| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of this permission. The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 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 until approval of the details of the appearance, landscaping, layout and scale of the development within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
No building shall be occupied until the junction between the proposed estate road and the highway (including footway works alongside Park Road), as shown indicatively on plan ref 18342-WEST-5-100 Revision E has been constructed in accordance with the approved details, amended as necessary by the technical approval and safety audit process, and opened to traffic.
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
4)
Visibility splays shall be provided at the junction of the site access with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway, and 43m looking right (north) and 120m looking left (south) measured from the centre line of the proposed access along the line of the channel of the public highway. 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. |
5)
The development at reserved matters shall be served by means of roads and footpaths which shall be laid out and drained in accordance with the 'Central Bedfordshire Design Guide' (September 2014) and 'Highway Construction Standards & Specifications Guidance' (Issue 8) or other such documents that replace them, and no building shall be occupied until the roads and footpaths which provide access to it from the existing highway have been laid out and constructed in accordance with the above-mentioned Guidance.
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
6)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate independent vehicular turning facilities for an 11.5m long refuse collection vehicle where that vehicle would otherwise need to reverse more than 12m. Turning areas shall also be required for a 6.5m long delivery vehicle where that vehicle would otherwise need to reverse more than 12m. Car and cycle parking shall be provided in accordance with the relevant parking standards at the time of the submitted reserved matters.
Reason
To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway and parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
7)
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 existing highway system, 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 & DS (Ref: Woodshardwick, 18342/FRA and DS, 27/6/2022) 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 or the CBC Highway department allowing discharge.
The applicant should address the points outlined in informative 5 when submitting details to discharge the condition:
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. |
8)
No 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. |
9)
No connection is to be made from the drainage system (to be provided) to dispose of the surface water from the development into a system owned and/or maintained by the Highway Authority, including any ditch or watercourse that connects into the highway system, without the written approval of the Highway Authority. This will be subject to build standards, conditions, directions, laws, rules and regulations that are required by the Authority and advice from the LLFA. Prior to any connection being made the connectivity (including evidence of a positive downstream outfall), capacity and condition of the system will be verified and provided to the Highway Authority for approval. Where the capacity/condition of the system is found to be inadequate to receive flow from the development, the development will contribute to the necessary works as may be recommended by the Highway Authority. The surface water drainage system, up to the point of connection and/or the public highway boundary, will be kept and maintained in line with the Drainage Maintenance & Management Plan to be provided for the development and shall be undertaken by an appointed management company in perpetuity. Details of the above must be provided to discharge the condition.
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. |
10)
The development hereby approved shall not exceed a maximum of 99 dwellings.
Reason: For the avoidance of doubt. |
11)
Any reserved matters application must be accompanied by 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 be informed by the January 2023 Ecology Report attached to the application and include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) 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. |
12)
With any Reserved Matters, a lighting design strategy for biodiversity and for the protection of the railway shall be submitted to and approved in writing by the local planning authority. The strategy shall:
a) identify those areas/features on site to which bats and other noctule species are particularly sensitive and that are likely to cause disturbance in or around their breeding sites and resting places, or along important routes used to reach key areas of their territory,
for example, for foraging, and
b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.
Any lighting must demonstrate that it would not cause a hazard to the users of the railway and the details shall be agreed in conjunction with Network Rail.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.
Reason
To ensure development is ecologically sensitive and does not negatively impact upon protected species in accordance with the National Planning Policy Framework as well as ensure that any future lighting does not cause harm to the users of the Railway. |
13)
No development shall take place (including any, ground works, site clearance) until an ecological Precautionary Method of Working (PMW) has been submitted to and approved in writing by the local planning authority. The PMW shall be informed by the January 2023 Ecology Report attached to the application and include the following.
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'.
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) Use of protective fences, exclusion barriers and warning signs.
The approved PMW shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason
To ensure the construction works results in an acceptable impact in the context of ecology and biodiversity (Policy EE3 CBLP and Chapter 16 NPPF). |
14)
No development shall take place (including any, ground works, site clearance) until a Reptile Mitigation Strategy has been submitted to and approved in writing by the local planning authority. The Reptile Mitigation Strategy must be informed by the January 2023 Ecology Report attached to the application.
