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Conditions or Reasons for Planning Application - CB/22/03616/FULL
Conditions or Reasons:
1) Conditions relating to the FULL planning permission
The full element of the development hereby permitted (phase 1 (Entrance Zone), 1a (Production Zone 1) and 1b (Production Zone 2) which includes 54,334sqm of stages and workshops (E(g) (i-iii), 50sqm education hub (F.1(a)), 384sqm transport hub (F.2(b)), 384sqm community floorspace (F.2(b)), 8,701sqm of ancillary floorspace (E(g)(i-iii) and B8) and site wide enabling works.) shall begin no later than five years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.
2) Unless otherwise agreed in writing by the local planning (through a subsequent discharge of condition submission) the development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plan numbers: PALM1-SWE-XX-XX-DR-C-0600, PALM1-SWE-XX-XX-DR-C-0611, PALM1-SWE-XX-XX-DR-C-0612, PALM1-SWE-XX-XX-DR-C-0613, PALM1-SWE-XX-XX-DR-C-0001, PALM1-SWE-XX-XX-DR-C-0003, PALM1-SWE-XX-XX-DR-C-0004, PALM1-SWE-XX-XX-DR-C-0005, PALM1-SWE-XX-XX-DR-C-0006, PALM1-SWE-XX-XX-DR-C-0010, PALM1-SWE-XX-XX-DR-C-0011, PALM1-SWE-XX-XX-DR-C-0210, PALM1-SWE-XX-XX-DR-C-0211, PALM1-SWE-XX-XX-DR-C-0212, PALM1-SWE-XX-XX-DR-C-0213, PALM1-SWE-XX-XX-DR-C-0214, PALM1-SWE-XX-XX-DR-C-0215, PALM1-SWE-XX-XX-DR-C-0216, PALM1-SWE-XX-XX-DR-C-0217, PALM1-SBR-S00200 Overall Masterplan, PALM1-SBR-EXX-00-DR-A-80120, PALM1-SBR-EXX-00-DR-A-80101, PALM1-SBR-EXX-00-DR-A-80102, PALM1-SBR-EXX-00-DR-A-80103, PALM1-SBR-EXX-00-DR-A-80104, PALM1-SBR-EXX-00-DR-A-80105, PALM1-SBR-EXX-00-DR-A-80106, PALM1-SBR-EXX-00-DR-A-80109, PALM1-SBR-EXX-00-DR-A-80111, PALM1-SBR-EXX-00-DR-A-80119, PALM1-SBR-EXX-00-DR-A-80112, PALM1-SBR-EXX-00-DR-A-80113, PALM1-SBR-EXX-00-DR-A-80114, PALM1-SBR-EXX-00-DR-A-80115, PALM1-SBR-EXX-00-DR-A-80116, PALM1-SBR-EXX-00-DR-A-80117, PALM1-SBR-EXX-00-DR-A-80118, PALM1-SBR-S01-00-DR-A-83100, PALM1-SBR-S01-00-DR-A-83101, PALM1-SBR-S01-00-DR-A-83102, PALM1-SBR-S01-00-DR-A-84101, PALM1-SBR-S01-00-DR-A-84102, PALM1-SBR-S02-00-DR-A-83100, PALM1-SBR-S02-00-DR-A-83101, PALM1-SBR-S02-00-DR-A-83102, PALM1-SBR-S02-00-DR-A-84101, PALM1-SBR-S02-00-DR-A-84102, PALM1-SBR-S03-00-DR-A-83100, PALM1-SBR-S03-00-DR-A-83101, PALM1-SBR-S03-00-DR-A-83102, PALM1-SBR-S03-00-DR-A-84101, PALM1-SBR-S03-00-DR-A-84102, PALM1-SBR-S04-00-DR-, A-83100, PALM1-SBR-S04-00-DR-A-83101, PALM1-SBR-S04-00-DR-A-83102, PALM1-SBR-S04-00-DR-A-84101, PALM1-SBR-S04-00-DR-A-84102, PALM1-SBR-S05-00-DR-A-83100, PALM1-SBR-S05-00-DR-A-83101, PALM1-SBR-S05-00-DR-A-83102, PALM1-SBR-S05-00-DR-A-84101 PALM1-SBR-S05-00-DR-A-84102 PALM1-SBR-S08-00-DR-A-83100, PALM1-SBR-S08-00-DR-A-83101, PALM1-SBR-S08-00-DR-A-83102, PALM1-SBR-S08-00-DR-A-84101, PALM1-SBR-S08-00-DR-A-84102, PALM1-SBR-S13-00-DR-A-83100, PALM1-SBR-S13-00-DR-A-83101, PALM1-SBR-S13-00-DR-A-83102, PALM1-SBR-S13-00-DR-A-84101, PALM1-SBR-S13-00-DR-A-84102, PALM1-SBR-W01-00-DR-A-83100, PALM1-SBR-W01-00-DR-A-83101, PALM1-SBR-W01-00-DR-A-84101, PALM1-SBR-W02-00-DR-A-83100, PALM1-SBR-W02-00-DR-A-83101, PALM1-SBR-W02-00-DR-A-84101, PALM1-SBR-W03-00-DR-A-83100, PALM1-SBR-W03-00-DR-A-83101, PALM1-SBR-W03-00-DR-A-84101, PALM1-SBR-W04-00-DR-A-83100, PALM1-SBR-W04-00-DR-A-83101, PALM1-SBR-W04-00-DR-A-84101, PALM1-SBR-W05-00-DR-A-83100, PALM1-SBR-W05-00-DR-A-83101, PALM1-SBR-W05-00-DR-A-84101, PALM1-SBR-W06-00-DR-A-83100, PALM1-SBR-W06-00-DR-A-83101, PALM1-SBR-W06-00-DR-A-84101, PALM1-SBR-W07-00-DR-A-83100, PALM1-SBR-W07-00-DR-A-83101, PALM1-SBR-W07-00-DR-A-84101, PALM1-SBR-W17-00-DR-A-83100, PALM1-SBR-W17-00-DR-A-83101, PALM1-SBR-W17-00-DR-A-84101, PALM1-SBR-W18-00-DR-A-83100, PALM1-SBR-W18-00-DR-A-83101, PALM1-SBR-W18-00-DR-A-84101, PALM1-SBR-OA1-00-DR-A-83100, PALM1-SBR-OA1-00-DR-A-83101, PALM1-SBR-OA1-00-DR-A-84101, PALM1-SBR-OA2-00-DR-A-83100, PALM1-SBR-OA2-00-DR-A-84101, PALM1-SBR-OA3-00-DR-A-83100, PALM1-SBR-OA3-00-DR-A-83101, PALM1-SBR-OA3-00-DR-A-83102, PALM1-SBR-OA3-00-DR-A-84101, PALM1-SBR-C01-00-DR-A-83100, PALM1-SBR-C01-00-DR-A-83101, PALM1-SBR-C01-00-DR-A-84101, PALM1-SBR-H01-00-DR-A-83100, PALM1-SBR-H01-00-DR-A-83101, PALM1-SBR-H01-00-DR-A-84101, PALM1-SBR-V01-00-DR-A-83100

