Central Bedfordshire Council Planning Pages

Conditions or Reasons for Planning Application - CB/22/04432/FULL

Conditions or Reasons:

1) The development hereby permitted shall begin not later than three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2) The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:

Site Location Plan (30465B_01_03 Rev. P1)
Proposed Site Plan Scale 1:5000 (30465B_02_22 Rev. P7)
Grading Plan (1375.405.01)
Proposed Site Plan Scale 1:1250 (30465B_02_01 Rev. P6)
Proposed Site Plan Scale 1:500 (30465B_02_02 Rev. P6)
Masterplan (1375.401.01)
Proposed Roof Plan (30465B_02_07 Rev. P4)
Proposed First Floor Plan (30465B_02_06 Rev. P5)
Proposed Upper Ground Floor and Podium Plan (30465B_02_05 Rev. P6)
Proposed Lower Ground Floor Plan (30465B_02_04 Rev. P4)
Proposed Basement Plan (30465B_02_03 Rev. P5)
Proposed South-west Elevation (1 of 2) Approach (30465B_03_08 Rev. P2)
Proposed South-West Elevation (2 of 2) (30465B_02_09 Rev. P3)
Proposed North-West Elevation Members Terrace (30465B_02_10 Rev. P2)
Proposed North- East Elevation (2 of 2) (30465B_02_12 Rev. P2)
Proposed South-East Elevation Rear of Admin (30465B_02_13 Rev. P2)
Proposed South-East Elevation Golf Club Entrance (30465B_02_14 Rev. P3)
Proposed North-West Elevation Admin Building Entrance (20465B_02_15 Rev. P2)
Proposed North East Elevation (1of 2) Admin Building Street Scene (30465_B_02_24)
Proposed North East Elevation (2 of 2) Club house Street Scene (30465B_02_25)
Proposed Club House Enfilade Elevations (30465B_02_21 Rev. P2)
Proposed North-East Admin Building (30465B_02_23)
Proposed CGI View towards Golf Club Entrance (30465B_02_18 Rev. P1)
Proposed CGI View towards Golf Club Bar (30465B_02_19 Rev. P1)
Club House Building Ground Floor Landscape Plan (8476_Club_House_Building_GF)
Club House Building Combined Landscape Plan (8476_Club_House_Building_Roof Garden)
Club House Building Roof Garden Landscape Plan (8476_Club_House_Building_Roof Garden)
Golf Course Cross-Sections (Hole 12) (1375.109.02)
Golf Course Cross-Sections (holes 13, 14, 11, 10, 16, 17 and 18) (1375.109.01 Rev. B)
Proposed Section A-A and B-B Golf Club and Putting Green (30465B_02_28 Rev. P1)
Mansion Forecourt Proposed Parking and Historical Context (20465B_02_26)
The Plain Context (30465_02_20 Rev. P1)
Luton Hoo Visuals
Tank Drive Plan (30465B_01_04)

Reason: To identify the approved plan/s and to avoid doubt.

3) 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)

4) Prior to commencement of development a Sustainability Strategy demonstrating how the development would 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 development shall thereafter be carried out in accordance with the Sustainability Strategy.

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.

5) Within 3 months of practical completion of the development, a Post Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures set out in the Sustainability Strategy (the subject of condition 4 of this permission) 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.

6) Prior to occupation a scheme for the provision of a fire hydrant at the development shall be submitted and approved in writing by the Local Planning Authority. Prior to occupation of the building the fire hydrant serving that development shall be installed as approved. Thereafter the fire hydrant shall be retained as approved in perpetuity.

Reason: In the interests of fire safety and to accord with the requirements of Bedfordshire Fire and Rescue Service (Section 12, NPPF)

7) Prior to the commencement of above ground works, details of a Public Art Scheme for the public realm area 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.

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).

8) 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 infiltration and /or attenuated discharge to existing watercourse (River Lea), 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 & drainage Strategy (Ref; Cole Easdon, 8583, issue 2, November 2022 and drawing 8583-502, Oct 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 4.6l/s, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards.

