| 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)
All external works hereby permitted shall be carried out in accordance with materials detailed within the application form and on drawing no.s 2201-BA2B and 2201-BB2B.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality and the Conservation Area setting.
(Sections 12 and 16 NPPF) |
3)
No development shall take place until a landscaping scheme to include all hard and 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 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 an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
4)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the buildings are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and the Conservation Area setting.
(Sections 12 and 16 NPPF) |
5)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved archaeological scheme and the WSI shall contain the following components:
a method statement for the investigation of any archaeological remains that will be affected by the development.
a method statement for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
an outline strategy for post-excavation assessment, analysis, archive preparation and publication, including details of the timetable for each stage of the post-excavation works
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
the post-excavation assessment, analysis and final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 12 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
the preparation of the site archives (including the production of an archive report) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing archaeological archives.
the publication report text has been prepared for submission to either a recognised archaeological journal, or an approved final archaeological report is submitted for inclusion in the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, and 4 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework (July 2021): to investigate and record any archaeological remains affected by the development, to safeguard the long-term future of the archive and to make the record of all the work publicly available. Part A of this condition is pre-commencement because development works can have an irreversible impact on archaeological remains and an approved programme of investigation must be in place before the development starts. |
6)
Notwithstanding the details submitted with the application, and prior to the commencement of any work of construction on site, full details of the extent of timber frame alterations (including additions) and repairs proposed to be undertaken to the structure(s) to be retained, including component frame elements to be replaced, in whole or part, shown clearly on drawn elevational detail at a scale of 1:50, and supported by a written method statement of the timber frame works to be undertaken, 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. No component element of the existing timber framing shall be removed, replaced or altered without the express written consent of the Local Planning Authority.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects (Section 16, NPPF) |
7)
Notwithstanding the details submitted with the application, a full selection of external material samples, including proposed new or replacement timber cladding, face brick (plinth and walling), rainwater goods, roof coverings (roof tile and zinc) and roof ridge elements, proposed to be used in respect of the works of building conversion hereby approved shall be provided for consideration by, and the written approval of, the Local Planning Authority prior to the commencement of any work of construction on site either by way of :-
i) a full samples assemblage made available on site for Local Planning Authority inspection.
ii) a full photographic materials schedule submission, with product types identified by manufacturers product name/code where available and proposed timber cladding shown in profile.
The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
8)
Notwithstanding the details submitted with the application samples of all materials proposed to be used in any hard landscaping associated with the development hereby approved shall be provided for consideration by, and the written approval of, the Local Planning Authority prior to the commencement of any work of construction on site either by way of :-
i) a full samples assemblage made available on site for Local Planning Authority inspection.
ii) a full photographic materials schedule submission with product types identified by manufacturers product name/code, where available.
The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
9)
Notwithstanding the details submitted with the application, a full external finishes Schedule, including 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 prior to the commencement of any work of construction on site and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
10)
Notwithstanding the details submitted with the application drawn section details at a scale between 1:10 and 1:20 as appropriate clearly demonstrating the following shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of any work of construction on site and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
- the relationship of timber weatherboard cladding, wall insulation and wall framing, as appropriate, to any brick plinth structure (typical detail)
- the relationship of the window and door installations hereby approved to the external envelope of the building (typical detail)
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
11)
Notwithstanding the details submitted with the application, all new windows and external doors proposed to be installed as part of the development hereby approved shall be of timber construction, manufacturers product details of which, including confirmed opening configurations for the windows, 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 approved development is carried out in a manner that safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
12)
Notwithstanding the details submitted with the application, all rooflights proposed to be installed as part of the development hereby approved shall be of low-profile 'Conservation Rooflight' form, full and dimensioned product details of which shall be submitted to and approved in writing by the Local Planning Authority prior to installation on site, and the approved development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
13)
Notwithstanding the details submitted with the application, any incorporation of double-glazing in the windows, external doors or infill glazing hereby approved shall incorporate the following constructional detailing, unless otherwise agreed in writing by the Local Planning Authority prior to any work of glazing installation on site:
- a sealed glazing element not exceeding 14mm in thickness
- black finished glazing spacers (if glazing spacers are required)
- trickle vents concealed by hoods (if trickle vents are required)
Reason: To ensure that the approved development is carried out in a manner that minimises impact and safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
14)
Notwithstanding the details submitted with the application, the rainwater goods to be installed as part of the development hereby approved shall be of 'Heritage Range' black painted cast aluminium unless otherwise agreed in writing, and in advance of installation, by the Local Planning Authority.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
15)
Notwithstanding the details submitted with the application, full details of any kitchen, bathroom and heating extract vents or flues exiting in any respect upon the exterior of the building(s) 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 approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
16)
Notwithstanding the details submitted with the application, any new or replacement timber weatherboard cladding to be installed as part of the development hereby approved shall be of recognised traditional dimensions and profile and shall match any existing traditional cladding to be retained, as appropriate.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
17)
No cleaning or stripping of paintwork or stain from the existing timber framing of the building(s) to be retained shall take place without the express written consent of the Local Planning Authority.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance historic fabric and traditional character of these listed building in all respects (Section 16, NPPF) |
18)
Notwithstanding the details submitted with the application the development hereby approved, and any associated works of internal and external 'making good', including brickwork, timberwork, plasterwork, the use of mortars, renders and decorative finishes, shall be undertaken with materials and in a manner which are strictly compatible with the traditional constructional detailing and character of the building(s), close-matching with existing materials as appropriate.