Reason: To ensure that the development is consistent with the approved permission, and to ensure a satisfactory impact occurs on the surrounding environment. To accord with the objectives of Policies EMP5, T2, EE5, and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF
3) Conditions relating to the OUTLINE planning permission
No development, in relation to that part of the site for which Outline planning permission is granted, apart from enabling works, earthworks and access works, shall commence before detailed plans showing the layout, scale and external appearance of the buildings to be constructed and landscaping to be implemented (hereinafter referred to as "the Reserved Matters") for the relevant phase have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved.

Reason: To comply with Part 3 Article 6 of the Town and Country Planning (Development Management Procedure) Order 2015.
4) Applications for the approval of the Reserved Matters shall be made to the Local Planning Authority not later than 5 years from the date of this permission. The development hereby permitted in Outline form shall be begun not later than 5 years from the date of this permission, or not later than two years from the date of approval of the last Reserved Matters, whichever is the later.

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.
5) The Outline element of the application shall be carried out in accordance with:
i. the design principles contained in section 5 of the Design and Access Statement Palm1-SBR-EXX-00-RP-A-80001 and Design Code Palm1-SBR-EXX-00-RP-A-80002;
ii. the mitigation requirements set out in Table 16.1 of the Environmental Statement dated August 2022
iii. in substantial compliance with the following plans: Palm1- SBR- ZZ-00-DR-A-00200, ,Overall Masterplan Rev C08, Palm1-EXX-00DR-A-80109 Phasing Plan Rev C05, Palm1-SBR-EXX-00-DR-A-80114 Parameter Plan A Rev C06, Palm1-SBR-EXX-00-DR-A-80111 Parameter Plan B Rev C06, Palm1-SBR-EXX-00-DR-A-80112 Parameter Plan C Rev C05, Palm1-SBR-EXX-00-DR-A-80113 Parameter Plan D Rev C05, Palm1-SBR-EXX-00-DR-A-80115 Parameter Plan F Rev C05, Palm1-SBR-EXX-00-DR-A-80116 Parameter Plan G Rev C05, Palm1-SBR-EXX-00-DR-A-80117 Parameter Plan H Rev C05

Reason: To ensure that the detailed development is consistent with the Approved Outline permission, and to ensure a satisfactory impact occurs on the surrounding environment. To accord with the objectives of Policies EMP5, T2, EE5, and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF.
6) Notwithstanding the information contained on drawing Palm1- SBR-EXX-00-DR-A-80109 Phasing Plan Rev C05 alongside the submission of the first reserved matters application, a Site Wide Phasing Plan shall be submitted to the Local Planning Authority for approval. This shall include the broad sequence of the following elements and a mechanism for the review and amendment of the phasing plan:
- the Development Parcels
- major on-site and where relevant off-site infrastructure works
- on-site parking
- sustainable drainage systems
No development other than on phase 1 shall commence until the Site Wide Phasing Plan has been approved in writing by the Local Planning Authority. Any subsequent changes to the approved Site Wide Phasing Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the phasing contained within the approved Phasing Plan.

