| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from the date of this permission.
Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
No works above ground level, notwithstanding the details submitted with the application,shall be untaken until details of the materials to be used for the external walls and roofs of the development, hereby approved, shall be submitted to the Local Planning Authority for approval in writing. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality, in accordance with Policy HQ1 of the Local Plan and the NPPF. |
3)
Before the premises are occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises, in accordance with Policy HQ1 of the Local Plan, the adopted Design Guide and the NPPF. |
4)
Prior to the first occupation of the development, details of secure cycle storage for residents and cycle parking for visitors shall be submitted to the Local Planning Authority and approved in writing. The details shall be provided in accordance with the approved plans prior to the first occupation of the development.
Reason: To provide sustainable travel opportunities, in accordance with Policy HQ1 of the Local Plan, the adopted Design Guide and the NPPF. |
5)
Prior to the first occupation of the development, details of any proposed boundary treatment shall be submitted to the Local Planning Authority and approved in writing.
Reason: To secure a high quality development, in accordance with the NPPF. |
6)
No development above ground level shall take place until a landscaping scheme to include all soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented by the end of the full planting season immediately following the completion (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping, in accordance with Policy HQ1 of the Local Plan, the adopted Design Guide and the NPPF. These details are required prior to commencement, as they landscaping may influence the location of other elements of the development, such as bin storage and collection. |
7)
No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the dwelling(s) the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 7, NPPF) |
8)
The development shall be constructed in accordance with the approved Sustainability Statement, as submitted with this application.
Reason: In order to secure a high quality, sustainable, development, in accordance with the NPPF. |
9)
Prior to the first occupation of the development, a scheme for the provision of fast charging electric charging points shall be submitted to and approved in writing by the local planning authority. The charging points shall be provided prior to the first occupation of the development.
Reason: To ensure the development protects and exploits opportunities for the use of sustainable transport modes for the movement of people in accordance with section 4 of the National Planning Policy Framework. |
10)
No development shall commence until, following a site investigation undertaken in compliance with the approved site investigation scheme, a quantitative risk assessment report is submitted to and approved in writing by the Council. 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 ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.
(Section 15, NPPF) |
11)
No development shall commence 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.
Reason: To ensure that the site is suitable for its end use and to protect human health and the water environment.
(Section 15, NPPF) |
12)
No development shall commence 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, movement and 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 ensure that any contamination which exists on the site is identified and properly dealt with in the interests of the residential amenity of the future occupiers of the site and of the surrounding area.
(Section 15, NPPF) |
13)
Prior to commencement of the development, a noise assessment shall be submitted to the Council for approval of external noise levels including details of the sound insulation of the building envelope and of acoustically attenuated mechanical ventilation as necessary to achieve internal room and external amenity noise standards in accordance with the criteria of BS8233:2014. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: In order to provide an acceptable noise environment and level of amenity for future occupants of the development.
(Section 12, NPPF) |
14)
Prior to first occupation of the development, details of external artificial lighting shall be 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. The colour of light shall be 'warm' in appearance and not exceeding a temperature of 3000 kelvin (K). Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained
Reason: To protect the visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
15)
No development shall commence until a final detailed design of the 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), has been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be completed prior to the completion or occupation of buildings on site whichever is the sooner. The discharge rate from the development will be limited to the equivalent greenfield 1 in 1-year rate, or an appropriate rate as agreed by the Local Planning Authority or IDB. The final detailed design shall be based on the agreed '203896 Flood Risk Assessment Red Cow Farm Houghton Regis Rev 03 06.10.2022' and DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be subsequently implemented and maintained as approved.
The detailed drainage to be provided shall include, at a minimum:
A clearly labelled drainage layout plan showing pipe networks and any attenuation ponds, soakaways and drainage storage tanks. This plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show invert and cover levels of manholes.
Proposed runoff rates (l/s/ha) (if discharging off-site)
Total required volume of attenuation (m3)
Detailed SuDS proposals (type, location, size)
Where an outfall discharge control device is to be used such as a vortex control or orifice, this should be shown on the plan with its dimensions and rate of discharge stated.
Calculations should demonstrate how the system operates during a 1% Annual Exceedance Probability (AEP) critical duration storm event, including an appropriate allowance for climate change and urban creep in line with the National Planning Policy Framework Technical Guidance. If overland flooding occurs in this event, a plan should also be submitted detailing the location of overland flow paths including the extent and depth of ponding.
Management / maintenance arrangements (including adopting body)
Formal agreement from third party if discharging into their system
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. |
16)
Prior to commencement of above ground works (excluding demolition) in relation to plot 1 details of the junction between that plot and the highway shall be submitted to, and approved in writing by, the Local Planning Authority.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Section 94, NPPF) |
17)
The dwelling at plot 1 shall not be occupied until the junction between that plot and the highway as detailed within the approved plans to be agreed in condition 16 (has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.)
