| 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 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:
1. 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.
2. 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 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
3. 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.
4. 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.
5. 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: 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. |
3)
No development shall take place, including any works of demolition, until a Construction Traffic 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:
The parking of vehicles.
Loading and unloading of plant and materials used in the development.
Storage of plant and materials used in the development.
The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
Wheel washing facilities.
Footpath/footway/cycleway or road closures needed during the development period.
Traffic management needed during the development period.
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 Traffic Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: This detail is required prior to commencement of development in the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety. (NPPF Section 9) |
4)
No development shall commence until an arboricultural impact assessment and tree protection method statement has been submitted and approved in writing by the local planning authority. The construction works shall be carried out in accordance with the agreed scheme.
Reason: To safeguard the existing trees on the site in the interests of visual amenity. (Sections 12 and 15, NPPF) |
5)
No development shall commence until a detailed foul water drainage scheme, to manage foul drainage from the development for the approval in writing by the Local Planning Authority. Thereafter the foul drainage shall be installed in accordance with the approved details.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding or pollution both on and off site, in accordance with Policies HQ1, CC6 and CC8 of the Central Bedfordshire Local Plan and Policy NP8 of the Northill Neighbourhood Plan and the NPPF. |
6)
No development shall take place, 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) |
7)
Before the development hereby approved is brought into use, the kerbing running along the north side of the access into the site from the public highway shall be removed and the access widened to the north boundary fence, including removal of any encroaching vegetation into the access.
Reason: In the interest of road safety and for the avoidance of doubt. (NPPF Section 9) |
8)
The approved details of the access width of 4.8m x 8.0m as shown on drawing PL17 shall be implemented prior to occupation of the development hereby approved.
Reason: In the interest of road safety and for the avoidance of doubt. (NPPF Section 9) |
9)
The development hereby permitted shall not begin until details of the location and circumference of the fire hydrant, and the means of protection of the roof overhang of Yew Tree Cottage within the access, have been submitted to and approved in writing by the local planning authority. The approved details shall be implemented prior to occupation of the dwellings hereby approved and shall be retained thereafter.
Reason: To alleviate obstruction of the access to allow adequate traffic flow. (NPPF Section 9) |
10)
Any vehicular gates provided shall open away from the highway and be set back a distance of at least 8.0 metres from the highway boundary. The gates shall be free from obstruction to opening to allow access to all vehicles using the site and the turning area.
Reason: To enable vehicles to draw off the highway before the gates are opened and to allow access to the turning area to enable vehicles to leave in forward gear. (NPPF Section 9) |
11)
Before the dwellings hereby approved are occupied, all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
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. (NPPF Section 9) |
12)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, the car port accommodation and parking spaces, including the visitor parking space, on the site shall not be used for any purpose, other than as car port accommodation and parking spaces, unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: 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 obstruction of the manoeuvring areas within the site causing vehicles to have to reverse into the highway along a narrow access. (NPPF Section 9) |
13)
The turning space for vehicles illustrated on the approved Plan no. PL12 Revision A, shall be constructed before the development is first brought into use and thereafter retained free of obstruction for the purpose of vehicle manoeuvring area.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (NPPF Section 9) |
14)
Before the development hereby approved is occupied, a scheme for the secure and covered parking of cycles on the site calculated at one cycle parking space per bedroom and 2 short stay spaces per unit, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the dwellings are first occupied 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. (NPPF Section 9) |
15)
The dwellings hereby approved must comply with the optional 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 Central Bedfordshire Local Plan 2015-2030 and Section 14 of the National Planning Policy Framework. |
16)
No development above slab level shall take place until a landscaping scheme to include all hard and soft landscaping 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 and in the interests of visual amenity. (Sections 12 and 15, NPPF) |
17)
Prior to the occupation of the development, details of electric charging points, including details of equipment design and colour, within the site shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented, with the charging point available for use prior to occupation.
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Policy HQ1 High Quality Development, Policy T5 Ultra Low Emission Vehicles; Policy T3 Parking; Policy T2 Highways Safety and Design and Policy CC1 Climate Change and Sustainability and the National Planning Policy Framework. |
18)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows shall be inserted into the south west elevation of the approved conversion for Plots 1 and 2 other than that hereby approved, without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the privacy of neighbouring residents. (Section 12, NPPF) |
19)
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) |
20)
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) |
21)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
PL01 Site Location Plan
PL12 Rev A Proposed Site Plan
PL13 Proposed Ground Floor Plan
PL14 Proposed First Floor Plan
PL15 Proposed Elevations
PL16 Fire Tender Access
PL17 Proposed Access Plan
Reason: To identify the approved plan/s and to avoid doubt. |
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