Reason: To ensure an appropriate standard of development and to provide understanding and control of the phasing timetable.
7) For the avoidance of doubt finished building heights shall not exceed those indicated on drawing no. PALM1-SBR-EXX-00-DR-A-80111 Rev C06- Parameter Plan B - Proposed Height.

Reason: This matter is fundamental to the acceptable delivery of the permission to safeguard the amenities of nearby properties and to safeguard the character and appearance of the area.
8) Conditions relating to the entire development site
The maximum cumulative floorspace of the buildings hereby approved (which, for the avoidance of doubt includes any mezzanine floor areas) shall not exceed 139,000sqm square metres gross internal floor area. Phase 1 shall comprise no more than 64,000sqm (54,334sqm E(g) (i-iii) Stages & Workshops, 50sqm F.1(a) Education Hub, 384sqm F.2(b) Transport Hub, 384sqm F.2(b) Community Hub, 8,701sqm E(g)(i-iii) & B8 ancillary floorspace) and phase 2 and 3 shall comprise no more than 75,000 sq metres of floor space overall within the use classes E(g) (i-iii) & B8 for Stages, Workshops and Storage, and ancillary overnight accommodation, 1,200 space multi storey car park and other associated ancillary floorspace.

Reason: To control the cumulative floor area of the proposed development and to ensure that the site is not overdeveloped to the detriment of the character and appearance of the area.
9) The film and tv studio campus buildings including overnight accommodation and education/community uses hereby permitted shall be for those uses only and for no other purposes unless agreed in writing by the Local Planning Authority.

Reason: To control the future use and activities of the buildings in the development
10) Prior to the commencement of development including site clearance, earthworks, or the import and export of materials a Construction Traffic, Environment, Waste and Soil Management Plan shall be submitted to and be approved in writing by the Local Planning Authority for each phase. The Construction Traffic, Environment, Waste and Soil Management Plan shall be informed by the Construction Environment Management Plan (Framework).The Construction Traffic, Environment, Waste and Soil Management Plan shall include site procedures to be adopted during the course of construction for the relevant part of the development to which it relates. This shall include:
-Details of ANPR monitoring to monitor and manage the routing of construction phase traffic.
-Proposed means of construction access, including appropriate visibility;
-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;
-Details of escorts for abnormal loads;
-Temporary removal and replacement of highway infrastructure and street furniture; temporary (or otherwise) widening of roads to accommodate vehicles along construction access routes;
-The reinstatement of any signs, verges or other items displaced by construction traffic;
-Banksman and escort details; and
-Tracking diagrams.
-a dust management plan
-noise and vibration management plan
-location of site compound
-loading and unloading of plant and materials
-the erection and maintenance of security fencing/hoardings and lighting
-parking of vehicles of site operatives and visitors
-storage of waste and streaming of waste for recycling
-control of construction hours
-Details of the protection of habitats and protected species to include full details of a site resurvey for protected species in advance of development in sufficient time to modify plans and / or acquire relevant licences and details of how the status of protected species within the site will be kept under review during construction.
-Details of retained tree and hedge areas and measures for their protection.

The construction of the development of each Development Phase shall be carried out in accordance with the approved Construction Traffic, Environment, Waste and Soil Management Plan for that Development Phase.

Reason: In order to minimise the impact of construction work on the highway network, the amenities of nearby residential properties and on existing trees, landscape features and biodiversity (Section 12 and 15, NPPF) This information is required prior to the commencement of the works to ensure the construction operations do not have an adverse impact on the highway network, the amenities of nearby residential properties and on existing trees, landscape features and biodiversity
11) Prior to the commencement of development of each phase a Landscape and Ecology Management Plan shall be submitted to and be approved in writing by the Local Planning Authority for that Development Parcel or Infrastructure Parcel. The submitted Landscape and Ecology Management Plan shall be informed by the Biodiversity Net
Gain Plan and 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 (to include but not limited to a woodland management program and habitat creation and enhancement works)
-Prescriptions for management actions
-Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)
-Details of the body or organization responsible for implementation of the plan
-Ongoing monitoring and remedial measures
-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
-Details of 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 development of each Development Phase shall take place in accordance with the approved Landscape and Ecology Management Plan for that Development Phase.

Reason: To safeguard the character and appearance of the area including the intrinsic character and beauty of the Countryside, to ensure that the appearance of the development would be acceptable, as well as to ensure a net gain for biodiversity, in accordance with Policies EE1, EE2, EE4, EE5, EE13 and HQ1 of the Central Bedfordshire Local Plan (2021).
12) Prior to the commencement of development of any phase excluding Enabling Works, a Biodiversity Net Gain Strategy to include an updated Biodiversity Net Gain metric shall be submitted to and be approved in writing by the Local Planning Authority. The Biodiversity Net Gain Strategy shall include:
-The baseline biodiversity position for each phase
-In broad strategic terms, how 10% biodiversity net gain over the baseline position will be achieved across the development'.