The applicant should address the points set out in informative 8 of this permission 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 Section 15 of the National Planning Policy Framework.

9) Prior to development, a detailed Arboricultural Method Statement shall be submitted to the Local Planning Authority for approval, based on the findings of the supporting document "Arboricultural Impact Assessment" by SJ Stephens Associates, dated 24th February 2023, which includes Appendix A - Tree Protection Plans (Preliminary) and Appendix B -Tree Schedule. The approved Arboricultural Method Statement shall then be implemented in strict accordance with the required sequence of operations and arboricultural supervision, with all tree protection fencing and ground protection remaining securely in position throughout the entire course of development works.

Reason: To ensure that pre-construction tree works and construction methodology are carried out in accordance with that required to facilitate development, and shall address all identified arboricultural implications, and is undertaken in accordance with arboricultural good practice and in accordance with Policy EE4 of the Central Bedfordshire Local Plan (2021).

10) Prior to development, the Local Planning Authority shall be provided with the name and contact details of the qualified arboricultural consultant, who shall be appointed by the developer to oversee all aspects of arboricultural methodology and supervision, as outlined in Section 5.10 of the supporting document "Arboricultural Impact Assessment" by SJ Stephens Associates, dated 24th February 2023. The appointed arboricultural consultant shall record and communicate all findings of arboricultural supervision, and liaise with the Local Planning Authority accordingly.

Reason: To ensure the correct implementation of the Arboricultural Method Statement and Tree Protection Plans, as approved by the Local Planning Authority, so as to ensure that pre-construction tree works, tree protection measures, and all working methodology is carried out in accordance with the approved plans and documents, and complies with arboricultural best practice and accords with Policy EE4 of the Central Bedfordshire Local Plan (2021).

11) The pro shop, as shown on drawing "Proposed Upper Ground Floor and Podium Plan" (ref. 30465_02_05 Rev. P6), shall only be used as ancillary retail in association with the golf club house operations. At no time shall the pro shop be separately let or operated or used for any other purpose falling within Use Class E of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 (or any order revoking and re-enacting that Order with or without modification).

Reason: In the interest of safeguarding retail provision and to accord with the requirements of Policy R1 of the Central Bedfordshire Local Plan (2021).

12) The office accommodation, as shown on drawings "Proposed Upper Ground Floor and Podium Plan" (30465B_02_05 Rev. P6) and "Proposed Lower Ground Floor Plan" (30465B_02_04 Rev. P4), shall only be used as ancillary office accommodation in association with the golf club house operations. At no time shall the office accommodation be separately let or used for any other purpose falling within Use Class E of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 (or any order revoking and re-enacting that Order with or without modification).

Reason: in the interest of safeguarding employment land to accord with the requirements of Policy EMP3 of the Central Bedfordshire Local Plan (2021)

13) Notwithstanding the details submitted with the application, prior to commencement of any above ground construction works on site, full details of all external materials proposed to be used in the new clubhouse building hereby approved (including masonry detailing materials, stonework and rainwater goods) shall be submitted to, for approval in writing by, the Local Planning Authority, by way of:
Annotated elevation drawings showing the use of particular external materials around the building.
A complete on-site assemblage of external materials proposed to be used, clearly labelled/marked in correspondence with the annotated elevation drawings stipulated above, for Local Planning Authority inspection.

The approved development shall be undertaken thereafter strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HQ1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework.

14) Notwithstanding the details submitted with the application, prior to the commencement of any above ground construction works on site, a full written schedule of all proposed external final finishes in respect of the new clubhouse building hereby approved, with colours expressed as RAL nos. or manufacturers product name or code, or demonstrated by colour swatches, shall be submitted to and approved in writing by the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HQ1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework.

15) Notwithstanding the details submitted with the application, and prior to the commencement of any above ground construction works on site, full details of the glazing solution proposed to be used in the new clubhouse building hereby approved to specifically address issues of reflection and glare shall be submitted to, and approved in writing by, the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HQ1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework.

