| 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 details given in the application, details of all external materials to be used in the development hereby approved, including facing brick, stone casting, roof tiles, windows and doors, shall be provided for consideration by, and the written approval of the Local Planning Authority prior to commencement of any above ground works on site either by way of samples identifiable by manufacturers product type made available to the Local Planning Authority or by way of a full photograph schedule submission. The approved development shall be undertaken thereafter in strict accordance with the approved details.
Reason: To ensure the development is carried out in a manner appropriate to the character and appearance of the Conservation Area and setting in which the development is located (Section 16, NPPF) |
3)
Prior to commencement of the development, details of the sound insulation of the building envelope and of acoustically attenuated mechanical ventilation as necessary to achieve internal room noise standards in accordance with the criteria and detailed method of BS8233:2014 shall be submitted to and approved by the Local Planning Authority. The approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: Reason: To protect the residential amenity of any future occupiers and ensure the correct noise mitigation methods are proposed and in place prior to the occupation of the building.
(Section 15, NPPF) |
4)
No development shall commence until the applicant has submitted a refuse collection and servicing plan to the Local Planning Authority and received approval of that plan in writing. The refuse collection and servicing plan shall include (but not be limited to):
Details of the refuse collection arrangements for both the residential and commercial elements of the development.
Details of the proposed refuse collection / bin storage arrangements for both the residential and commercial elements of the development.
Confirmation of private refuse collection for the lifetime of the development, including confirmation as to funding.
Details of the maximum sized refuse vehicle that would be used to undertake refuse collection, and confirmation that the size of vehicle would not be exceeded.
Confirmation of a maximum reversing distance (and therefore agreement to an associated drag distance for operatives).
Thereafter, and for the lifetime of the development, unless otherwise agreed in writing with the Local Planning Authority, the refuse collection and servicing of the site shall be carried out in accordance with the approved plan.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Section 9, NPPF) |
5)
Prior to occupation, full details of the long and short stay cycle parking associated with the development 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. (Section 9, NPPF) |
6)
The parking and turning areas detailed on plan ref. Proposed Drawings 2046 Rev C shall not be used for any purposes other than parking and turning unless permission for alternate uses has been granted by the Local Planning Authority.
Reason: To ensure the provision of adequate vehicular parking and turning space in perpetuity to meet the needs of occupiers of the proposed development (Section 9, NPPF) |
7)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles (as shown indicatively on Proposed Drawings 2046 Rev C) shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP or the most up to date guidance and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
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 and paragraph 116 of the National Planning Policy Framework. |
8)
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 infiltration, 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 FRA & drainage Strategy (Ref: JPP, R-FRA-23288-01-A, Rev A, April 23) 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 applicant should address the following points 1 to 6 when submitting details to discharge the condition (see notes to applicant).
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 165 to 175 Inclusive of foot notes 59 to 61 and its supporting technical guidance. |
9)
Part A: No development (including demolition) 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:
a method statement for the investigation of any archaeological remains that will be affected by the development. This will include observation of the demolition phases of the development.
an outline strategy for post-excavation assessment, analysis, archive preparation and publication, including details of the timetable for each stage of the post-excavation works.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority.
the post-excavation assessment, analysis and final archaeological report 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.
the preparation of the site archives (including the production of an 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.
the publication report text has been prepared for submission to either a recognised archaeological journal, or the final report has been accepted by 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, and 4 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 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.
This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021) and Chapter 16, NPPF (2021). |
10)
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 building is occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and the Conservation Area setting. (Sections 12 and 16 NPPF) |
11)
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) |
12)
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) |
13)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 2046_000 'Location Plan', 2046_001 'Existing Site Plan', REVISED proposed drawings 2046 Rev C 08.12.23.
Reason: To identify the approved plan/s and to avoid doubt. |
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