| 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 20013su1.01 rev C, 20013su1.02 rev D, 20013wd2.01 rev K, 20013wd2.02 rev D, 20013wd2.03 rev D, 20013wd2.04 rev I, 20013wd2.05 rev B, 20013.wd2.06 rev B, 20013.wd2.07 rev B, 20013wd2.08 rev B, 20013wd2.09 rev B, 20013wd2.10 rev D, 20013wd2.11 rev D, 20013wd2.12 rev B, 20013wd2.13 rev B, 20013wd2.14 rev E, E21-003-150 rev B, E21-003-151 rev A, E21-003-1000, 8263-D-AIA, TG/1001/LA/01/E and Landscape Management Plan by Elizabeth Towler Landscape Architects.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
No development shall take place, including any works of demolition and site clearance, until a Construction Management Plan, associated with the development of the site, has been submitted and approved in writing by the Local Planning Authority which will include information on:
(a) The parking of vehicles
(b) Loading and unloading of plant and materials used in the development
(c) Storage of plant and materials used in the development
(d) Any measures required to protect existing landscaped areas from construction-related activity and how any damage will be remediated
(e) Measures to manage and mitigate any dust creation through the construction period.
(f) The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
(g) Wheel washing facilities
(h) Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
(i) Footpath/footway/cycleway or road closures needed during the development period.
(j) Traffic management needed during the development period.
(k) Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: In the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety. |
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)
No building shall be occupied until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details.
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
6)
Before the premises are occupied all on site vehicular areas shall be surfaced in accordance with the approved plan no. 20013wd2.01 rev I. The surfacing shall remain as approved unless otherwise agreed in writing by the local planning authority.
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. |
7)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision on the site 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.
To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users and to avoid indiscriminate parking which could obstruct manoeuvring of vehicles within the site. |
8)
The turning space for vehicles illustrated on the approved plan no.20013wd2.01 rev I shall be constructed before the development is first brought into use and thereafter retained free of obstruction for the perpetuity of the development.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
9)
The scheme for the secure and covered parking of cycles on the site as shown on the approved plan no. 20013wd2.01 rev I 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. |
10)
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 CBLP and paragraph 110 of the National Planning Policy Framework (2021) |
11)
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). |
12)
Notwithstanding the submitted documents and plans, the Horse Chestnut tree and Sycamore tree (identified in the AIA as T18 and T19) shall not be removed unless the local planning authority has been provided with either:
a) a licence issued by Natural England authorizing the specified activity/development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason: To ensure development is ecologically sensitive in accordance with the National Planning Policy Framework. |
13)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Assessment (Cambridge Ecology, 2022) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
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 inwriting 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. |
15)
No development approved by this permission shall take place until a Phase 3 Remediation Strategy, to address the contamination risks identified in the previously submitted EPS Phase II Geo-Environmental Assessment report dated 22nd April 2022 (Ref: UK17.2599b), has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency action.
Reason: To protect human health and the environment. |
16)
Prior to any permitted dwelling being occupied a validation report shall be submitted and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment. |
17)
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. |
18)
The development hereby permitted shall not be occupied or brought into use until the details of any external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
19)
No development 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 dwelling(s) 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: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF). |
20)
Prior to the commencement of development details of the existing and final ground levels and slab levels for buildings shall been submitted to and approved in writing by the Local Planning Authority. The details shall include a detailed topographical survey of the site and adjacent land. The development shall be carried out in full accordance with the approved details.
Reason: Details are required prior to the commencement of development to ensure that an acceptable relationship results between the new development and adjacent buildings, private amenity spaces and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
21)
Prior to occupation of any dwelling hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures to address climate change and sustainability, as set out in the Design and Access Statement rev B by Kyle Smart Associates dated April 2022, 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). |
22)
No development shall take place until a scheme for the provision of affordable housing as part of the development, in accordance with approved plan number 20013wd2.14 Rev E, has been submitted to and approved in writing by the local planning authority. The affordable housing shall be provided in accordance with the approved scheme and shall meet the definition of affordable housing in Annex 2: Glossary of National Planning Policy Framework or any future guidance that replaces it. The scheme shall include:
the arrangements for the transfer of the affordable housing to an affordable housing provider [or the management of the affordable housing] [if no Registered Social Landlord involved];
the arrangements to ensure that such provision is affordable for both first and subsequent occupiers of the affordable housing; and
the occupancy criteria to be used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.
The affordable housing shall be retained in accordance with the approved scheme.
Reason: To safeguard the provision of affordable housing within the development in order to meet local needs and in accordance with Policy H4 of the central Bedfordshire Local Plan (2021) |
23)
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 (inclusive of any adoption arrangements and/or private ownership or responsibilities) 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. 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 their submission 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 Policies CC3, CC4 and CC5 of the Central Bedfordshire Local Plan (2021) and the NPPF (2021) |
24)
Notwithstanding the submitted details, prior to occupation of any dwellinghouse in the approved development, a Tree Planting Plan indicating species and locations, shall be submitted to and approved in writing by the Local Planning Authority. Any tree thereby approved, which either dies or is destroyed within five years from implementation shall be replaced during the next planting season.
Reason: To ensure the development is suitably landscaped, in the interests of residential privacy, climate change adaptation and mitigation, visual amenity and achieving a high-quality living environment. |
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