| 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 materials to match as closely as possible in colour, type and texture, those of the existing building.
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.
(Section 12, NPPF) |
3)
No development above slab level 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 landscaping scheme shall include provision of replacement hedgrow planting along Harlington Road. 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)
No development approved by this permission shall take place until the following has been submitted to and approved in writing by the Local Planning Authority: A Phase 1 Desk Study report prepared by a suitably qualified person adhering to BS 10175 and CLR 11 documenting the ground and material conditions of the site with regard to potential contamination.
Reason: In the interest of human health. (Policy CC8, Central Bedfordshire Local Plan) |
5)
No occupation of any permitted building shall take place until the following has been submitted to and approved in writing by the Local Planning Authority:
-Where shown to be necessary by the Phase 1 Desk Study, a Phase 2 Site Investigation adhering to BS 10175 and CLR 11, incorporating all appropriate sampling, prepared by a suitably qualified person.
-Where shown to be necessary by the Phase 2 Site Investigation a detailed Phase 3 Remediation Scheme (RS) prepared by a suitably qualified person, with measures to be taken to mitigate any risks to human health, groundwater and the wider environment, along with a Phase 4 validation report prepared by a suitably qualified person to confirm the effectiveness of the RS.
Reason: In the interest of human health. (Policy CC8, Central Bedfordshire Local Plan) |
6)
All ecological measures and/or works shall be carried out in accordance with the details contained in the February 2023 "Preliminary Roost Assessment of Barn at Mill Farm, Sharpenhoe, Central Bedfordshire" 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.
(Section 15 of the NPPF) |
7)
The access shall have a minimum width of 4.8m, for a distance of 10m from the nearside channel.
Reason: In the interest of road safety and for the avoidance of doubt. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
8)
Development shall not begin until details of the junction between the access track and the nearside channel of the highway have been submitted to, and approved in writing by, the Local Planning Authority. Such details shall include the provision and maintenance of the visibility splays including the removal and replanting of hedgerows.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
9)
The dwelling shall not be occupied until the junction between the access track and the nearside channel of the highway as detailed within the approved plans to be agreed in condition 1 has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
10)
Before the premises are occupied all on site vehicular areas shall be surfaced in a manner to the Local Planning Authority's approval so as to ensure satisfactory parking of vehicles outside highway limits. Arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: In order to minimise danger, obstruction, and inconvenience to users of the highway and of the premises. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
11)
Development above slab level shall not begin until details of refuse storage area and collection point have been approved by the Local Planning Authority and no building shall be occupied until the said storage and collection points have been constructed in accordance with the approved details.
Reason: To ensure the refuse collection bins do not cause a hazard or obstruction to the highway or parking area. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
12)
Development above slab level shall not begin until details of secure cycle storage for residents and cycle parking for visitors have been approved by the Local Planning Authority and no building shall be occupied until the said storage and parking have been constructed in accordance with the approved details.
Reason: In order to promote sustainable modes of transport. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
13)
Development above slab level shall not begin until details of a turning area suitable for light goods vehicle within the confines of the site has been approved by the Local Planning Authority and no building shall be occupied until that turning area has been constructed in accordance with the approved details.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
14)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43m measured from the centre line of the proposed access along the line of the channel of the public highway. The required vision splays shall, on land in the applicant's control, be kept free of any obstruction.
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.(Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
15)
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. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
16)
Any gates provided shall open away from the highway and be set back a distance of at least 8.0 metres from the nearside edge of the carriageway of the adjoining highway.
Reason: To enable vehicles to draw off the highway before the gates are opened. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
17)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers SE3435/2 'Proposed Floor Plan', SE3435/7B 'Site Plan', SE3435/1 'Existing Elevations', SE3435 'Existing Floor Plan', SE3435/3A 'Proposed Elevations', SE3435/8 'Highway Vision Splay', 50950BDLS-01 'Topographical Survey'.
Reason: To identify the approved plan/s and to avoid doubt. |
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