16) Notwithstanding the details submitted with the application, prior to the commencement of any above ground construction works on site, full product details, including intended final colour finishes, of all furniture and surfacing items included on Clubhouse Landscape Plan Dwgs. 8476 GF and 8476 Roof Garden, to be provided by way of illustrated schedule, shall be submitted to, and approved in writing by, the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework.

17) Notwithstanding the details submitted with the application, full details of any extract vents or flues exiting in any respect upon the exterior of the new clubhouse building hereby approved, including details of vent or flue external finishing, shall be submitted to, and approved in writing by, the Local Planning Authority prior to any installation on site and the approved development shall thereafter be implemented strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

18) Prior to commencement of any above ground construction works on site, a planting specification and maintenance plan for the areas of green roof shown on Club House Building Roof Garden Landscape Plan (dwg. No. 8476_Club_House_Building_Roof Garden) shall be submitted to and approved in writing by the local planning authority. The details shall include:
Means of access for maintenance, plans and sections showing the make-up of the sub-base to be used.
Roofs can/will be biodiverse based with extensive substrate varying in depth from between 80-150mm.
Planted/seeded with an agreed mix of species within the first planting season following the practical completion of the building works (the seed mix shall be focused on wildflower planting indigenous to the local area and shall contain no more than a maximum of 25% sedum (green roofs only).
The biodiverse (green) roof shall not be used as an amenity or sitting out space of any kind whatsoever and shall only be used in the case of essential maintenance or repair, or escape in case of emergency.
A management/maintenance plan approved in writing by the Local Planning Authority.
The green roof shall be installed prior to the first use of the clubhouse/office building in accordance with the approved details. Thereafter it shall be maintained in accordance with the approved maintenance plan.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

19) Prior to commencement of above ground works on site, details of the solar PV panels to be installed (to include details of mounting equipment and maintenance) on the roof of the clubhouse/office building shall be submitted to and approved in writing by the local planning authority. The solar PV panels shall be installed prior to the first use of the clubhouse/office building in accordance with the approved details. Thereafter it shall be maintained in accordance with the approved maintenance plan.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

20) Prior to commencement of above ground works on site, a landscaping scheme to include all soft and hard landscaping and a scheme for landscape maintenance and management for a period of ten years following the implementation of the landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority.
These details shall include:
a) proposed finished levels or contours; vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. Street furniture, signs); proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines indicating lines, manholes, supports); retained historic landscape features and proposals for restoration, where relevant (these need to be coordinated with the landscape plans prior to be being installed) ;
b) planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate and an implementation programme;
c) a ten-year landscape maintenance and management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas.

The approved scheme shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the landscape setting context in accordance with Policy EE5 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

21) Notwithstanding the submitted details, prior to commencement of any above ground construction works on site, a written assessment and planting specification, as appropriate, for any required additional, or strengthened screen planting in respect of potential views of the clubhouse/office building hereby approved from the access road known as Tank Drive (as annotated on Tank Drive Plan (dwg. no. 30465B_01_04) shall be submitted to and approved in writing by the local planning authority. The approved details shall thereafter be implemented strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

22) Notwithstanding the details submitted with the application, no new 'Wood Pasture' planting (either by way of clump planting or individual tree planting) shall be undertaken within the historic Parkland of the site without a dedicated written assessment of the specific authenticity of the proposed planting to the Capability Brown landscape at Luton Hoo being undertaken and submitted to, and approved in writing by, the Local Planning Authority. The approved development shall thereafter be implemented strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

23) Notwithstanding the details submitted with the application, full details of the surface treatment of access roads and paths associated with the development hereby approved, including surface treatment type and colouring demonstrated by on-site samples, as appropriate, shall be submitted to, and approved in writing by, the Local Planning Authority prior to any work of road and path finishing on site, and the approved development shall thereafter be implemented strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

24) Notwithstanding the details submitted with the application, full details of any new or replacement signage associated with the development hereby approved, to be erected within the site and its related grounds shall be submitted to, and approved in writing by, the Local Planning Authority prior to any work of sign installation and the approved development shall thereafter be implemented strictly in accordance with the approved details.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