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Section 94, NPPF) |
18)
Prior to commencement of above ground works (excluding demolition) details of the junction between the proposed estate road and the highway shall be submitted to, and approved in writing by, the Local Planning Authority.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road.
(Section 94, NPPF) |
19)
No building shall be occupied until the junction between the proposed estate road and the highway as detailed within the approved plans to be agreed in condition 18 has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road.
(Section 94, NPPF) |
20)
No dwelling shall be occupied until a 2.0m wide footway has been constructed along the frontage of the site with Bedford Road in accordance with details of the approved drawing/or scheme to be submitted to and approved by the Local Planning Authority. Any Statutory Undertakers equipment or street furniture shall be resited to provide an unobstructed footway.
Reason: In the interests of road safety and pedestrian movement.
(Section 94, NPPF) |
21)
This vision splay shall be provided on each side of the access drive to plot 1 and shall be 2.8m measured along the back edge of the new highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the footway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the dwelling occupier's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the new estate road and the new individual accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.(Section 94, NPPF) |
22)
Visibility splays shall be provided at all private means of access from individual properties within the site onto the estate roads. This vision splay shall be provided on each side of the access drive and shall be 2.8m measured along the back edge of the new highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the footway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the dwelling occupier's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the new estate road and the new individual accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 94, NPPF) |
23)
Before an access onto estate road is first brought into use, a triangular vision splay shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the footway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining footway level.
Reason: To provide adequate visibility between the existing highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 94, NPPF) |
24)
Prior to commencement of above ground works (excluding demolition) the detailed plans and sections of the proposed road, including gradients and method of surface water disposal shall be approved by the Local Planning Authority and no building shall be occupied until the section of road which provides access has been constructed (apart from final surfacing) in accordance with the approved details.
Reason: To ensure that the proposed roadworks are constructed to an adequate standard. |
25)
The new access shall not be brought into use until details showing the closing of any existing accesses within the highway frontage of the land to be developed, not incorporated in the access hereby approved have been submitted to and approved in writing by the Local Planning Authority and the accesses have been closed 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.
(Section 94, NPPF) |
26)
The maximum gradient of all vehicular accesses onto the estate roads shall be 10% (1in 10).
Reason: In the interests of the safety of persons using the access and users of the highway. |
27)
The driveway length in front of the garages shall be at least 6.0m as measured from the garage doors to the highway boundary.
Reason: To ensure that parked vehicles do not adversely affect the safety and convenience of road users by overhanging the adjoining public highway. |
28)
If the proposed road is not constructed to the full length and layout illustrated on the approved plan, a temporary turning space for vehicles shall be constructed within the site in a position to be approved in writing by the Local Planning Authority before any building taking access from the road is occupied.
Reason: To avoid the need for vehicles to reverse into or from the highway in the interest of road safety. |
29)
All ecological measures and/or works shall be carried out in accordance with the details contained in the December 2020 Ecological Impact Assessment Version 2.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
30)
Notwithstanding the provisions of Part 1, Classes A, B and C of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows, roof alterations or extensions to Plot 7 (barn conversion) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To ensure that the approved development is carried out in a manner that safeguards the historic fabric and traditional character of the retained listed barn building in all respects (Section 16, NPPF). |
31)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Environmental Code of Practice https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity (Section 15, NPPF) |
32)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Construction Code of Practice for Developers and Contractors https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning.
Reason: In order to minimise the impact of construction work on the amenities of nearby residential properties (Section 12, NPPF) |
33)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), any garage, car port or parking space hereby permitted shall be kept permanently available for the parking of motor vehicles.
Reason: To ensure that off-street parking is retained in the interests of highway safety.
(Section 94, NPPF) |
34)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
35)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted documents and plans:
2022-1023-02L Block Plan Revised
2022-1023 13A Topograhical Survey 20_10_2022
2022-1023-14a Existing outbuilding Plans & Elevations 20_10_2022
21920- Measured building survey Rev D Sheet 3
2022-1023-01C Site Location Plan
2022-1023-03A Plots 1 & 2 Floorplans and Elevations
2022-1023-04A Plot 3 Floorplans and Elevations
2022-1023-05A Plot 4 Floorplans and Elevations
2011-1023-06A Plots 5 & 6 Floorplans and Elevations
2022-1023-07A- Plot 7 Floorplans, Elevations and Sections
2022-1023-08A Plot 8 Floorplans and Elevations
2022-1023-09a Plot 9 Floorplans and Elevations
2022-1023-10A Garage Plots 4 and 9 Floorplans and Elevations
2022-1023- 11A Garage plots 5, 6 & 7 Floorplans and Elevations
2022-1023-12A Garage Plot 8 and Farmhouse Floor Plans and Elevations
203896-swh-zz-dr-d-0050-P04 Drainage Layout Plan
203896 Flood Risk Assessment Rev 04
203896 SWH Structural Report Rev 01
Ecological Impact Assessment V2
Sustainability Statement
Reason: To identify the approved plan/s and to avoid doubt. |
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