| 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 approved shall be constructed in the materials as shown on the approved plans, unless agreed in writing by the local planning authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
3)
The development hereby approved shall be constructed in accordance with the approved levels details as shown on plan numbers 102 Rev E and 310 Rev D.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
4)
No building shall be occupied until the junction of the proposed vehicular access with the highway that it is served by 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 visibility splays as indicated on the approved plan 102 rev E shall be provided at the junction of the access with the public highway before the development is brought into use and thereafter shall, for the perpetuity of the development remain free of any obstruction to visibility.
Reason
To provide adequate visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
6)
Any gates provided at the field access at the rear of the site shall open away from the residential development
Reason
For the avoidance of doubt and to alleviate obstruction to users of the carriageway and on site parking provision |
7)
No dwelling shall be occupied until the footway has been constructed along the site frontage in accordance with details of the approved plan no.102 rev E and shall include an informal pedestrian crossing and similar on the opposite footway clear of any vehicular access. Any Statutory Undertakers equipment or street furniture shall be resited to provide an unobstructed footway.
Reason
In the interests of road safety and pedestrian movement. |
8)
Before the premises 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 vehicular surface areas within 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 |
9)
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, cycle parking provision and storage pertaining to the residential use 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. |
10)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision, visitor parking and turning area on the site shall not be used for any purpose, other than as parking provision, visitor parking provision and on site turning clear of any obstructions 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 the obstruction of all vehicular manoeuvring areas |
11)
The long stay secure and covered cycle parking scheme as shown on the approved plan no.102 rev E shall be fully implemented before each dwelling it is associated with is 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. |
12)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason
In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
13)
In the event that contamination not identified in the ground investigations to date 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 protect human health and to ensure that no future investigation is required
under Part 2A of the Environmental Protection Act 1990. |
14)
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. |
15)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's organisational licence (WML-OR112) and with the proposals detailed on plan 'Brook Farm: Impact Plan for great crested newt District Licensing (Version 2)', dated 20th December 2022.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR112) |
16)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Ecological Impact Assessment (February 2021, updated May 2022), as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that habitats are protected and enhanced.
Policy EE2 and EE3 of the Local Plan |
17)
The first floor windows in the side elevations of Plots 1 and 2 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 windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
18)
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.
(Section 12, NPPF) |
19)
The onsite landscape proposals as shown in the submitted Biodiversity Net Gain report shall be implemented by the end of the full planting season immediately following the completion 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.
(Sections 12 & 15, NPPF) |
20)
The first floor windows in the rear elevations of Plots 3, 4, 5 and 6 of the development that serve bathroom/ensuite windows 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 windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
21)
Prior to the occupation of the dwellinghouses hereby approved the Electrical Vehicle (EV) charging points as shown on the plans shall be installed.
Reason: To promote sustainable travel. |
22)
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) |
23)
No development shall take place until a Sustainability Statement demonstrating how the proposal accords with policy CC1 of the Central Bedfordshire Local Plan has been submitted in writing and approved by the Local Planning Authority. The development will then be constructed in accordance with the approved statement.
Reason: To ensure the development reduces the impact on climate change and carbon emissions (Policy CC1 of the Local Plan). |
24)
Notwithstanding the provisions of Part 1, Class B of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the roof of the buildings hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area. (Section 12, NPPF). |
25)
The surface water drainage shall be constructed to manage surface water runoff, via attenuated release to an adjacent drain, from the development for up to and including the 1 in 100+40%CC rainfall event. The final detailed design shall be based on the agreed FRA & drainage Strategy (Ref: MTC, 2629 FRA & DS Rev B April 2022, and tech note SEC/2629) 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 1 l/s.
Reason: 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 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
26)
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. |
27)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 102 Rev E, 302 Rev D, 310 Rev D, 301 rev D, 101 Rev A, 202 Rev C, 204 Rev C, 203 rev C and 201 rev C.
Reason: To identify the approved plan/s and to avoid doubt. |
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