| Conditions or Reasons: | 1)
Application for approval of the reserved matters shall be made to the local planning authority not later than 05/11/2023.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
Details of the layout, scale, appearance and landscaping, including boundary treatments (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.
Reason: To comply with Article 3 of the Town and Country Planning (Development Management Procedure) Order 2015 (as amended). |
3)
The development hereby permitted shall begin not later than two years from the date of approval of the last of the reserved matters to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
4)
Any subsequent applications for reserved matters shall include details of the existing and final ground, ridge and slab levels of the development hereby approved. Such details shall include sections through both the site and the adjoining land. Thereafter the site shall be developed in accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas in accordance with Policy HQ1 of the CBLP. |
5)
Prior to first occupation of the development hereby approved, a Landscape Maintenance and Management Plan for a period of ten years from the date of its delivery in accordance with Condition 5 shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of the management body, who will be responsible for delivering the approved landscape maintenance and management plan. The landscaping shall be maintained and managed in accordance with the approved plan following its delivery in accordance with Condition 5.
Reason: To ensure that the appearance of the site would be acceptable in accordance with Policy HQ1 of the CBLP. |
6)
Prior to first occupation of the development hereby approved, details of hard and soft landscaping (including details of robust planting schemes at the southern and northern boundaries, boundary treatments and public amenity open space, Local Equipped Areas of Play and Local Areas of Play) together with a timetable for its implementation shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out as approved and in accordance with the approved timetable.
Reason: To ensure that the appearance of the development would be acceptable in accordance with Policy HQ1 of the CBLP. |
7)
No development shall take place until an ecological design strategy (EDS) addressing mitigation, compensation and enhancement has been submitted to and approved in writing by the local planning authority. The EDS shall be informed by the September 2017 Outline Biodiversity Strategy (or further survey work should development not commence within 12 months) and include the following;
Review of the site potential and constraints
Purpose and conservation objectives for the proposed works
Detailed working methods to achieve stated objectives including locations of integrated bird and bat boxes to be erected in accordance with RSPB and BCT guidelines on appropriate scale maps and plans
Details of lighting considerations to prevent disturbance to bats.
Type and source of materials to be used where appropriate, e.g. native species of local provenance.
Timetable for implementation demonstrating that works are aligned with proposed phasing of development.
Persons responsible for implementing the works
Details of initial aftercare and long-term maintenance.
Details for monitoring and remedial measures
Details for disposal of any wastes arising from works
Details of any hedgehog friendly fencing
The EDS shall be implemented in accordance with the approved details and all features shall be retained in that manner thereafter.
Reason: To ensure development provides a net gain in biodiversity and the development provides acceptable mitigation and enhancement scheme in the interests of Section 15 of the NPPF and Policies EE2 and EE3 of the CBLP. |
8)
The details required by Condition 2 of this permission shall include a scheme of measures to mitigate the impacts of climate change and deliver sustainable and resource efficient development including opportunities to meet higher water efficiency standards and building design, layout and orientation, natural features and landscaping to maximise natural ventilation, cooling and solar gain in accordance with the requirements of Policy CC1 of the CBLP. The scheme shall then be completed in full in accordance with the approved scheme.
Reason: To ensure the development is resilient and adaptable to the impacts arising from climate change in accordance with the NPPF and Policy CC1 of the CBLP. |
9)
No development shall take place until a scheme for the provision of Public Footpath no. 16 has been submitted to and approved in writing by Central Bedfordshire Council to include:
the design of access for Public Footpath no. 16 and any other proposed public rights of way routes (to include landscaping, widths and surfacing)
proposals for the diversion of Public Footpath no.16 and any other public rights of way (where necessary) - a Public Path Order diversion application will need to be submitted.
any proposals for the temporary closure and alternative route provision (where necessary on health and safety grounds) of Public Footpath no. 16 and any other affected public right of way during site clearance/construction.
The public right of way scheme submitted should be in accordance with the approved ROW Standards and Guidance.
Reasons: In the interests of the amenity of pedestrians and other non motorised users and to ensure safety of users is not compromised by the traffic associated with the development. |
10)
There shall be no more than 100 residential units at the site.
Reason: To ensure that the site is not overdeveloped in the interests of Section 7 of the NPPF. |
11)
Notwithstanding the details in the approved plans, any subsequent reserved matters application shall include an Arboricultural Method Statement which details retained areas of existing boundary hedgerows and trees at the site and details how these are to be protected during construction and shall also detail methodology for protection of existing trees adjacent to the site during construction. The works shall then be carried out in accordance with the approved details.