25) Notwithstanding the details submitted with the application, a scheme for the proposed re-modelling of the Mansion Forecourt, including details of surface treatment type and colouring demonstrated by on-site samples, as appropriate, shall be submitted to, and approved in writing by, the Local Planning Authority prior to any work of Forecourt re-modelling being undertaken on site, and the approved development shall thereafter be implemented strictly in accordance with the approved details. The Forecourt re-modelling shall be completed prior to operational use of the clubhouse/office and golf course.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

26) Notwithstanding the details submitted with the application, a full written schedule for the proposed repair of 'Middle Bridge', the structure indicated as 'Existing Bridge with Weir' on Proposed Site Plan Dwg. 30465B_02_22 Rev.P7, for the avoidance of doubt, shall be submitted to the Local Planning Authority for approval or confirmation of the need for listed building consent, as appropriate, prior to any works of repair being undertaken to the bridge structure on site. The full written schedule shall include a detailed condition survey, schedule of restoration works and methods of restoration. The Middle Bridge restoration works shall be implemented in full accordance with the approved schedule and shall be completed prior to operational use of the clubhouse/office and golf course, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

27) Notwithstanding the details contained in dwg. The Plain Proposed removals and restoration (dwg. no. 30465A_02_20 Rev. P1), a full written schedule for the proposed restoration of The Plain, shall be submitted to the Local Planning Authority for approval, prior to any works of repair being undertaken to The Plain. The full written schedule shall include a detailed condition survey, schedule of restoration works and methods of restoration. The Plain restoration works shall be implemented in full accordance with the approved schedule and shall be completed prior to operational use of the clubhouse/office and golf course, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

28) Notwithstanding the detail contained in the Preliminary Report for De-silting of the North Lake (dated 15 March 2023), prior to the de-silting of the North Lake, a De-silting and Restoration Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include:
a) A plan showing the extent of de-silting proposals
b) The preferred de-silting method to be adopted.
c) Temporary access and working arrangements to undertake the de-silting
d) Proposals for landscape restoration and restoration of the lakes banksides.
e) A programme for implementation
f) Means of disposing of the silt
g) Details of any temporary haul routes (in the event that the silt cannot be retained on site).

The de-silting works shall be undertaken in accordance with the approved De-silting and Restoration Plan and completed prior to operational use of the clubhouse/office building and golf course hereby approved, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the landscape setting context in accordance with Policies EE5, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

29) Notwithstanding the approved plans, no above ground works shall commence until the following details have been submitted to and approved in writing by the local planning authority:
a) All materials to be used in respect of hard landscaping works, including boundary treatments and surfacing materials.
b) The location, scale and appearance of direction signs, tee markers, hole flags and other golf course furniture for the operation of the golf course.
c) The detailed design of any lakes or waterbodies associated with the golf course.
d) The detailed design and material finish of any watercourse crossings or other structures.
e) The details of any proposed access for maintenance or other access requirements across the golf course.
f) The detailed design of storm water drainage systems (e.g. swales) and pond overflows.

The permission shall be implemented in full accordance with the approved details, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

30) Prior to commencement of above ground works, a scheme detailing the final design of each golf hole and putting greens (including any earthworks, finished levels) shall be submitted to and approved in writing by the local planning authority. These details shall include the proposed grading and mounding of land areas including sections through the areas to show the proposed make-up of the mounding, the levels and contours to be formed and showing the relationship of proposed mounding to existing vegetation and surrounding landform.

The permission shall be implemented in full accordance with the approved details, unless agreed in writing by the local planning authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

31) No development approved by this permission shall take place until a Phase 2 investigation report, as recommended by the previously submitted Campbell Reith Consulting Engineers report dated 21st October 2022 (Ref: 13959-CRH-XX-XX-RP-LQ-0001-DTS-P02.docm), has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the phase 2 report a remediation strategy to deal with the risks associated with contamination of the site shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing detail of how the remediation works shall be judged to be complete and arrangements for contingency action.

Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.

31)

32) Prior to the operational use of the clubhouse/office and golf course a validation report shall be submitted in respect of condition 32 and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.

Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.

33) Prior to first operation of the clubhouse/office building, a scheme for the installation of equipment to suppress and disperse fumes and/or odours produced by cooking and food preparation, shall be submitted to and approved by the local planning authority. The scheme shall include full details of the method of odour abatement and all odour abatement equipment to be used, including predicted noise levels of the equipment in operation. The scheme shall be installed and operational prior to use of the clubhouse/office building hereby permitted commencing and the equipment shall be effectively operated for so long as the commercial food use continues.

Reason: In the interest of safeguarding the amenity of the area in accordance with Policy CC8 of the Central Bedfordshire Local Plan.

34) No development shall take place, including any works of demolition, until a Construction 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 the following, as may be relevant to this site:
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 location and arrangement of site access, compounds (including accommodation and cabins).
The erection and maintenance of security hoarding / scaffolding & temporary fencing affecting the highway if required.
The handling and storage of topsoil (including imported topsoil)
Measures for the protection of existing vegetation and landscape areas (in accordance with BS5837:2012)
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;
The reinstatement of any signs, verges or other items displaced by construction traffic;
banksman and escort details; and
Responsibilities, and monitoring / reporting measures including supervision by appropriately qualified personnel.

The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.

Reason: In the interest of safeguarding the landscape setting and ensuring no adverse impact on the highway network in accordance with Policies EE5 and T1 of the Central Bedfordshire Local Plan and Section 9 and 12 of the National Planning Policy Framework.

35) Prior to commencement of above ground development, a Travel Plan shall be submitted to and approved in writing by the Council. The Travel Plan should include the following details:

a) Predicted travel to and from the site and targets to reduce car use for both visitors and staff.
b) Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks.
c) Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport.
d) Timetable for implementation of measures designed to promote travel choice.
e) Plans for monitoring and review within 6 months of occupation and then annually for a period of 5 years at which time the obligation will be reviewed by the planning authority.
f) Details of provision of cycle parking in accordance with Central Bedfordshire guidelines.
g) Details of site-specific marketing and publicity information, to include:
i. Site specific travel and transport information
ii. Incentives for sustainable travel
iii. Details of relevant pedestrian, cycle and public transport routes to, from and within the site
iv. Copies of relevant bus and rail timetables
h) Details of the appointment of a Travel Plan Co-ordinator
i) An Action Plan listing the measures to be implemented and timescales for this

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 to accord with Policy T1 of the Central Bedfordshire Local Plan and Section 9 of the National Planning Policy Framework.

36) Notwithstanding the provisions of the Town and Country Planning Use Classes Order or any amendments thereto, the parking provision for the site as detailed on the approved plans shall not be used for any purpose other than as parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.

Reason: To retain adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. (Section 9, NPPF)

37) Before the development hereby approved is brought into use, a scheme for the secure and covered long-stay parking of cycles on the site (minimum of 28 including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), and a scheme for short-stay cycle parking facilities for a minimum of 12 cycles, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
(See informative 7)

Reason: To ensure the provision of adequate cycle parking to meet the needs of users of the proposed development in the interests of encouraging the use of sustainable modes of transport. (Section 9, NPPF)

38) The development hereby approved shall not be brought into use until details of improvements to the pair of existing bus stops on London Road (A1081) at Beech Tree Drive have been submitted to, and approved in writing by, the local planning authority. The improvements shall include shelters and real time passenger information screens to the Council's specification (available on request from the Public Transport Team), and any associated surfacing and footway widening works as necessary.

Reason: In the interest of encouraging the use of sustainable modes of travel among staff and users of the proposed development. (Section 9, NPPF)

39) The development hereby approved shall not be brought into use until the bus stop improvements as detailed within the approved plans to be agreed in Condition 38 have been completed in accordance with the approved details, amended as necessary by any technical and safety audit process and made available for use by the public. (See Informative 9)

Reason: In the interest of encouraging the use of sustainable modes of travel among staff and users of the proposed development. (Section 9, NPPF)

40) 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 to accord with Policy T1 of the Central Bedfordshire Local Plan and Section 9 of the National Planning Policy Framework.