Reason: To ensure a net gain for biodiversity is achieved from the development, to accord with the objectives of Policies EE1, and EE2 of the Central Bedfordshire Local Plan (2021). This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on any natural features to be retained
13) Prior to the commencement of development excluding Enabling Works, a Biodiversity Net Gain Plan shall be submitted to and to be approved in writing by the Local Planning Authority for that phase of development. The specific Biodiversity Net Gain Plan will accord with the approved Sitewide Biodiversity Net Gain Strategy. The Biodiversity Net Gain Plan shall include:
-Details on how the proposed development has taken steps to avoid and minimise impacts on biodiversity
-Details of the on-site biodiversity measures that are to be undertaken, the pre-development and post-development biodiversity value of the on-site habitats for that Development Parcel
-Details of off-Site biodiversity measures
The development of each Development phase shall thereafter be carried out in accordance with the approved Biodiversity Net Gain Plan for that phase.

Reason: To ensure a net gain for biodiversity is achieved from the development, to accord with the objectives of Policies EE1, and EE2 of the Central Bedfordshire Local Plan (2021). This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on any natural features to be retained
14) Prior to the commencement of development on any phase which contains or is in close proximity to any tree, full details of Tree Protection Measures to be implemented, including a Tree Protection Plan showing substantial protective fencing for the protection of all trees to be retained on that phase, shall be submitted to and approved in writing by the Local Planning Authority. The approved Tree Protection Measures for a development phase shall be installed and maintained until all equipment, machinery and surplus materials have been removed from that phase of development. Nothing shall be stored or placed in any protected fenced area in accordance with this condition and the ground levels within those protected fenced areas shall not be altered, nor shall any excavation be made except as permitted by the relevant Tree Protection Plan.

Reason: To safeguard the existing trees on the site in the interests of visual amenity. To accord with the objectives of Policy EE4 of the Central Bedfordshire Local Plan (2021) This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on any natural features to be retained
15) No phase of development hereby approved shall be occupied until details of external artificial lighting have been submitted to and approved in writing by the Council. Lighting contours shall be submitted to demonstrate that the vertical illumination of neighbouring premises is in accordance with the recommendations of the Institution of Lighting Professionals in the 'Guidance Note 01/20: Guidance Notes for the Reduction of Obtrusive Light'. Details should also be submitted for approval of measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Colour of lighting shall appear warm and not exceeding 3000 kelvin (K) and be compatible with landscape and background light conditions. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained Internal Lighting (light pollution emitted through glazing/ membrane) eg. Air Halls. The development shall take place in accordance with the Lighting Scheme approved.

Reason: To protect the amenity of existing local residents, to minimise impact on biodiversity and the adjacent railway. To accord with the objectives of Policies CC8 and HQ1 of theCentral Bedfordshire Local Plan (2021) and the NPPF.
16) Prior to the commencement of any above ground construction works for any building hereby approved, details of the external building materials to be used for the external windows (glazing detail shall include mitigation measures to minimise light trespass, glare and sky glow from internally transmitted or reflected artificial light), doors, walls, roofs and rainwater goods of that proposed building shall be submitted to and approved in writing by the Council. The buildings shall thereafter be constructed in accordance with the approved external building materials details.

Reason: To protect the amenity of existing local residents, to minimise impact on biodiversity and the adjacent railway and to ensure a high standard in the quality of the development in accordance with the objectives of Policies CC8 and HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF.
17) 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 a Verification Report that the surface water drainage scheme has been correctly and fully installed as per the final approved details. The surface water drainage shall be constructed to manage surface water runoff from the development for up to and including the 1 in 100+40%CC rainfall event, via release to lake and controlled (inactive high flow pump) discharge from lake. The final detailed design shall be based on the agreed Drainage Strategy (Ref: PALM1-SWE-XX-XX-RP0002 19/8/2022) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2015) 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 agreed by the Bedford Group of Internal Drainage Boards. The applicant should address points 1 to 6 (Informative 1) 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.
18) The development hereby permitted must not commence (excluding enabling works) until such time as a scheme to:
- Provide detailed designs of the alterations to the Harrowden Brook and the Lake
- provide model files and outputs to update the flood map for planning (rivers and Sea). (These will be based upon the detailed design of the development and alterations of the Harrowden Brook.)
has been submitted to, and approved in writing by, the local planning authority. The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme's timing/phasing arrangements

Reason: To ensure that there are no detrimental impacts to flood storage or flood flow routes. This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
19) Prior to commencement of development above slab level on each Development Phase, excluding Enabling Works, details of Carbon Reduction / Sustainability Strategy demonstrating how that Development Phase will comply with the objectives set out in Policy CC1 of the Central Bedfordshire Local Plan (2021) shall be submitted to and be approved in writing by the Local Planning Authority. The strategy shall include:
a-How a reduction in carbon dioxide emissions by at least 10% against Building Regulations, Part L 2013 will be achieved.
b-How the design maximises opportunities for inclusion of renewable energy generation.
c-How a higher water efficiency standard (110 litres per person per day as a minimum) shall be achieved.
d-How a water sensitive approach has been taken, including the incorporation of measures such as grey water recycling and water butts, that further promote water efficiency and aim to achieve water neutrality.
The development of each phase shall thereafter be carried out in accordance with the approved Carbon Reduction / Sustainability Strategy for that Development Phase.

Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan
20) Within 3 months of practical completion of each Development Phase, a Verification Survey for that Development Phase shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures set out in the Carbon Reduction / Sustainability Strategy to address climate change and sustainability in the development, have been implemented in full.

Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan
21) Prior to commencement of development above slab level on each development phase, details shall be submitted to and approved in writing by the Council, of the external sound level emitted from premises and plant/ machinery/ equipment and mitigation measures as appropriate. The measures shall ensure that the external sound level emitted from plant, machinery/ equipment shall not exceed existing background sound level in order to prevent any adverse impact. The assessment shall be made in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive premises, with all machinery operating together at maximum capacity. A post installation noise assessment shall be carried out where required to confirm compliance with the sound criteria and additional steps to mitigate noise shall be taken, as necessary. Approved details shall be implemented prior to occupation of each specific phase of development and thereafter be permanently retained.

Reason: To protect the amenity of existing local residents
22) Prior to commencement of development above slab level on each development phase, details of anti-vibration measures including a timetable for implementation shall be submitted to and approved in writing by the Council. The measures shall ensure that machinery [plant/ equipment] [extract/ ventilation system and ducting] are mounted with proprietary anti-vibration isolators and fan motors are vibration isolated from the casing and adequately silenced. Approved details shall be implemented in accordance with the approved timetable of implementation and thereafter permanently retained.

Reason: To protect the amenity of existing local residents
23) Prior to commencement of development above slab level on each development phase, details shall be submitted to and approved in writing by the Council, of the installation, operation, and maintenance of the odour abatement equipment and extract system, including the height of the extract duct and vertical discharge outlet, in accordance with the EMAQ+ publication Control of Odour and Noise from Commercial Kitchen Exhaust Systems. Approved details shall be implemented prior to the commencement of the use and thereafter be permanently retained.

Reason: To protect the amenity of existing local residents
24) No development (with the exception of enabling and relevant investigation works) shall commence until a site investigation undertaken in compliance with the approved site investigation scheme, and a quantitative risk assessment report is submitted to and approved in writing by the Local Planning Authority. This report shall: assess the degree and nature of any contamination identified on the site through the site investigation; include a revised conceptual site model from the preliminary risk assessment based on the information gathered through the site investigation to confirm the existence of any remaining pollutant linkages and determine the risks posed by any contamination to human health, controlled waters and the wider environment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.

Reason: To protect the amenity of future occupiers and the environment. This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
25) In the event that contamination is discovered, works shall immediately cease on site. No development shall commence again until, a remediation method statement is submitted to and approved in writing by the Council. This statement shall detail any required remediation works and shall be designed to mitigate any remaining risks identified in the approved quantitative risk assessment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing. Unless the Council agree in writing, no development shall recommence until the approved remediation method statement has been carried out in full and a verification report confirming these works has been submitted to, and approved in writing, by the Council. This report shall include: details of the remediation works carried out; results of any verification sampling, testing or monitoring including the analysis of any imported soil; all waste management documentation showing the classification of waste, its treatment, movementand disposal; and the validation of gas membrane placement. If, during development, contamination not previously identified is found to be present at the site, the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation shall be detailed in an amendment to the remediation statement and verification of these works included in the verification report. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing

Reason: To protect the amenity of future occupiers and the environment.
26) Unless the Council agree in writing no development shall commence until an onward long-term monitoring methodology report is submitted to and approved in writing by the Council where further monitoring is required past the completion of development works to verify the success of the remediation undertaken. A verification report of these monitoring works shall then be submitted to and approved in writing by the Council when it may be demonstrated that no residual adverse risks exist. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.

Reason: To protect the amenity of future occupiers and the environment.
27) Development shall not commence until a construction methodology has been submitted to and approved in writing by the Local Authority. The construction methodology shall demonstrate consultation with the Asset Protection Project Manager at Network Rail. The development shall thereafter be carried out in accordance with the approved construction methodology unless otherwise agreed in writing by the Local Planning Authority.

Reason: To minimize impact on the adjacent railway. This information is required prior to the commencement of the works to ensure the construction operations do not have an adverse impact on the adjacent railway
28) No development above slab level shall commence until there's been submitted to and approved in writing by the local planning authority
-a plan indicating the type (positions design materials) of boundary treatment to be erected
- full details of an acoustic fence
-suitable trespass proof fence adjacent to Network Rail's boundary including details of its- provision and for its future renewal and maintenance
- timetable for implementation.
The boundary treatment shall be in completed in accordance with the timetable for implementation

Reason: to protect the visual appearance of the area, to protect the flora and fauna and to minimise the potential of trespass on to the railway
29) No development above slab level shall commence until full details of hard landscape and soft landscape works, (to include but not be limited to)
a-soft landscaping shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); - schedules of plants, noting species, plant sizes at the time of their planting, and proposed numbers/densities where appropriate;
b-Full details of a 30 year landscape maintenance regime after completion of works.
c-An implementation programme (including a timetable) for the landscape works.
have been submitted to and approved in writing by the local planning authority. These shall be carried out in full in accordance with the approved details and the timetable for implementation. Any trees or plants planted in connection with the approved soft landscape details which within a period of 5 years from planting die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written approval to any variation.