Reason: To ensure the retention of existing landscape features in the interests of establishing a rural character to this edge of settlement location in the interests of Section 12 and 15 of the NPPF and Policies EE4 and HQ1 of the CBLP. |
12)
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). |
13)
The submission of any reserved matters application, pursuant to this outline permission, shall include a mix of housing types and sizes, and shall demonstrate how the proposed mix and tenure types meets identified housing needs, including in respect of housing for the elderly in the event that the full 100 dwellings come forward.
Reason: To ensure that the overall mix of dwellings across the site as a whole contains a mix of residential units providing accommodation in a range of types, sizes and affordability, to meet identified housing needs, in accordance with up to date Strategic Housing Market Assessment and/or Local Housing Needs Surveys, in accordance with Policies H1, H2 and H3 of the CBLP. |
14)
No development shall commence until a detailed surface water drainage scheme, together with a maintenance and management plan for the proposed scheme has been submitted to and approved in writing by the Local Planning Authority. Prior to occupation of any dwelling, the surface water drainage system shall be implemented in accordance with the approved details. Thereafter the scheme shall be retained and managed and maintained in accordance with the approved details.
Reason: To prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with policy CC5 Sustainable Drainage of the Local Plan. |
15)
No development shall take place until a foul water strategy and a foul water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. Unless otherwise agreed in writing the works shall be carried out in accordance with the approved details prior to the occupation of any dwelling subsequently approved.
Reason: To prevent the increased risk of flooding, to improve and protect water quality, and improve habitat and amenity in accordance with Policy CC6 of the CBLP. |
16)
Notwithstanding the details in the submitted plans a reserved matters application will provide a play area that comprises a LAP/LEAP mix and will be a minimum of 450 square metres in size.
Reason: To ensure the provision of an appropriate equipped play area in the interests of healthy communities in accordance with the standards of the Leisure Strategy. |
17)
No development shall take place until a written scheme of archaeological investigation; that includes provision for post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The development hereby approved shall only be implemented in full accordance with the approved archaeological scheme.
Reason: To record and advance understanding of the heritage assets with archaeological interest which will be unavoidably affected as a consequence of the development. This condition is pre-commencement as a failure to secure appropriate archaeological investigation in advance of development would be contrary to paragraph 141 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
17)
No development shall take place until a written scheme of archaeological investigation; that includes provision for post excavation analysis and publication, has been submitted to and approved in writing by the Local Planning Authority. The development hereby approved shall only be implemented in full accordance with the approved archaeological scheme.
Reason: To record and advance understanding of the heritage assets with archaeological interest which will be unavoidably affected as a consequence of the development. This condition is pre-commencement as a failure to secure appropriate archaeological investigation in advance of development would be contrary to paragraph 141 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
18)
No development shall take place until a scheme to deal with contamination has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to [first occupation of the development/the development being brought into use]. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To protect the health of future occupiers of the site from any possible effects of contaminated land in accordance with Policy HQ1 of the CBLP. |
18)
No development shall take place until a scheme to deal with contamination has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to [first occupation of the development/the development being brought into use]. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To protect the health of future occupiers of the site from any possible effects of contaminated land in accordance with Policy HQ1 of the CBLP. |
19)
Prior to the commencement of works above ground level, details of any proposed street lighting shall be submitted to the Local Planning Authority for approval in writing. The details shall be provided in full, and in accordance with the approved details, prior to the first occupation of the development.
Reason: To preserve and enhance the character of the listed building and in the interests of high quality design, in accordance with Policies HQ1 and HE3 of the CBLP. |
20)
No development shall take place above ground level 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 dwellings the fire hydrants serving that development shall be installed as approved. Thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: In order to ensure appropriate access to fire hydrants for use in the event of emergency in accordance with Section 12 of the NPPF and Policy HQ1 of the CBLP. |
21)
Prior to occupation of the development, details of charging plug-in points and other ultra low emission vehicles for dwellings shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall indicate where visitor parking may contain such charging facilities. The development shall be carried out in accordance with the approved details 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 9 of the National Planning Policy Framework and Policy T5 of the CBLP. |
22)
The development hereby permitted shall not be carried out except in general accordance with the details shown on the Site Plan and Parameters Plan reference 19093/6100.
Reason: To identify the approved plan and to avoid doubt. |
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