41) No temporary facilities associated with any golf tournament to be held at the site shall be erected or installed until details of their scale, landscaping, access, appearance and layout, and details of any associated works relating to their installation including the removal of such facilities and restoration of the land upon which the temporary facilities are to be erected, have been submitted to, and approved in writing by, the local planning authority. Where the temporary facilities include or have the potential to include works that will have an impact on archaeological remains (above or below ground), the details above will include a Written Scheme of Archaeological Resource Management. The temporary facilities shall be erected and installed in accordance with the approved details and in accordance with an approved timetable which shall include a timetable for removal of all temporary structures and facilities and any reinstatement provisions.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the historic environment, its listed building and landscape setting context in accordance with Policies HE1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

42) Prior to staging any major golf tournament at the site (with major classed as any event attracting more than 350 attendees within a single day, an Event and Travel Management Plan (ETMP) shall be submitted to, and approved in writing by the local planning authority. The ETMP shall include:
Measures relating to the management of impacts on ecology.
A strategy for the installation of temporary external lighting and means to reduce impacts on ecology.
Measures relating to the management of impacts on arboriculture, which shall include details of all temporary tree protection measures for use during the relevant tournament, timing of installation and specifications for all physical barriers and a strategy for monitoring effects, demobilisations and reinstatement.
An environmental management plan, setting out measures to prevent the pollution and physical damage to water bodies.
Measures to manage and reduce the impacts on the landscape, and where appropriate a landscape restoration plan.
A Written Scheme of Archaeological Resource Management
Engagement with the Central Bedfordshire Safety Advisory Group (SAG) regarding matters such as on- and off-site traffic management and ways to reduce dependency on travel by private car for events held at Luton Hoo which will attract more than 350 attendees (including players and contractors). The applicant shall give SAG sufficient notice period of such events (currently six months for events attracting 350-4,000 daily attendees and 12 months for events attracting more than 4,000 daily attendees).
Appropriate traffic measures for inclusion within the plan are likely to include providing temporary car parking (particularly for disabled visitors), bus and coach parking on-site using appropriate methods [as shown indicatively on Plan X]; shuttle services between the site and public transport hubs; and traffic management and temporary traffic regulation orders (to prevent parking on London Road (A1081), for example).

Any major golf tournament shall be held in accordance with the approved ETMP, unless otherwise agreed in writing with the local planning authority.

Reason: To ensure appropriate environmental safeguards and in the interest of the safety and convenience of visitors to the site and users of the public highway to accord with Policies T1, T2, T3, EE3 and EE4 of the Central Bedfordshire Local Plan and Sections 9 and 15 of the National Planning Policy Framework. To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the historic environment and landscape setting context in accordance with Policies EE5, HE1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

43) No development hereby permitted shall commence on land east of Tank Drive until a landscape and ecological enhancements plan, including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas (except privately owned domestic gardens), shall be submitted to and approved in writing by the LAP. The enhancement plan shall be carried out as approved and any subsequent variations shall be agreed in writing by the LAP.

details of the ecological enhancements being proposed
details of any new habitat created on site
details of management responsibilities
details of a 9 metre buffer zone along and either side of the River Lea
details demonstrating how the buffer zone will be protected and managed over the longer term
details of any proposed planting scheme to include appropriate native species.
details of any proposed footpaths, fencing, lighting located further than 5m from the watercourse. Footpaths should be made of natural material and be permeable, and there should be no light spill into the watercourse and buffer zone.

Reasons: To ensure the protection of wildlife and supporting habitat and to secure opportunities for enhancing the site's nature conservation value in line with NPPF paragraph 179, which requires the planning system to aim to conserve and enhance the natural and local environment by minimising impacts on biodiversity. Paragraph 180 of the NPPF also states that opportunities to incorporate biodiversity in and around developments should be encouraged.