Reason
To ensure that the development does not negatively impact upon reptiles. |
15)
The noise level in rooms at the development hereby approved shall meet the noise standard specified in BS8233:2014 for internal rooms and external amenity areas. Prior to occupation of any dwelling, a post installation noise measurement survey shall be carried out and submitted and approved in writing to the Local Planning Authority to confirm compliance with the sound criteria and additional steps to mitigate noise shall be taken, if necessary.
Reason
To ensure future occupiers are not negatively impacted by noise. |
16)
Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:
i) A preliminary risk assessment which has identified:
all previous uses
potential contaminants associated with those uses
a conceptual model of the site indicating sources, pathways and receptors
potentially unacceptable risks arising from contamination at the site.
ii) A site investigation scheme, based on (i) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.
iii) The site investigation results and the detailed risk assessment (ii) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.
iv) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (iii) are complete and identifying any requirements for longer term monitoring of pollutant linkages, maintenance and arrangements for contingency
action. Any changes to these components require the express consent of the local planning authority. The scheme shall be implemented as approved.
Reason
To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
17)
Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.
Reason
To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
18)
No development shall commence within each development area (including demolition, ground works, vegetation clearance) until a landscape and ecological management plan (LEMP) has been submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following.
Description and evaluation of features to be managed.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Appropriate management options for achieving aims and objectives.
Prescriptions for management actions.
Preparation of a work schedule
Details of the body or organization responsible for implementation of the plan.
Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason
To ensure appropriate management and maintenance of landscape and ecological features in the interests of visual amenity, landscape mitigation and biodiversity net gain (Policies HQ1, EE3 and EE5 CBLP and Chapters 12 and 16 NPPF). |
19)
Part A: No development shall commence until a Sustainability Statement has been submitted to and approved in writing by the local planning authority. The statement shall set out how the development will comply with Policy CC1 of the CBLP and shall ensure that the development will comply with the following:
1. be resource efficient through orientation, layout, design and choice of materials;
2. reduce carbon emissions: disposal, construction, operational and embodied in the materials;
3. maximise on renewable energy generation;
4. be climate resilient how orientation, layout, landscaping and materials will help to avoid heat island effect and overheating in buildings;
5. use water resources sustainably by reducing water usage and maximising reuse of water where possible;
Part B: No dwelling shall not be occupied until a post construction verification report has been submitted to and approved in writing by the Local Planning Authority confirming compliance with the approved sustainability statement.
Reason:
To ensure that the development is sustainable in terms of climate change and renewable energy and complies with Policy CC1 of the CBLP and the NPPF. |
20)
Any future reserved matters applications relating to layout shall include details relating to the provision of fire hydrants throughout the development. The details shall ensure that no dwelling is more than 90m from a fire hydrant.
The fire hydrants shall be constructed in accordance with the approved details for each part of the development prior to that part of the development being brought into use.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. |
21)
With any Reserved Matters application a Housing Mix Statement shall be submitted to demonstrate how the proposed housing mix within the application contributes to meeting the needs of different sections of the community, with reference to the housing mix set out within the Council's Strategic Housing Market Assessment, or other more up-to-date evidence if agreed by the Council.
The Schedule will also demonstrate how the development is meeting the following requirements:
1. a minimum of 35% of all residential properties shall be Category 2 Requirement M4(2) adaptable homes (or any new or revised regulations that revoke or modify the Building Regulations
2. a minimum of 5% of all residential properties shall be Category 3, Requirement M4(3) wheelchair adaptable homes (or any new or revised regulations that revoke or modify the Building Regulations).
Reason: To ensure that the development meets the needs of different sections of the community and to encourage sustainable, inclusive and mixed communities.
(Policies H1 and H2, CBLP and Section 5, NPPF) |
22)
Any future Reserved Matters application shall include the following information:
1. A plan showing full details of finished floor levels for each building and finished site levels (for all hard surfaced and landscaped areas) in relation to existing ground levels;
2. Sections showing the relationship between neighbouring properties along Park Road and Spensley Road and the proposed development;
3. A plan which identifies the materials of construction;
4. A plan which demonstrates the tenure and housing mix;
5. A plan which shows parking provision;
6. A plan which shows the location, design and type of cycle parking in accordance with the latest CBC Guidance
7. A plan which shows the location of refuse storage and collection points
7. A plan which shows the location and types of proposed boundary treatments.
Reason: For the avoidance of doubt and to ensure a satisfactory form of development.
