| 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)
Notwithstanding the provisions of Part 1, Class A, AA, B, C and D 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 or alterations to the buildings 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, the openness of the South Bedfordshire Green Belt, the neighbouring heritage assets and the AONB location. (Policies, HQ1, EE5, HE3 and SP4 of the CBC Local Plan and Section 12, 13 15 and 16 of the NPPF) |
3)
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 development in the interests of the visual amenity of the area, the impact of the openness of the South Bedfordshire Green Belt, the neighbouring heritage asset and the AONB location.
(Section 12, 13, 15 and 16 NPPF) |
4)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure (except for those approved as part of this permission) shall be erected within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the rural amenity of the area, the openness of the South Bedfordshire Green Belt, the neighbouring heritage asset and AONB location.
(Section 12, 13, 15 and 16 NPPF) |
5)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no additional windows than shown on the approved plans shall be inserted into any elevation of the proposed dwellings, without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the privacy of neighbouring residents and to limit the light spill into the AONB sky.
(Section 12 and 15 NPPF) |
6)
Prior to occupation of the first dwelling hereby approved, 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 neighbouring heritage asset, and the visual amenities of the locality including the AONB landscape.
(Section 12, 15 and 16 NPPF) |
7)
Prior to the occupation of the first dwelling, 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) |
8)
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) |
9)
No development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, windows, guttering and roofs of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality including its heritage setting.
(Section 12 and 13 NPPF) |
10)
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) |
11)
All ecological measures and/or works shall be carried out in accordance with the details contained in the 2023 Ecological Impact Assessment and 2024 Bat Emergence Report 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) |
12)
No development shall take place until an Ecological Enhancement Plan for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures and hedgehog holes in fences and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
13)
Development shall not begin until details of an improvement scheme for the junction of the vehicular access with the highway, in accordance with the Council's Highway Construction Standards & Specifications Guidance, have been submitted to, and approved in writing by, the Local Planning Authority. The development shall not be occupied until the agreed improvement scheme has been implemented in full.
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
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 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 for the perpetuity of the development remain free of any obstruction to visibility.
Reason
To provide adequate visibility between the existing highway and the accesses, and to make the accesses safe and convenient for the traffic which is likely to use them. |
15)
Before the premises are occupied all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason
To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the car parking and service vehicle turning provision for the site (including Barn 1's double garage), as detailed on the approved plans, shall not be used for any purpose other than as parking and turning provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason
To retain adequate parking and turning provision for the development hereby permitted without adversely affecting the safety and convenience of site and road users. |
17)
Prior to occupation, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), calculated at one cycle parking space per bedroom and one short stay spaces per unit, 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.
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. |
18)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason
In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
19)
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 attenuated discharge to an existing watercourse, 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 Drainage Strategy (Ref; MTC, 2902 DS June 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 1l/s, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. The applicant should address the following points 1 to 10 found within the notes to applicant sectionwhen submitting details to discharge the condition.
Reason: 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. |
20)
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. |
21)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters 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:
1. 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 The Environment Agency Land Contamination Risk Management guidance.(LCRM). The report shall include a detailed quantitative human health and environmental risk assessment.
2. 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.
3. 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.
4. 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. 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 minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in the NPPF, and in order to protect human health and the environment. |
22)
The development hereby approved shall be built in accordance with the Noise impact assessment (Syntegra, June 2022), including the following assumptions:
The façade build-up will be a standard brick and block construction (or equivalent) to achieve an Rw of approximately 55 dB.
A typical double glazing system in a 4/12/6 configuration (or equivalent) will be installed to give a Sound Reduction Index (SRI) of 28 dB Rw.
Appropriately specified acoustic trickle vents, with a Dn,e,w of at least 34 dB, or an alternative means of ventilation will be installed to allow adequate ventilation without the requirement to open windows.
Reason: To ensure that the future occupiers have an acceptable standard of living (Policy CC8 and HQ1 of the CBC Local Plan) |
23)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers LB-0299-PL-01 Rev A, LB-0299-PL-02 Rev A, LB-0299-PL-03 Rev A, Design and Access v4, Heritage Statement v3, Planning Statement v4, Noise Assessment 22-9131 and Ecological Impact Assessment J3200.
Reason: To identify the approved plan/s and to avoid doubt. |
24)
Prior to the occupation of the first dwelling, a scheme shall be submitted in writing to the Local Planning Authority detailing the EV charging points for each dwelling (to include details of the design of the unit and power supply). The approved scheme shall be implemented prior to the first occupation of the dwelling and retained for such use.
Reason: To ensure suitable EV charging is provided for each dwelling. (Policy T5 and CC1 of the CBC Local Plan) |
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