Policy CC7 of the Central Bedfordshire Local Plan 2021 requires that there are no adverse impact on the quality of waterbodies and groundwater and that development will not prevent future attainment of good status.

The Anglian and Thames River Basin Management Plan requires the restoration and enhancement of water bodies to prevent deterioration and promote their recovery. Without a landscape enhancement plan, the proposal's ecological impact may prevent the full recovery of a protected chalk stream and its buffer zone.

This condition is also supported by legislation set out in the Natural Environment and Rural Communities Act 2006 and Article 10 of the Habitats Directive which stresses the importance of natural networks of linked corridors to allow movement of species between suitable habitats, and promote the expansion of biodiversity.

The buffer zone should be 'undisturbed' by development - so there should be no fencing, footpaths or other development and should not include formal landscaping. Mowing regime should be low intensity, allowing plants to flower. Light spill within the buffer zone from external artificial lights should be kept at an absolute minimum and be located and directed so that light levels of 0-2 lux are maintained. A buffer zone will provide multiple benefits including natural flood management, aesthetically pleasing space and link habitats for local biodiversity.

Water Framework Directive (WFD)

A WFD Assessment is required. It must provide details on how the development has considered the impacts of the proposal to each element of WFD status, including the impact to future improvement work. Mitigation measures should be identified and implemented as part of the scheme.

It is necessary for the applicant to provide a scheme that meets the requirements of the River Basin Management Plan (RBMP). The WFD Assessment is required to detail how the development has been considered the impacts of the proposal to each element of WFD status which is currently at bad status. Without a detailed WFD Assessment, there is the potential that desilting could contribute to the deterioration of and jeopardise the attainment of good status of the River Lee (from Luton to Luton Hoo Lakes - GB106038033391), the River Lee (from Luton Hoo Lakes to Hertford - GB106038033392) and the Upper Lee Chalk (GB40601G602900) water bodies.

44) A landscape and ecological management plan (LEMP) shall be submitted to, and be approved in writing by, the local planning authority prior to the commencement of the development. The content of the LEMP shall be informed by the 2023 BSG Ecology Ecological Appraisal and include the following.
a) An updated Biodiversity Net Gain calculation.
b) Description and evaluation of features to be managed.
c) Ecological trends and constraints on site that might influence management.
d) Aims and objectives of management.
e) Appropriate management options for achieving aims and objectives.
f) Prescriptions for management actions.
g) Preparation of a work schedule (including an annual work plan capable of
being rolled forward over a 30-year period).
h) Details of the body or organization responsible for implementation of the plan.
i) 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 that species are appropriately safeguarded and to ensure a net gain in biodiversity is achieved from the development to accord with the objectives of Policies EE2 and EE3 of the Central Bedfordshire Local Plan (2021) and Section 15 of the National Planning Policy Framework.

45) No above ground development shall take place until the local authority has been provided with detailed design plans for the additional bat hibernaculum.
a) The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
b) Evidence of the completion of the second hibernaculum and the associated restoration of the old woodland pond has been provided to the local authority.

Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements to accord with the objectives of Policies EE2 and EE3 of the Central Bedfordshire Local Plan (2021) and Section 15 of the National Planning Policy Framework.

46) Notwithstanding the details contained in the Lighting Strategy (dated April 2023 by BSG Ecology), prior to commencement of above ground works, full details of external / internal lighting shall be submitted to and approved in writing by the Local Planning Authority. The details shall include, but not limited to, the following:
A drawing showing sensitive areas and/or dark corridor safeguarding areas;
Technical description, design or specification of external lighting to be installed including shields, cowls or blinds where appropriate;
A description of the luminosity of lights and their light colour;
A drawing(s) showing the location and where appropriate the elevation and height of the light fixings;
Methods to control lighting control (e.g. timer operation, passive infrared sensor (PIR)); and
Lighting contour plans both horizontal and vertical where appropriate and taking into account hard landscaping, etc.
demonstrate that lighting will not cause excessive light pollution or disturb or prevent bats or other species using key corridors, foraging habitat features or accessing roost sites

All external/internal lighting shall be installed in accordance with the specifications and locations set out in the approved details. These shall be maintained thereafter in accordance with these details. (See Informative 11)

Reason: To ensure the development is ecological sensitive and to ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework.