(Policy HQ1, CBLP and Section 12, NPPF) |
23)
No development shall take place, including any works of demolition, until a Construction Traffic and Environmental 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:
1. The parking of vehicles
2. Loading and unloading of plant and materials used in the development
3. Storage of plant and materials used in the development
4. The erection and maintenance of security hoarding / scaffolding
5. Wheel washing facilities
6. Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
7. Footpath/footway/cycleway or road closures needed during the development period
8. Traffic management needed during the development period.
9. 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.
10.Details of any temporary construction access, including appropriate visibility splays.
11.Details of any temporary speed restrictions or other works which may be necessary to facilitate safe construction access.
12. Permitted working hours and use of any lighting (including lighting specification)
13. Measures of protecting existing vegetation and landscaping for the lifetime of the construction works
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 and the environment.
This condition is pre-commencement to ensure that the construction details are approved prior to being implemented. |
24)
With any future reserved matters application, 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 for implementation
The scheme shall be completed in accordance with these approved details.
Reason: To assist with the transition to low-emission vehicles in line with the National Planning Policy Framework (2023) and Policy T5 of the Central Bedfordshire Local Plan. |
25)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR112, or a 'Further Licence') and with the proposals detailed on plan 'Land off Park Road, Westoning: Impact plan for great crested newt District Licensing (Version 1)', dated 18th October 2023.
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, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
26)
No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR112, or a 'Further Licence'), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the planning authority and the authority has provided authorisation for the development to proceed under the district newt licence.
The delivery partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
Reason:
In order to adequately compensate for negative impacts to great crested newts, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
27)
No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence WML-OR112 (or a 'Further Licence') and in addition in compliance with the following:
Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
Capture methods must be used at suitable habitat features prior to the commencement of the development (i.e., hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto a development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development).
Amphibian fencing and pitfall trapping must be undertaken at suitable habitats and features, prior to commencement of the development.
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, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
28)
The development shall not be occupied until an updated Residential Travel Plan has been submitted to and approved in writing by the Council. Such a Travel Plan to include details of:
Predicted travel to and from the site and targets to reduce car use
Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks, and how the development would link into and help achieve the CBC walking and cycling infrastructure plans.
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport
Timetable for implementation of measures designed to promote travel choice
Plans for monitoring and review, annually for a period of 5 years at which time the obligation will be reviewed by the planning authority
Details of provision of cycle parking in accordance with Council guidelines
Details of marketing and publicity for sustainable modes of transport to include site specific welcome packs. Welcome packs to include; Walking, cycling, public transport and rights of way information. Site specific travel and transport information
Travel vouchers
Details of relevant pedestrian, cycle and public transport routes to/ from and within the site
Copies of relevant bus and rail timetables
Details of the appointment of a travel plan co-ordinator. The travel plan co-ordinator will work with CBC to explore and identify potential sources of funding for sustainable travel in the area, and details of how this will be carried out will be included within the plan.
No part of the development shall be occupied prior to implementation of those parts identified in the Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as being capable of implementation after occupation shall be implemented in accordance with an agreed timetable and shall continue to be implemented as long as any part of the development is occupied.
Reason: To promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network. |
29)
Within the submission of any reserved matters application a Development Parameters Scheme for the self / custom-build dwellings within the scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall set out the guiding principles to be applied in the design of any dwelling, associated structures, hard surfaces and landscaping to be constructed pursuant to this planning permission. The scheme shall include, but not be limited to: maximum building height, built form, materials, plot coverage, set back from plot boundaries, boundary treatment, access and parking facilities and, protection of existing trees and hedges. The design of each self-build dwelling the subject of this permission shall be developed in accordance with the approved Development Parameters Scheme.
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. |
30)
No development shall commence until a Soil Management Pan has been submitted to and approved in writing by the Local Planning Authority. The Soil Management Plan shall include:
Maps showing topsoil and subsoil types and areas to be stripped;
Methods for stripping, stockpiling, respreading and improving soils;
Haul routes;
Location and content of each soil stockpile;
Schedules of volumes for each material;
Formation level decompaction measures;
Soil re-spreading and decompaction;
Soil dispersal (if necessary); and
Who is responsible for supervising soil management.
