| 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)
No development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs, fenestration and finishes 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) |
3)
No development shall take place until a contaminated land desktop study has been submitted to and approved in writing by the Local Planning Authority. In addition, and where deemed necessary by the Local Planning Authority, an intrusive investigation proposal, a subsequent remediation statement and a validation document, shall be submitted to and approved in writing by the Local Planning Authority. No development shall take place until the remediation measures thereby approved have been completed in accordance with the approved details.
Reason: To ensure that the site is suitable for its end use and to protect human health and the water environment.
(Section 15, NPPF) |
4)
No development shall commence until a final, 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+10%UC), via attenuated discharge into existing watercourse, and a proposed 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
'Surface Water Drainage & FRA Report Rev B' and DEFRAs non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. The development will provide a 9m development free 'buffer' for access and maintenance of any adjacent or on-site watercourse. Maintenance is to be identified for all drainage features and 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 the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards.
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. |
5)
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) |
6)
The development hereby approved shall not be occupied until the junction between the proposed access road and the highway as shown indicatively on plan ref RHC-22-014-01 has been constructed in accordance with the approved details. The access shall serve the approved single dwelling and associated domestic ancillary use of the outbuildings only contained within the red and blue application boundaries. (See Notes to the Applicant)
Reason
In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
7)
Visibility splays shall be provided at the junction of the proposed 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 in each direction. 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. |
8)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) for a minimum distance of 5m into the site, measured from the highway boundary, before the premises are occupied. 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 highway safety. |
9)
Before the new access is first brought into use, any existing access within the frontage of the land to be developed, not incorporated in the access hereby approved shall be closed in a manner to the Local Planning Authority's written approval and constructed in accordance with the approved details. (See Notes to the Applicant)
Reason
In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway. |
10)
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 the development hereby approved. The scheme shall be fully implemented prior to occupation of the development hereby approved 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. |
11)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m 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.
(Section 12, NPPF) |
12)
The maximum gradient of the vehicular access shall be 10% (1 in 10) for the first 6.0m measured into the site from the highway boundary.
Reason
In the interests of the safety of persons using the access and users of the highway. |
13)
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), the parking provision for the site (including the garage) as detailed on the approved plans shall not be used for any purpose other than as parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To ensure that off-street parking is retained in the interests of highway safety.
(Section 12, NPPF) |
14)
Prior to the occupation of the approved dwelling, a scheme for the charging of electric and ultra-low emission vehicles for the approved dwelling shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of the Central Bedfordshire Local Plan and shall include the following:
· Details of active charging posts or passive provision such as cabling and electricity supply
· 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 Central Bedfordshire Local Plan (2021) and the National Planning Policy Framework. |
15)
Prior to the occupation of any dwelling on the site, a scheme for the provision of waste receptacles for each dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
16)
Prior to the first occupation of the dwelling a sprinkler/ fire suppression system must be installed in the dwelling hereby approved. Thereafter the sprinkler/ fire suppression system shall be retained in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 7, NPPF) |
17)
The development hereby permitted shall not be occupied or brought into use until the details of any external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
18)
All ecological measures and/or works, including enhancements, shall be carried out in accordance with the details contained in the October 2022 Preliminary Ecological Appraisal 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) |
19)
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) |
20)
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) |
21)
The dwelling hereby approved must comply with the water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the CBLP (2021) and the objectives of sustainability set out in the NPPF (2023). |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers BURG/22306/SITECOMP1A; BURG/22307/BLOCKNEWB; BURG/22306/MAIN; BURG/22310/LANDIA; BURG/22306/HIGHSITEI; BURG/22206/SITEEXISTA; Revised Preliminary Ecological Appraisal (Oct 2022); Flood Risk Assessment & Surface Water Drainage Strategy (March 2024)
Reason: To identify the approved plan/s and to avoid doubt. |
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