Reason: To ensure the development is satisfactorily assimilated into the area to enhance biodiversity and to minimise any impact on the railway
30) Prior to commencement of development above slab level on each Development phase, details of a Public Art Scheme shall be submitted to and approved in writing by the Local Planning Authority. The Public Art Scheme shall include:
-Brief for involvement of artists, site context, background to development, suitable themes and opportunities for public art
-Management - who will administer the commission and contact details.
-Time scales / programme
-Method of commissioning artists / artisans, means of contact, selection process / selection panel and draft contract for appointment of artists
-Community engagement to be undertaken by artists.
-Funding - budgets and administration.
-Future care and maintenance.
Following commencement of development of each Development Phase the approved Public Art Scheme for that Development Phase shall be implemented in full accordance with the programme approved as part thereof.

Reason: In the interests of visual amenity, promoting local distinctiveness and creating a sense of place, in accordance with Policy HQ7 of the Central Bedfordshire Local Plan (2021).
31) Prior to commencement of development on each phase a scheme shall be 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 any of the buildings hereby approved the fire hydrants serving that building shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.

Reason: The condition must be pre-commencement to ensure that any ground works do not prejudice the appropriate siting of fire hydrants, in the interests of fire safety and providing safe and accessible developments.
32) Prior to the occupation of the relevant phase, a scheme for the provision of waste receptacles for each building shall be submitted to and approved in writing by the local planning authority. No building shall be occupied until the waste receptacles for that building have been provided in accordance with the approved details.

Reason: In the interest of amenity and to reduce waste generation in accordance with the Councils' Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006).
33) Details of full fibre broadband connections to all proposed buildings shall be submitted to and approved in writing by the local planning authority. The infrastructure serving each building shall be installed prior to occupation of that building and made available for use immediately on occupation of that of that building in accordance with the approved details.

Reason: To ensure the provision of broadband infrastructure in accordance with Local Plan Policy HQ5.
34) No laying of services, creation of hard surfaces or erection of a building on a on a Development Phase shall take place until a detailed design of the Foul Water Drainage System for that Development Phase has been submitted to and approved in writing by the Local Planning Authority. Such design shall include details of connection points and discharge rates to the public network and full details of a Management and Maintenance Plan of the foul water system. The development of each Development Parcel or Infrastructure Parcel shall thereafter be carried out in accordance with the approved Foul Water Drainage System for that Development phase.

Reason: To prevent environmental and amenity problems arising from flooding. To accord with the objectives of Policy CC6 of the Central Bedfordshire Local Plan (2021). This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
35) The overnight accommodation, canteen/ restaurant, cinema, gym shall only operate as an ancillary use to the main film studio and shall not be open to the general public.

Reason: To minimise additional traffic movements to the main Quest Pit site in the interests of highway safety and convenience and to minimise the impact on site wide ecology
36) Prior to commencement of development above slab level on each Development phase, a scheme of measures and other facilities to ensure the safety and security of the site. These shall include CCTV, lighting, boundary treatments and details of security management. The approved scheme shall be Approved details shall be implemented prior to occupation of each specific phase of development and thereafter be permanently retained.

Reason: To minimise the opportunity for crime and to provide a safe environment
37) Prior to first occupation of any building on each phase, a scheme for the charging of electric and ultra-low emission vehicles to serve that building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of Central Bedfordshire Local Plan and the Electric Vehicle Charging: Guidance for New Developments SPD (2022) and shall include the following:
-Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
-imescales / 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, the Electric Vehicle Charging: Guidance for New Developments SPD (2022), and paragraph 110 of the National Planning Policy Framework.
38) Notwithstanding the details hereby approved, the lake shall not be used as a shoot location.

Reason: To safeguard the character and appearance of the area including the intrinsic character and beauty of the Countryside and to minimise the impact on biodiversity.
39) Prior to occupation of any development phase details of flood resilience measures including a detailed emergency evacuation plan shall be submitted to and approved in writing by the local planning authority the measures hereby approved shall remain in place during the lifetime of the development

Reason In order to safeguard future occupiers in the event of flooding
40) Prior to the occupation of each phase, details of secure and covered cycle parking facilities (in accordance with the Councils adopted standards) for the occupants of and visitors to that building shall be submitted to and approved in writing by the Local Planning Authority. The approved facilities shall be fully implemented and made available for use prior to the occupation of that building and shall thereafter be available for use at all times.

