| 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)
Prior to the commencement of development, and for the avoidance of doubt, prior to undertaking any access works, demolition works, or site clearance, a scheme of highways works, including details of the access, footway, and bus stop works as shown indicatively on plan ref. 2308-083-SK01 shall be submitted to, and agreed in writing by the local Planning Authority. Any updated scheme to address the following:
- Any revisions required to enable a refuse vehicle to exit the site and travel west without crossing into the opposing lane on Dunton Lane.
- The form and location of the proposed bus stop and associated hardstanding / waiting area proposed on Dunton Lane.
- Funding the 'Declaration of Dedication' agreement necessary to deliver the proposed works.
- Funding any traffic orders necessary to prevent right turns from the access junction onto Dunton Lane.
Any scheme to make appropriate allowance for any necessary drainage and street lighting.
Reason: These matters are required prior to the commencement of development in order to minimise danger, obstruction and inconvenience to users of the highway, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
3)
Prior to the commencement of development a refuse collection strategy shall be submitted to, and agreed in writing by the local Planning Authority. Any submitted strategy will include the granting of appropriate indemnities for refuse collection vehicles and operatives to access any private highway or driveways reasonably necessary to undertake their duties. Refuse collection will be carried out in accordance with the approved strategy thereafter.
Reason: These matters are required prior to the commencement of development in order to minimise danger, obstruction and inconvenience to users of the highway and the premises, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
4)
No development shall take place, including any works of demolition or site clearance, until a Construction Management Plan (CMP), associated with the development of the site, has been submitted and approved in writing by the Local Planning Authority which will include information on:
(A) The parking of vehicles
(B) Loading and unloading of plant and materials used in the development
(C) Storage of plant and materials used in the development
(D) The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
(E) Wheel washing facilities
(F) Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
(G) Footpath/footway/cycleway or road closures needed during the development period
(H) Traffic management needed during the development period.
(I) Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
(J) Details of any temporary construction access, including appropriate visibility splays.
(K) Details of any temporary works which may be necessary to facilitate safe construction access.
(L) Mechanisms to deal with environmental impacts, including air quality and dust
(M) Details of consultation with adjoining occupiers to agree measures to ensure disruption to businesses is minimised, including with regard to vehicular access, logistics and dust mitigation.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: These matters are required prior to the commencement of development in the interests of safety and protecting the amenityof local land uses, in accordance with Policies T2 and CC8 of the Central Bedfordshire Local Plan (2021). |
5)
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 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: These matters are required prior to the commencement of development to minimise and prevent pollution of the land and the water environment and in order to protect human health and the environment, in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2021). |
6)
Part A: No development shall take place until a written scheme of archaeological resource management (WSARM) 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 WSHARM shall contain the following components:
1. a method statement for an archaeological trial trench evaluation which covers the details of post-excavation analysis, reporting and archiving
2. an outline method statement for the investigation of any archaeological remains that may be found during the evaluation
3. an outline method statement for the preservation in situ of any archaeological remains that may be found during the evaluation, and which cannot be fully investigated
4. an outline strategy for community engagement should further investigation be required
5. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages of the project. This will include details of the timetable for each stage of the post-excavation works.
Should the trial trench evaluation produce evidence of archaeological remains that require further investigation, Items 2, 3, 4 and 5 of Part A of this condition will be finalised on the approval of the trial trench evaluation report. The updated WSARM for the works will then be approved by the Local Planning Authority before any further fieldwork or development is undertaken. Should no further archaeological investigation be required it will not be necessary for the WSARM to be amended and the applicant or developer can proceed with completing the work to discharge Part B.
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 12 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 or an approved final report is submitted to 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 2 years 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 (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. |
7)
No above ground works shall take place until a noise assessment is submitted to the Council for approval of external noise levels incl. reflected and re-radiated noise and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room- and (if provided) external amenity noise standards in accordance with the appropriate BS criteria. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To protect the amenity of future occupiers of the dwellings hereby approved, in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2021). |
8)
No above ground works 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, and a soft landscaping plan 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;
(g) the provision of mature replacement planting along western boundary of site adjacent to Biggleswade Green Wheel
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with Policies EE2 and HQ1 of the Central Bedfordshire Local Plan (2021) , and to ensure that there is no adverse impact upon the Biggleswade Green Wheel, in accordance with Policy BGS2 of the Biggleswade Neighbourhood Plan (2022). |
9)
No above ground works 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), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority, 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.
