior to commencement of development, a noise assessment shall be submitted to the Council for approval of external noise levels including reflected and re-radiated noise and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room - and if provided external amenity noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: This is a pre-commencement condition to ensure the site can provide acceptable living conditions for future occupiers. |
8)
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 (2023). |
9)
Prior to their use in the development hereby approved, details of the materials to be used on the external surfaces shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter proceed in accordance with the approved materials.
Reason: In the interest of visual amenity and to ensure the development will harmonise visually with the character and appearance of the site and its surroundings in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
10)
The development hereby permitted shall not begin until a scheme to deal with contamination of land / ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: This is a pre-commencment condition to minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 11 of the National Planning Policy Framework, and in order to protect human health and the environment |
11)
Any Reserved Matters application for Access shall be in accordance with the standards contained within the CBC Highway Construction Standards and Specifications Guidance document (or successor documents).
Reason: In order to ensure a safe and suitable means of access to the site. |
12)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate a suitable parking area, in accordance with the Councils Residential Car Parking Standards within the curtilage of all premises taking access directly from the public highway.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding thereversing of vehicles on to the highway. |
13)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include car and cycle parking in accordance with Central Bedfordshire Design Guide September 2023 or other such documents that replace them has been submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development is occupied and the car and cycle parking areas shall not thereafter be used for any other purpose.
Reason: To ensure a satisfactory standard of development in accordance with the Central Bedfordshire Design Guide September 2023 |
14)
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) |
15)
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) |
16)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans: Site Location Plan and Site Plan dated 7/03/22.
Reason: To identify the approved plan/s and to avoid doubt. |
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