| 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 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) |
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)
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:
1. method statements for the investigation of all archaeological remains present at the site.
2. a method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
3. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition including details of the timetable for each stage of the post-excavation works.
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.
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 8 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, as a standalone monograph or 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, 4 and 5 of Part B of this condition shall be completed within 18 months 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.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 210 of the National Planning Policy Framework (Dec 2023): 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. |
5)
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 colour shall be warm in appearance and not exceeding a temperature of 3000 kelvin (K).
Reason
In the interests of protecting the residential amenities of adjoining occupiers (POlicy HQ1, Central Bedfordshire Local Plan, 2021) |
6)
Prior to the occupation of a development, details of electric charging points, including details of equipment design and colour, within the site shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented, with the charging point available for use prior to occupation.
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Policies HQ1 High Quality Development, Policy T5 Ultra Low Emission Vehicles; Policy T3 Parking; Policy T2 Highways Safety and Design and Policy CC1 Climate Change and Sustainability of the Central Bedfordshire Local Plan (2021) and the National Planning Policy Framework. |
7)
No above-ground development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs and windows 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.
(Section 12, NPPF) |
8)
No development shall commence until details of a domestic sprinkler system/ fire suppression system and fire hydrant, have been submitted to and approved in writing by the Local Planning Authority. The approved sprinkler/ fire suppression system and fire hydrant shall be installed and operational prior to occupation and shall be retained throughout the lifetime of the development.
Reason: This is a pre-commencement condition to ensure mitigation for the non-provision of a turning area for the Fire Service thereby avoiding the reversing over long distances of emergency vehicles on to the highway (Policy T2, Central Bedfordshire Local Plan, 2021) |
9)
Notwithstanding the landscaping details shown on the submitted drawings, no development shall take place until an Arboricultural Impact Assessment, tree protection method statement and landscaping scheme to include all hard and soft landscaping, replacement native 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) |
10)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, 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. The content shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: This condition is pre-commencement to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework (Policies EE2 and EE3, Central Bedfordshire Local Plan, 2021) |
11)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until details of substantial protective fencing for the protection of any retained trees and hedgerows, has been submitted to and approved in writing by the Local Planning Authority and the fencing has been erected in the positions shown in accordance with the approved details. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made.
Reason: This condition is pre-commencement in order to protect the trees so enclosed in accordance with Section 8 of BS 5837 of 2012 or as may be subsequently amended.
(Sections 12 & 15, NPPF) |
12)
No building included within this planning permission shall be occupied until the widened junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details.
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises (Policy T2, Central Bedfordshire Local Plan, 2021) |
13)
Visibility splays shall be provided at the junction of the access with the public highway before the development hereby approved 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 25.0m 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 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, 2021) |
14)
Prior to first occupation of the dwellings hereby approved, details of the arrangements to be made for surface water drainage from the vehicular areas within the site to be intercepted and disposed of separately so that it does not discharge into the highway shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented prior to occupation.
Reason
To avoid surface water from the site discharging into the highway so as to safeguard the interest of highway safety (Policy T2, Central Bedfordshire Local Plan, 2021) |
15)
No gates shall be provided across the access unless otherwise agreed in writing by the local planning authority
Reason
For the avoidance of doubt and to enable all vehicular traffic using the site to use the turning area in the interests of highway safety (Policy T2, Central Bedfordshire Local Plan, 2021) |
16)
Prior to development details of signage/hatching to indicate the visitor parking space and keep clear turning area shall be submitted to and approved in writing by the local planning authority and the approved details shall be implemented prior to occupation
Reason
For the avoidance of doubt and to indicate what is available visitor parking and what is a turning area and to keep the turning area clear of obstruction (Policy T2, Central Bedfordshire Local Plan, 2021) |
17)
Prior to occupation, the proposed development shall be carried out and completed in all respects in accordance with the access, siting and layout,surfacing of vehicular areas, garage parking provision, parking space provision including visitor parking, turning areas, refuse collection point and long and short stay cycle parking provision illustrated/annotated on the approved plan No. L-01 rev C and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 2015, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority.
Reason
To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate
access arrangements at all times (Policy T2, Central Bedfordshire Local Plan, 2021) |
18)
The first floor rooflights in the eastern elevation of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through them at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows are installed. No further windows or other openings shall be formed in any elevations of Plots 1 and 2.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
19)
Notwithstanding the provisions of Part 1, Classes A, B and C 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, windows or alterations to the roofs of 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 and in the interests of the residential amenities of adjoining occupiers
(Section 12, NPPF) |
20)
No development shall take place until details of the existing and final ground and slab levels of the buildings hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
21)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers L-01/ rev C; L-02/ rev A; L-03; L-04/ rev A; Archaeological Report - Heritage Statement (Minerva Archaeology Ltd, ref: MA458, Version 2.0, February 2024)
Reason: To identify the approved plan/s and to avoid doubt. |
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