Reason: To ensure that the approved development is carried out in a manner that safeguards the significance, historic fabric and traditional character of these listed buildings in all respects and to safeguard the character and appearance of the Conservation Area in which the buildings are located (Section 16, NPPF) |
19)
No works are in any circumstances to commence unless the local planning authority has been provided with either:
a) a licence issued by Natural England authorizing the specified activity/development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason: To ensure that works do not result in adverse impacts to protected species.
(Section 15 of the NPPF) |
20)
Before the new development is occupied, the existing vehicular access shall be resurfaced in bituminous or other similar durable material as may be approved in writing by the Local Planning Authority between the edge of carriageway and the highway boundary.
Reason: To secure a satisfactory access appropriate to the development, in the interest of public safety and convenience.
(Section 9, NPPF) |
21)
Before the access is first brought into use, a triangular vision splay shall be provided on each side of the access 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 highway into the site along the centre line of the anticipated vehicle path. The vision splays 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 / verge level.
Reason: To provide adequate visibility between the public highway and the access and to make the access safe and convenient for the traffic which is likely to use it.
(Section 9, NPPF) |
22)
The driver/driver intervisibility splays measuring 2.4m x 43m as shown on drawing number 2201-SLP-1C shall be provided prior to the first occupation of any part of the development hereby permitted and shall, for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it.
(Section 9, NPPF) |
23)
The proposed driveway access shall be constructed and surfaced in a bound and durable material for a minimum distance of 5.0m from the highway boundary, in accordance with further details to be submitted to and approved in writing by the Local Planning Authority, before the premises are occupied. The details submitted to also identify what arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of the highway.
(Section 9, NPPF) |
24)
The maximum gradient of the vehicular access shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway.
(Section 9, NPPF) |
25)
The turning space for service vehicles illustrated on drawing no 2201-SLP-1C shall be constructed before the development is first brought into use and retained thereafter for that purpose.
Reason: To enable service vehicles to draw off and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Section 9, NPPF) |
26)
Development shall not commence until a scheme detailing provision for on-site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period.
Reason: To ensure adequate off street parking during construction in the interests of road safety.
(Section 9, NPPF) |
27)
The proposed cycle parking scheme illustrated on drawing no 2201-SLP-1C shall be fully implemented before the new development is first occupied and thereafter retained for this purpose.
Reason: To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport.
(Section 9, NPPF) |
28)
External artificial lighting at the development shall not exceed lux levels of vertical illumination at neighbouring premises that are recommended by the Institution of Lighting Professionals in the 'Guidance Note 01/20: Guidance Notes for the Reduction of Obtrusive Light'. Lighting should be minimized, and glare and sky glow should be prevented by correctly using, locating, aiming and shielding luminaires, in accordance with the Guidance Notes. Lighting shall appear warm in colour and not exceeding a temperature of 3000 kelvin (K)
Reason: To protect the visual amenity of the site and its surrounding area.
(Sections 12 and 16, NPPF) |
29)
Prior to commencement of works, confirmation of the appointment of a suitably qualified contaminated land practitioner(s), appointed to provide watching brief, shall be submitted to the Local Planning Authority for approval. The appointed person(s) shall be present from the commencement of demolition and ground works until completion of landscape and hard surfaces.
Should contamination be found, works are to cease immediately and a remediation strategy setting out a timetable of works and the proposed means of dealing with any contamination onsite, including provisions of monitoring any specified actions and validating the outcomes shall be submitted in writing to the Local Planning Authority for approval.
Reason: To protect human health and the environment.
(Section 15, NPPF) |
30)
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, via infiltration or water authority connection, 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 SuDS Assessment (Ref: GeoSmart, 79967R1, 2/8/23) 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 vis infiltration or limited to the rate approved by the Water Authority.
The applicant should address the following points 1 to 12 (within the informatives section) when submitting details to discharge the condition.
Reason: To ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site, in accordance with CBC Local policy CC3 to CC5 and NPPF Paras 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
31)
No building/dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161, 18th December 2014. |
32)
Notwithstanding the provisions of Part 1, Classes A, AA and B 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 extensions to the building(s) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area and the openness of the Green Belt.
(Sections 12, 13 and 16 NPPF) |
33)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the development in the interests of the amenities of the area and the openness of the Green Belt.
(Sections 12, 13 and 16 NPPF) |
34)
The first floor windows in the north elevation of the development by way of Barn B hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the window(s) which can be opened are more than 1.7m above the floor of the room(s) in which the window(s) is installed. No further windows or other openings shall be formed in the north elevations of Barns A or B.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
35)
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) |
36)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles (as shown indicatively on drawing no. 2201-SLP1C - 'Site Layout Plan') shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP or the most up to date guidance and shall include the following:
·Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
·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 and paragraph 110 of the National Planning Policy Framework. |
37)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 2201-SLP1C - 'Site Layout Plan', CBC-001 - 'Site Location Plan', 2201-BA2B - 'Conversion of Barn A to dwelling, Proposed Plans and Elevations', and 2201-BB2B - 'Conversion of Barn B to dwelling, Proposed Plans and Elevations'.
Reason: To identify the approved plan/s and to avoid doubt. |
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