Reason: To ensure that satisfactory facilities for the parking of cycles are provided and to encourage travel by means other than private motor vehicles
41) No on-site development shall commence, including ground clearance, excavation works, or the import or materials until the northern site access junction, including the associated right turn lane, and extension to the 40mph speed limit, as shown indicatively on plan ref.BE5650-3PD-010 Rev D Proposed Ghost Island Access, has been constructed in accordance with the approved details, amended as necessary by the relevant detailed design, technical and safety audit processes, and opened to traffic. Unless otherwise agreed in writing with the Local Planning Authority, the vertical alignment of the junction works, including the junction approach within the development for a minimum of the first 15m from the highway boundary, shall be in accordance with the relevant sections of the DMRB.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
42) Before either of the two new vehicular accesses are brought into operational use, any existing access within the frontage of the land to be developed, not incorporated in the accesses hereby approved shall be closed in a manner to the Local Planning Authority's written approval and constructed in accordance with the approved details.

Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
43) No part of the development shall be occupied, until the southern site access junction roundabout, as shown indicatively on plan ref. BE5650-3PD-008 Rev E Proposed Roundabout Access, has been constructed in accordance with the approved details, amended as necessary by the relevant detailed design, technical and safety audit processes, and opened to traffic. Unless otherwise agreed in writing with the Local Planning Authority, the vertical alignment of the junction works, including the junction approach within the development for a minimum of the first 20m from the highway boundary, shall be in accordance with the relevant sections of the DMRB.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
44) The visibility splays shown on plan refs:
i. BE5650-3PD-008 Rev E Proposed Roundabout Access
ii. BE5650-3PD-010 Rev D Proposed Ghost Island Access
iii. BE5650-3PD-012 Rev C Visibility to Signal Head
iv. BE5650-3PD-013 Rev C Visibility at Pedestrian Crossings
v. BE5650-3PD-024 Visibility splay PT Hub
Shall be provided prior to each access, junction, or crossing point in question being first brought into use and shall thereafter be maintained and be kept free of any obstruction for the lifetime of the development.

Reason: To provide adequate visibility between the existing highway and the proposed access(es) and crossing points, to make the access(es) and crossing points safe and convenient for the traffic which is likely to use it (them).
45) Prior to commencement of development (with the exception of enabling and relevant investigation works) details of the proposed walking / cycling improvements on, or parallel to, the B530, (inclusive of the proposed controlled pedestrian crossing), and speed reduction measures on the B530, as shown indicatively on plan ref. BE5650-3PD-007 Rev C Proposed Improvements on B530 shall be submitted to, and agreed in writing by, the Local Planning Authority. The submitted details to include:
Routing
Width
Surfacing
Lighting
Measures to promote user safety and security
In addition to the works detailed, the provision of a paved footway (circa 75m in length) on the eastern side of the B530, running between the location of the proposed cycle refuge north of the Stewartby Way junction to the southbound bus stop opposite the Stewartby Way junction - subject to detailed design demonstrating that such as scheme can be delivered.
Agreement from the relevant bodies for any culverting works required.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
46) No part of the development shall be brought into use until the walking / cycling improvements on, or parallel to, the B530, (inclusive of the proposed controlled pedestrian crossing, and with the additional footpath connection to the southbound bus stop opposite the Stewartby Way junction), and speed reduction measures on the B530, as shown indicatively on plan ref. BE5650-3PD-007 Rev C Proposed Improvements on B530, updated in accordance with condition 44 and 45 and amended as necessary by the relevant detailed design, technical and safety audit process, have been delivered and opened for use.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
47) No part of the development shall be brought into use until o ne of the footpath and cycleway options detailed indicatively on plan ref. BE5650-3PD-007 Rev C. have been designated and secured for public use and access. These shall thereafter remain open to public use for the lifetime of the development. For the avoidance of doubt this would include leaving the pedestrian and cycle routes ungated.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
48) No part of the development shall be brought into use until the works to Stewartby Way as shown indicatively on plan ref. BE5650-3PD-006 Potential Improvements along Stewartby Way and plan ref. BE5650-3PD-020 Mitigation at Stewartby Way Junction have been constructed in accordance with the approved details, amended as necessary by the relevant detailed design, technical and safety audit processes with the relevant local authorities, and opened to traffic.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
49) Notwithstanding the submitted details, prior to the commencement of development amended proposals for the Transport Hub (as shown indicatively on plan ref. BE5650-3PD-024 Visibility splay PT Hub) shall be submitted to, and agreed in writing by, the Local Planning Authority, with the updated design taking into account the potential interactions between users of the Hub and the need for any protective barriers or retaining works, to be informed (unless otherwise agreed in writing by the local planning authority) by a Safety Audit process. For the avoidance of doubt this should include the access road serving the hub from the proposed roundabout, the adjacent footways, and the proposed carparking and circulation area. The Transport Hub shall be constructed in accordance with the updated design and fully opened for use prior to any part of the development being brought into use.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
50) Visibility splays shall be provided at all road junctions, access points, and bends within the site. The minimum dimensions to provide the required splay lines for junctions and access points 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 minimum forward visibility at bends shall be 25m, as detailed indicatively on plan ref. BE5650-3PD-015 Rev A Internal Layout Swept Path Analysis. The vision splays required shall be provided and defined on the site by or on behalf of the developers and remain free of any obstruction exceeding 0.6m in height

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
51) Visibility splays shall be provided at all defined pedestrian crossing points, or points where pedestrians emerge onto the internal private road. The minimum dimensions to provide the required splay lines shall be 1.5m measured along the centre line of the pedestrian crossing point measured back from the adjacent carriageway and 25m measured from the centre line of the pedestrian crossing point along the channel of the adjacent carriageway. The vision splays required shall be provided and defined on the site by or on behalf of the developers and remain free of any obstruction exceeding 0.6m in height.

