| 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)
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) |
3)
Part A: No development shall take place until a written scheme of archaeological investigation (WSI) that adopts a staged approached has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved archaeological scheme and the WSI shall contain the following components:
a method statement for an archaeological trial trench evaluation including details of post-excavation analysis, reporting and archiving
an outline method statement for the investigation of archaeological remains that may be found during the evaluation
an outline method statement for the preservation in situ of any archaeological remains that may be found during the evaluation, and which cannot be fully investigated
an outline strategy for community engagement should further investigation be required
an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages of the project. This will include details of the timetable for each stage of the post-excavation works
Should the trial trench evaluation produce evidence of archaeological remains that require further mitigation, Items 2, 3, 4 and 5 of Part A of this condition will be finalised on the approval of the trial trench evaluation report. The updated WSI for the works will then be approved by the Local Planning Authority before any further fieldwork or development is undertaken. Should no further archaeological investigation be required it will not be necessary for the WSI to be amended and the applicant or developer can proceed with completing the work to discharge Part B.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority
a final archaeological report or (if appropriate) a Post Excavation Assessment report and an Updated Project Design 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 (including the completion of the 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 archaeological archives.
the publication report text has been prepared for submission to either a recognised archaeological journal or an approved final report is submitted to 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. Should the project not warrant the production of a Post Excavation Assessment report, an Updated Project Design and a publication text, Item 5 can be completed on the approval of the final archaeological report.
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 investigate and record any archaeological remains affected by the development, to safeguard the long-term future of the archive 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 archaeological remains and an approved programme of investigation must be in place before the development starts. |
4)
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.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
5)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 5m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. |
6)
The turning space for vehicles illustrated on the approved Plan No. 21-1222/SSP1A shall be constructed before the development is first brought into use.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
7)
All ecological measures and/or works shall be carried out in accordance with the details contained in the January 2021 Preliminary Ecological Appraisal as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure no unacceptable impact upon wildlife and biodiversity |
8)
All ecological enhancements shall be carried out in accordance with the details contained in the 'Habitat Enhancement Scheme', 'Habitat Enhancement Plan Rev A', and 'Proposed Elevations Rev A' as already submitted with the planning application and agreed in principle with the local planning authority prior to determination
Reason: To help ensure a biodiversity net gain. |
9)
Prior to development, an updated tree protection plan showing protection to the neighbouring trees as well as the trees to the rear of the property, is to be submitted to and approved in writing by the Local Planning Authority. The approved tree protection measures shall be adhered to throughout the whole development phase.
Reason: To ensure no unacceptable impact upon trees within or around the site. |
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 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. |
11)
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) |
12)
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) |
13)
No development shall take place above ground level until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of a sprinkler system at the development. Prior to the first occupation of the dwelling, the sprinkler system serving that development shall be installed as approved and retained thereafter.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
14)
The first floor window(s) in the eastern side elevation of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the window(s) which can be opened are more than 1.7m above the floor of the room(s) in which the window(s) is installed. No further windows or other openings shall be formed in the eastern side elevation.
Reason: To safeguard the privacy of occupiers of adjoining properties (Section 12, NPPF) |
15)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 21-1222/1, 21/1222/TPP1, Arbtech AIA 01, 21/1222/LP1A, 21-1222/SP1A, 21-1222/HES1A, 21-1222/2A.
Reason: To identify the approved plan/s and to avoid doubt. |
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