| 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 21059-03-02-001 rev A; 21059-03-02-002; 21059-03-02-010 rev H; 21059-03-02-020 rev C; 21059-03-02-030 rev B; 21059-03-02-040 rev B; 21059-03-02-050 rev A; 21059-03-02-060 rev C; 21059-03-03-010 rev B; 21059-03-03-011 rev C; 21059-03-03-012 rev C; 21059-03-03-020 rev C; 21059-03-03-021 rev C; 21059-03-03-030 rev D; 21059-03-03-031 rev C; 21059-03-03-040 rev D; 21059-03-03-041 rev D; 21059-03-03-050 rev B; 21059-03-05-010 rev A; 21059-03-05-011 rev A; 21059-03-05-012 rev A; 21059-03-05-013 rev A; 21059-03-05-014 rev A; 21059-03-05-015 rev A; 21059-03-05-020 rev A; 21059-03-05-021 rev A; 21059-03-05-022 rev A; 21059-03-05-023 rev A; 21059-03-05-030 rev C; 21059-03-05-031 rev A; 21059-03-05-032 rev A; 21059-03-05-033 rev A; 21059-03-05-041 rev A; 21059-03-05-042 rev A; 21059-03-05-043 rev A; 21059-03-05-050 rev A; 21059-03-05-051 rev B; 21059-03-05-200 rev B; 4860-HAYN-ICS-01-XX-DR-C-0150-S2-P01; 4860-HAYN-ICS-01-XX-DR-C-0200-S2-P03
Reason: To identify the approved plan/s and to avoid doubt. |
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
Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
Footpath/footway/cycleway or road closures needed during the development period.
Traffic management needed during the development period.
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.
Measures on site to suppress dust and dirt arising from the development
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)
Prior to the commencement of development full details of the existing and final ground levels and slab levels for buildings shall be 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. |
6)
No building shall be occupied until the junctions of the proposed vehicular access point with the highway has been constructed in accordance with the approved details. No building shall be occupied until the junction between the proposed estate road and the highway as shown indicatively on plan ref 03-02-010 Rev H Proposed Site Plan has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises |
7)
Visibility splays shall be provided at all internal road 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 junction in the interest of road safety |
8)
Before (any of) the access(es) is first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the existing highway and the proposed access(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them). |
9)
Before the development is brought into use ,the proposed development shall be carried out and completed in all respects in accordance with the access siting and layout illustrated on the approved plan No. 03-02-010 Rev H and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 1995, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority.
Reason: To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate access arrangements at all times |
10)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, 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 |
11)
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 03-02-030 Rev B, 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 ensure a satisfactory standard of development in the provision of affordable housing, in accordance with Policy H4 of the central Bedfordshire Local Plan (2021). |
12)
Prior to the commencement of development of each self-build dwelling (approved plots 22, 23 and 24) hereby permitted a scheme for the access, appearance, landscaping, layout and scale of that plot shall be submitted to an approved by the local planning authority. The design proposals shall be developed in accordance with the approved Plot Passports Design Codes document no. 02 rev A by Benchmark Architects and the plot shall be built out in full accordance with the details thereby approved.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF |
13)
No development shall take place until a mitigation scheme for the delivery of infrastructure projects on and/or off site to meet the additional demand for education and community facilities, outdoor sports, indoor sports, public transport and GP provided primary healthcare services arising from the development has been submitted to and approved in writing by the Local Planning Authority; or in the event of Council Land Transfer of any part of the site to a developer, a Section 106 agreement has been entered into to secure financial contributions towards and/or on site provision of education and community facilities, outdoor sports, indoor sports and GP provided primary healthcare services infrastructure, in the form of the draft attached hereto. The mitigation scheme shall include timescales/ triggers for completion. Thereafter the mitigation scheme shall be implemented and completed in full accordance with the approved details and in accordance with the approved timescales/ triggers.
Reason: This condition is pre commencement, to secure appropriate mitigation for the impact of the development on local infrastructure, in accordance with the NPPF |
14)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until full details of the location and substantial protective fencing for the protection of any trees, hedges or other such landscaping feature to be retained on site, has been submitted to and approved in writing by the Local Planning Authority and the fencing has been erected in the positions shown on the approved drawing. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made.
Reason: To safeguard existing trees and hedgerows.
(Sections 12 & 15, NPPF) |
15)
No development shall commence until a detailed site-specific Arboricultural Impact Assessment, Method Statement and Mitigation Strategy has been submitted to and approved in writing by the local planning authority. The proposed development shall be carried out in strict accordance with the details thereby approved.
Reason: To ensure the appropriate safeguarding, management and mitigation of existing trees and hedgerows on the site.
(Sections 12 & 15, NPPF) |
16)
The active footpath connection point in the southeast corner of the site as indicated on approved plan no. 21059-03-02-010 rev H, shall be constructed and open to use by the public all the way up to the site boundary, before the final occupation of the dwellings hereby permitted.
Reason: To ensure that links are provided within a timely fashion to the best of the applicant's ability in the interests of good connectivity.
(Policy HQ1, CBLP and Section 9, NPPF) |
17)
No above ground works shall take place until a landscaping scheme to include all hard and soft landscaping and boundary treatments 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 the development is suitably landscaped, in the interests of visual amenity and achieving a high-quality living environment |
18)
No above ground works shall take place until a detailed Landscape and Ecological Management Plan, including long term design objectives, management responsibilities and maintenance schedules and periods for all soft landscape areas together with a timetable for the implementation of the Management Plan, shall be submitted to and approved by the Local Planning Authority. The Landscape and Ecological Management Plan shall be carried out in accordance with the approved details and timetable.
Reason: To ensure the longevity of the landscaping scheme and the ecological enhancement area and to protect the biodiversity value of the site and the visual amenity and character of the area |
19)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the buildings are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality |
20)
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 in writing by the local planning authority. The content shall include the following:
purpose and objectives for the proposed works;
detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
extent and location of proposed works shown on appropriate scale maps and plans;
timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
persons responsible for implementing the works;
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 |
21)
Part A: The development hereby approved shall only be implemented in full accordance with the archaeological scheme of works as described in the document entitled Northwood End Road, Haynes, Bedfordshire: Written Scheme of Investigation for Archaeological Field Evaluation and Mitigation. Albion Archaeology, document 2022/31, version 2.0 dated 24th May 2022.
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 Core Trust Seal 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.
This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021) and Chapter 16, NPPF (2021). |
22)
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 1in 100 year event (+40%CC), via combined infiltration and attenuated discharge to a watercourse, and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed FRA & drainage Strategy (Ref: Infrastruct CS,4860-HAYN-ICS-XX-RP-C-07.001B, 19th May 2022) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. 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 the resubmission of those details to the Local Planning Authority for approval. 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.
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 CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169Inclusive of foot notes 54 to 56 and its supporting technical guidance |
23)
No building/dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161, 18th December 2014 |
24)
Any Air Source Heat Pumps installed in connection with the development shall be so located, enclosed and / or otherwise attenuated to ensure that noise resulting from their operation and use shall not exceed the existing background noise level inclusive of any penalty for tonal, impulsive or other distinctive acoustic characteristics when measured or calculated according to the provisions of BS4142:2014 (as amended).
Reason: To protect the amenity of neighbouring occupiers |
25)
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 |
26)
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 any 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: In the interests of security and to protect the rural character and visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
27)
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 |
28)
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 Sustainability and Energy Statement V1.2 by QODA dated 20th April 2021, 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). |
28)
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 Sustainability and Energy Statement V1.2 by QODA dated 20th April 2021, 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). |
29)
No above ground 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) |
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