Reason: In order to minimise danger, obstruction and inconvenience to users of the development
52) Prior to the first occupation of development, a scheme to manage speeds within the site shall be submitted to, and agreed in writing by, the Planning Authority. The approved scheme shall be implemented in full prior to any part of the development being brought into use

Reason: In order to minimise danger, obstruction and inconvenience to users of the development
53) Prior to the first occupation of development, a scheme to manage and enforce the proposed one-way routing on the perimeter site road shall be submitted to, and agreed in writing by, the Local Planning Authority. The approved scheme shall be implemented in full prior to any part of the development being brought into use

Reason: In order to minimise danger, obstruction and inconvenience to users of the development
54) Prior to the first occupation of development, details of the proposed on site bus stop infrastructure, including realtime displays, seating and shelters shall be submitted to, and agreed in writing by, the Local Planning Authority, the agreed infrastructure shall be provided in full prior to any part of the development being brought into use.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
55) Prior to the first occupation of development, details of the pedestrian route from the northern access to the internal perimeter road, including any routing through the car park identified on plan as Phase 2a, shall be submitted to, and agreed in writing by, the Local Planning Authority, the agreed infrastructure shall be provided in full prior to any part of the development being brought into use.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
56) No barriers, gates, or other measures to prevent vehicular access, outside of those associated with the southern gatehouse, shall be permitted on any access points or car park entries, without the prior written approval of the Planning Authority. For the avoidance of doubt, this would prevent any barriers or gates associated with the northern site access, and the associated car park entries. Should any reserved matters application include gates or barriers, they must be supported by a technical report demonstrating whether sufficient barrier capacity is available to prevent queuing back onto the B530.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
57) No individual phase of development shall commence until a car parking plan for the phase in question has been submitted to, and agreed in writing by, the Planning Authority. As a minimum each car parking plan should include:
-Location and number of spaces (construction and operational), including provision of EV and accessible standard spaces
-Access, including appropriate construction details and visibility splays
-Surfacing
-Pedestrian access and through routes
-For the car park within Phase 2a, this should include a connecting pedestrian route from the proposed covered cycle parking to the remainder of the site (also providing for onward pedestrian access for pedestrians arriving via the northern access).

Reason: In ensure appropriate parking provision is in place and thereby protect the interests and safety of users of the site. This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
58) No construction, ground clearance, excavation, or other preparatory works shall commence upon each phase until the construction phase parking agreed under the relevant phase of the car parking phasing plan has been fully constructed and opened for use.

Reason: In ensure appropriate parking provision is in place and thereby protect the interests and safety of users of the site. This condition is pre-commencement as it is likely to require groundworks prior to any construction works commencing.
59) No phase of development shall be occupied until the operational car parking provision agreed under the relevant phase of the car parking phasing plan has been fully constructed and opened for use.

Reason: In ensure appropriate parking provision is in place and thereby protect the interests and safety of users of the site.
60) Notwithstanding the submitted details, the internal layout of the site shall include the amendments detailed on plan ref. BE5650-3PD-025 Pedestrian Crossing Adjacent to W17.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
61) Prior to the first occupation of development, a scheme for directional signage to the proposed development shall be submitted to, and agreed in writing by, the Local Planning Authority. The approved scheme shall be implemented in full prior to the first occupation of the site.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway
62) 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 'Quest Pit: Impact plan for great crested newt District Licensing (Version 4)', dated 23rd May 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. This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on Great Crested Newts
63) 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. This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on Great Crested Newts
64) 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 to existing ponds onsite may only be undertaken during autumn/winter, unless otherwise in accordance with the Great Crested Newt Mitigation Principles

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.
- The recommendations in report "Quest Pit District Licence HMMP Red Line and Blue Line (Version 5)", dated 23rd May 2023 and on plan 'Quest Pit: HMMP Map for great crested newts District Licensing (Version 3)', dated 23rd May 2023 provided as part of the planning application must be complied with.

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. This information is required prior to the commencement of the works to ensure the site operations do not have an adverse impact on Great Crested Newts
65) Prior to the commencement of development on a Development phase (other than Enabling Works) full details of the existing and final ground levels and slab levels for buildings / structures and highways (including access) for that Development Phase 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 of each Development Parcel or Infrastructure Parcel shall thereafter be carried out in full accordance with the approved Site Levels for that Development Phase.

Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings, public amenity spaces and public areas, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the NPPF.
66) Notwithstanding the details hereby approved a comprehensive backlot management plan to control the use of any backlot facility (including hours of use and noise management) shall be submitted for the written approval of the Local Planning Authority prior to first use and shall be implemented as approved for the duration of the beneficial use of the relevant part of the studio site

Reason: to safeguard the amenities of nearby properties and to safeguard the character and appearance of the area.


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