47) No external lighting shall be installed without the prior written approval of the local planning authority.

Reason: To protect the amenity of neighbouring properties, protected species and to enable the protection of the Registered Historic Park, Conservation Area and its setting to accord with Policies HQ1, HE2, HE3, EE2 and EE3 of the Central Bedfordshire Local Plan and Section 12, 15 and 16 of the National Planning Policy Framework.

48) All ecological measures and/or works shall be carried out in accordance with the details contained in the Construction Environmental Management Plan (BSG Ecology, 2023) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species to accord with the objective of Policy EE3 of the Central Bedfordshire Local Plan (2021) and Section 15 of the National Planning Policy Framework.

49) No CCTV shall be installed without the prior written approval of the local planning authority.

Reason: To protect the amenity of neighbouring properties and to enable the protection of the Registered Historic Park, Conservation Area and its setting to accord with Policies HQ1, HE2, HE3 of the Central Bedfordshire Local Plan and Section 12 and 16 of the National Planning Policy Framework.

50) Prior to first occupation of the building hereby permitted, 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:

a) Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
b) Timescales / triggers for implementation of the scheme.

The development shall be completed in accordance with these approved details including the agreed timescales / triggers.

Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP, the Electric Vehicle Charging: Guidance for New Developments - SPD (2022), and Section 9 of the National Planning Policy Framework.

51) 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)

52) Part A: No development shall take place until a Written Scheme of Heritage Asset Resource Management (WSHARM) 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 historic environment scheme and the WSHARM shall contain the following components:

1. a method statement for an archaeological trial trench evaluation including details of post-excavation analysis, reporting, and archiving for this stage.
2. an outline method statement for the investigation of archaeological remains that may be found during the evaluation and that will be directly impacted upon by the development.
3. a method statement for the investigation of any archaeological remains that may be affected by any areas of proposed new "Wood Pasture" planting.
4. a method statement for the investigation of any archaeological remains that may be affected by the de-silting of the North Lake.
5. an outline method statement for the preservation in situ/preservation by design of any archaeological remains that may be found during the evaluation which demonstrably relate to designated parkland and whose significance is sufficient to prevent their destruction.
6. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages (items of 2, 3 and 4) of the project. This will include details of the timetable for each stage of the post-excavation works.
7. an outline strategy for a programme of public outreach, community engagement and interpretation. This will include provision for engagement and in relation to the results of the archaeological investigations and a longer-term plan in relation to the designed landscape.

Should the trial trench evaluation produce evidence of archaeological remains that require further mitigation, Items 2, 3, 4 and 5 of Part A of this condition will be finalised on the approval of the trial trench evaluation report. The updated WSHARM for the works will then be approved by the Local Planning Authority before any further fieldwork or development is undertaken. Should no further archaeological investigation be required it will not be necessary for the WSHARM to be amended and the applicant or developer can proceed with completing the work for item 7 in relation to the interpretation of the designed landscape and all items in Part B of the condition.

Part B: This condition shall only be fully discharged when:
1. all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority. This includes the any archaeological fieldwork associated with items 3 and 4 of Part A.
2. 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.
3. the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed.
4. 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.
5. the publication report text has been prepared for submission to either a recognised archaeological journal or an approved final report is submitted to the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority.
6. the programme of public outreach, community engagement and interpretation has been completed and this has been confirmed in writing by the Local Planning Authority.
7.
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 2 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. Item 6 will be completed prior to operational use of the clubhouse/office building and golf course hereby approved, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the historic environment in accordance with Policies HE1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework.

In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 211 of the National Planning Policy Framework: 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.

This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021) and Chapter 16 of the National Planning Policy Framework.

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