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 Policies CC3 to CC5 of Central Bedfordshire Local Plan (2021). |
10)
No development above ground level shall take place until details of the type, height and location of boundary treatments (walls/ fencing/ means of enclosure) has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the proposed development hereby approved shall not be first occupied until the approved boundary has been erected in full accordance with the approved details.
Reason: To ensure each proposed dwelling would benefit from an adequate degree of privacy, protect the amenity of adjoining residents and to safeguard the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
11)
No works above ground level, notwithstanding the details submitted with the application, shall be undertaken until details of the materials to be used for the external walls and roofs the development, hereby approved, shall be submitted to the Local Planning Authority for approval in writing. 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 and character and appearance of the Ampthill Conservation Area in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the provisions of the Central Bedfordshire Design Guide |
12)
Prior to the first occupation of development, the scheme of highways works agreed under condition 2, amended as necessary by the detailed design, technical audit, and safety audit processes, shall be completed and fully opened for use.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
13)
The maximum gradient of a private access / driveway shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
14)
Before dwellings are occupied, the respective vehicular areas shall be surfaced in stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority, and shall be retained as approved in perpetuity. Arrangements shall be made for surface water drainage from private areas of 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 and turning for vehicles, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
15)
Prior to the occupation of the proposed development, the turning space, and the proposed car parking spaces and cycle storage as indicated on drawing number RPD001-004, shall be implemented in accordance with the approved details and made available for use by the occupiers of that development, and shall be retained as approved in perpetuity.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
16)
Details of 'visitor parking' signage shall be submitted to and approved in writing by the local planning authority, and the development shall not be brought into use until the approved details have been implemented. The signage shall be retained as approved in perpetuity.
Reason: For the avoidance of doubt and to provide information signage to visitors of where they are able to park without obstruction to other users of the development and the highway, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
17)
No building shall be occupied until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details, and shall be retained in perpetuity
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
18)
Prior to the first occupation of the approved dwellings, a scheme shall be submitted to and approved in writing by the Local Planning Authority for the provision of a fire hydrant at the development. The dwellings shall not be occupied until the fire hydrant is installed as approved and shall be retained in perpetuity.
Reason: To ensure appropriate access to fire hydrants for use in the event of emergency in accordance with Policies HQ1 and CC6 of the Central Bedfordshire Local Plan (2021) |
19)
Prior to first occupation of the approved dwellings, the measures to reduce energy and carbon dioxide emission, including the Air Source Heat Pumps and the details as outlined in Section 4.4 of the Design and Access Statement, shall be installed. The development shall achieve the higher water efficiency standard of 110 litres per person per day.
Reason: To increase the resilience of the development to the impacts of climate change, reduce carbon emissions, and ensure the efficient use of water, in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021). |
20)
No dwelling shall be occupied until the carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public highway to that dwelling has been completed to at least binder course level and the footway(s) to surface course level.
Reason: To ensure a satisfactory means of access for occupants of the development, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
21)
Notwithstanding the details submitted, no dwelling hereby permitted shall be first occupied until details of all surfacing materials for parking areas, footpaths, dropped kerbs and roads have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out and completed in accordance with the approved details prior to the first occupation any dwelling hereby permitted.
Reason: To control the appearance of the area in the interests of safeguarding the visual amenities of the locality and to enhance local distinctiveness, highway safety and to ensure the development is accessible for all, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) and the provisions of the Central Bedfordshire Design Guide. |
22)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the garage accommodation on plot 2, 3, & 5 shall not be used for any purpose, other than as garage accommodation, cycle parking provision and storage pertaining to the residential use unless permission has been granted by the Local Planning Authority on an application made for that purpose. The outbuilding serving Plot 1 shall only be used for cycle parking provision and storage pertaining to the residential use.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users, in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan (2021). |
23)
The required vision splays (as shown on plan ref RPD001-004) shall, for the duration of the development, remain free of any obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed access(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them), in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
24)
The first floor windows on the side elevations of Plots 2-9, and the northern elevation of Plot 1, 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 finished floor level. No further windows or other openings shall be formed within these elevations.
Reason: In the interest of safeguarding the amenities of the occupiers of neighbouring dwellings, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
25)
The development hereby permitted shall be undertaken in full accordance with the recommendations, measures, mitigation and methods outlined within the "Arboricultural Impact Assessment" (RPS April 2023), as well as undertaken in full accordance with the Council's 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, in accordance with Policies EE2 and EE4 of the Central Bedfordshire Local Plan (2021). |
26)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers RPD001-001; RPD001-002; RPD001-003; RPD001-004; RPD001-005; RPD001-006
Reason: To identify the approved plan/s and to avoid doubt. |
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