Thereafter the development shall only be carried out in full accordance with the approved scheme.
Reason: Details are required prior to commencement of development, to mitigate impacts on geodiversity through avoiding the loss, damage or contamination of valuable soil resources and reduce impacts on climate change, whether the soil will be retained for future landscaping on-site, or used or sold off-site, in accordance with Policies CC1 and EE2 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
31)
No residential unit shall be first occupied until an implementation timetable for all hard and soft landscaping, in full accordance with the Landscaping details approved under Condition 2 and a five-year Landscape Maintenance and Management Plan from the date of its implementation have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the management body, who will be responsible for delivering the approved landscape maintenance and management plan. All landscaping shall be implemented in accordance with the approved implementation timetable and shall be maintained and managed in accordance with the approved maintenance and management plan following its implementation.
Reason: To ensure a satisfactory standard of development and to safeguard the future landscaping proposals on site. (Section 15, NPPF) |
32)
Any reserved matters application pursuant to condition 2 of this permission, shall include 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 the NPPF. |
33)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), 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:
method statements for the investigation of all archaeological remains present at the site.
a method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
an outline strategy for community engagement
an outline strategy for post-excavation assessment; analysis, publication, and archive deposition including details of the timetable for each stage of the post-excavation works.
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 18 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, as a standalone monograph or 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 3 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. |
34)
No development shall commence until details confirming the dwellings would benefit from Gigabit capable next generation broadband infrastructure, consisting of fibre to the premises solution, or the equivalent technology, capable of providing minimum available speeds of 100Mbps, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall only be carried out in full accordance with the approved details.
Reason: Details are required prior to commencement of development to ensure the expansion and improvement of electronic communication networks, which are critical to supporting and growing business and economic productivity, in accordance with Policy HQ5 of the Central Bedfordshire Local Plan (2021). |
35)
Any reserved matters applications to be submitted pursuant to Condition 2 of this permission will be required to demonstrate how Policy EE1 (Green Infrastructure) of the Central Bedfordshire Local Plan (2021) will be met through the detailed design. This is expected to include the integration of high quality, multifunctional green infrastructure which incorporates sustainable drainage systems, enhances biodiversity, landscape character, and design quality.
Reason: To ensure a satisfactory standard of development that incorporates green infrastructure in accordance with Central Bedfordshire Local Plan (2021) Policy EE1. |
36)
Prior to the commencement of development, the applicant shall fund the Traffic Regulation Order process to implement a new 40mph speed limit transition zone on Park Road (A5120), between the existing 30mph limit and a relocated start of the national speed limit, as shown indicatively on Drawing No.18342-WEST-5-100 Revision E. The applicant will subsequently implement any such order, including associated signage, if granted, as part of the highways works shown indicatively on Drawing No.18342-WEST-5-100 Revision
E.
Reason
To reflect the extension of built form of the settlement and to improve the highway environment. |
37)
The finalised scale of development and its layout, submitted as a Reserved Matters application, shall adhere to the observations, requirements, conclusions and recommendations as found in Section 6 "Arboricultural Appraisal", and Section 7 "Conclusions and Recommendations" of the supporting document "Arboricultural Impact Assessment" dated 14th July 2022 (Document Ref. No. JBA 21/072 AR01 Issue A), and its Appendix 2 "Tree Constraints Plan" (Drawing No. JBA 21/072 TC01), as prepared by James Blake Associates.
REASON
To ensure that the scale of development and its layout fully accommodates the above and below ground constraints and recommendations identified in the "Arboricultural Impact Assessment" and "Tree Constraints Plan", so that tree retention and protection measures are sustainable and workable, and thereby demonstrate having been adequately considered in the design process. |
38)
The development hereby permitted shall not be carried out except in broad accordance with the details shown on plan number 18920-1010 Rev C.
Reason: To identify the approved plan/s and to avoid doubt. |
39)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 18342-WEST-5-100 Rev E, 18342-WEST-5-102 Rev B and 18920 -1000.
Reason: To identify the approved plan/s and to avoid doubt. |
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