| 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 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), via 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 (Chiltern Design Drainage Statement Ref DS/887 Rev A Dated November 2021 and Site Drainage Principles 1001 P03) 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 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
3)
No building 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. |
4)
The premises hereby approved shall not be used except between 07:00 hours and 21:00 hours Monday - Saturday and at no time on Sundays, Bank or Public Holidays, without
the prior agreement in writing of the Local Planning Authority.
Reason: To protect the amenity of neighbouring occupiers (Policy HQ1 Central Bedfordshire Local Plan and Chapter 12 NPPF). |
5)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Preliminary Ecological Appraisal (The Greensand Trust, 2021) as
already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: In order to ensure the proposal provides adequate mitigation and protection for ecological features (Policy EE3 Central Bedfordshire Local Plan and Chapter 15 NPPF). |
6)
No development above ground level shall take place 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. Only the details thereby approved shall be implemented.
Reason: In order to protect the visual amenity of the area and the amenity of neighbouring occupiers. (HQ1 Central Bedfordshire Local Plan and Chapter 12 NPPF). |
7)
Prior to the construction of vehicular parking areas associated with the approved office building 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 the applicants submitted Transport Statement and
shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply.
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 Central Bedfordshire Local Plan and paragraph 110 of the National Planning Policy Framework. |
8)
The first floor windows in the east facing side elevation of the building hereby approved, as shown on approved drawing no.PL2-002 Rev E 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. No further windows or other openings shall be formed in the east facing elevations.
Reason: To safeguard the privacy of occupiers of adjoining properties. (Section 12, NPPF) |
9)
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. |
10)
All sustainability and energy measures and/or works shall be carried out in accordance with the details contained in the Energy and Sustainability Statement ref: J22015-EME-XX-XX-RP-0009 Rev P01 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: In the interests of sustainability and to minimise the impact of the development on climate change. (Policy CC1 of the Central Bedfordshire Local Plan and Chapter 14 NPPF). |
11)
No building shall be occupied until the junction of the proposed vehicular access with the highway and the re-instatement of the existing access 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. (NPPF Chapter 9) |
12)
Details of kerbing with drainage on the opposite side of the road to the junction of the proposal for the length of the access and radii shall be submitted to and approved in writing by the local planning authority, and the approved details shall be implemented prior to the development being brought into use.
Reason: To avoid overrun of the verge by manoeuvring vehicles, damage to the carriageway edge and extraneous materials being dragged onto the carriageway where they may cause a skidding issue. (NPPF Chapter 9) |
13)
The visibility splays indicated on approved drawing PL2-001 Rev G shall be provided at the junction of the access with the public highway before the development is brought into use. The required vision splays 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. (NPPF Chapter 9) |
14)
No gates shall be provided at the access unless otherwise agreed in writing by the local planning authority.
Reason: To avoid obstruction of the free flow of traffic along the carriageway while any gates are being opened and for safety. (NPPF Chapter 9) |
15)
Before the premises are occupied all on site vehicular areas shall be surfaced in accordance with the approved drawing no. NRM 02 Rev B and laid to manufacturers specifications. The permeable paving shall remain as the vehicular surfacing material for the perpetuity of the development 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. (NPPF Chapter 9) |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the parking provision and manoeuvring areas on the site shall not be used for any purpose, other than as parking provision and manoeuvring areas 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 manoeuvring and thereby minimise the potential for on-street parking and indiscriminate parking within the site which could adversely affect the convenience of road users and manoeuvring/turning within the site. (NPPF Chapter 9) |
17)
The scheme for the cycle parking as shown on approved drawing no. PL2-001 Rev G 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. (NPPF Chapter 9) |
18)
The scheme for the refuse storage/collection area as shown on approved drawing no. PL2-001 Rev G shall be fully implemented prior to the development being brought into use 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. (NPPF Chapter 9) |
19)
Details shall be submitted to and approved in writing by the local planning authority of signage/keep clear hatching to indicate the delivery/service vehicle parking and turning area. The approved details shall be implemented prior to the development being brought into use.
Reason: For the avoidance of doubt and to provide adequate service/delivery vehicle parking and turning to enable the vehicle to leave the site in forward gear. (NPPF Chapter 9) |
20)
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) |
21)
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) |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
Site Plan and Location Plan PL2-001 Rev G
Unit 1 Plans and Elevations PL2-002 Rev E
Landscape Proposals NRM 02 Rev B
Location Plan CMP LO-01
Skeletal Site Levels 1000 P03
Materials Schedule Blakeney Estates Ltd
Reason: To identify the approved plan/s and to avoid doubt. |
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