| Conditions or Reasons: | 1)
Approved Plans
The development hereby permitted shall extend to the area edged with a red line on Drawing No. 23-187 A3.06 Rev1 (Location Plan North Site) and edged with a thick black line on Drawing No. CB/23/02206/MW-1 attached to this decision and, except as may be modified by the following conditions, the development shall be carried out in accordance with the following documents and Drawings:
Planning Application Form dated 30 June 2023
Supporting Planning Statement (June 2023)
Drawing No. 23-187 A3.06 Rev3 (Location Plan North Site)
Drawing No. 23-187 A3.01 Rev1 (Existing Site Plan)
Drawing No. 23-187 A3.02 Rev5 (Proposed Site Plan)
Drawing No. J10639.SK08 Rev F
Transport Statement Version 4 (Origin Transport Consultants, June 2025)
Noise Assessment (LF Acoustics, April 2023)
Drainage Strategy Report (Farrow Walsh, March 2023)
Air Quality / Dust Assessment (Noise Air, May 2023)
REASON: To define the permission and for the avoidance of doubt. |
2)
Permitted Use
The development hereby permitted relates to the extension to the lawful waste transfer facility permitted under Planning Ref. CB/15/02200/MW and retrospective approval for the use of land for the importation, storage and distribution of shipping containers.
REASON: To define the development permitted and for the avoidance of doubt. |
3)
PD Rights
Notwithstanding the provisions of the Town and Country planning (General Permitted Development) Order 2015 as amended, planning permission must first be obtained before the erection, alteration or extension of any building, structure, plant or machinery.
REASON: To enable the Local Planning Authority to exercise control over any development within the site which could be detrimental to the amenities of neighbouring residential properties. |
4)
Hours of Operations
Skip Business
No operations or activities for the extension to the waste transfer facility hereby permitted, including the movement of skip lorries and HGVs¹ to and from the site, shall take place except between the following hours:
0700 to 1800 Mondays to Fridays
0700 to 1300 Saturdays
And no operations or activities shall take place on Sundays or Public / Bank Holidays.
¹ All vehicles over 7.5 tonnes gross vehicle weight
Storage Containers
No operations or activities for the importation, handling, storage and distribution of shipping containers hereby permitted shall take place between the hours of 2300 to 0700.
¹ All vehicles over 7.5 tonnes gross vehicle weight
REASON: To minimize nuisance to nearby residents by reason of noise in accordance with saved Policy GE18 of the Minerals and Waste Local Plan 2005. |
5)
Vehicle Movements
No vehicles shall turn right out of the site onto the A6 highway.
REASON: In the interests of highway safety in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005.
Waste Transfer Business
HGV Movements
There shall be no more than 88 HGV¹ movements (44 in and 44 out) in any one working day (pro rata for Saturdays) in connection with the development hereby permitted.
(For the avoidance of doubt, a HGV entering and leaving the site equals 2 movements)
¹ All vehicles over 7.5 tonnes gross vehicle weight
REASON: In the interests of highway safety in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005.
Non-HGV Movements
There shall be no more than 20 non-HGV¹ movements (10 in and 10 out) in any one working day (pro rata for Saturdays) in connection with the development hereby permitted.
(For the avoidance of doubt, a vehicle entering and leaving the site equals 2 movements)
¹ Non-HGVs are all vehicles under 7.5 tonnes gross vehicle weight
REASON: In the interests of highway safety in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005.
Storage Container Business
HGV Movements
There shall be no more than 12 HGV¹ movements (6 in and 6 out) in any one working day (pro rata for Saturdays) in connection with the development hereby permitted.
(For the avoidance of doubt, a HGV entering and leaving the site equals 2 movements)
¹ All vehicles over 7.5 tonnes gross vehicle weight
REASON: In the interests of highway safety in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005.
Non-HGV Movements
There shall be no more than 20 non-HGV¹ movements (10 in and 10 out) in any one working day (pro rata for Saturdays) in connection with the development hereby permitted.
(For the avoidance of doubt, a vehicle entering and leaving the site equals 2 movements)
¹ Non-HGVs are all vehicles under 7.5 tonnes gross vehicle weight
REASON: In the interests of highway safety in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005. |
6)
Access Improvements
Unless within fifteen (15) months of the date of this decision the new junction arrangements between the site access and the public highway (A6), together with a traffic island at the junction between Haynes West End and the A6, as shown indicatively on plan ref J10639.SK07 Revision C and to additionally include appropriate supporting signage as necessary, has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. (See Notes to the Applicant), the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme has been constructed and is open to traffic.
The new junction arrangements shall not be brought into use unless it provides visibility splays at the junction of the access with the public highway. 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 148m looking right (north) and 82m looking right (south) measured from the centre line of the proposed access along the line of the channel of the public highway, as shown on plan ref. J10639.SK011 Revision C. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
The new junction arrangements shall not be brought into use unless any gates open away from the highway and are set back a distance of at least 20 metres from the nearside edge of the carriageway of the adjoining highway.
The new junction arrangements shall not be brought into use unless, it is surfaced in bituminous or other similar durable material (not loose aggregate) for a minimum distance of 20m into the site, measured from the nearside edge of the carriageway of the adjoining highway. 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: In order to minimise danger, obstruction and inconvenience to users of the highway and to make the access safe and convenient for the traffic which is likely to use it. |
7)
Before any new access arrangement is first brought into use, any existing access within the frontage of the site, 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.
Unless within 6 months of the date of this approval, a scheme detailing the closure of any existing access within the frontage of the site, not incorporated in the new access is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within 6 months of the local planning authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented, unless otherwise approved by the Local Planning Authority.
If no scheme in accordance with this condition is approved within 12 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented.
REASON: In the interest of highway safety. |
8)
Records of Waste Quantities & Type
A record of the quantities of waste types imported to the site and recovery and landfill rates shall be kept at all times and submitted in writing to the Local Planning Authority by 31 May for the preceding financial year (1 April to 31 March)
REASON: To enable monitoring for forward planning purposes. |
9)
Height Restrictions
Skip Business
Full and empty skips shall not be stored outside the building at a height in excess of 3.0 metres from the ground immediately adjoining the skips.
Storage Containers
The containers shall be stacked no more than 2 high.
REASON: In the interests of visual amenity in accordance with saved Policy GE23 of the Minerals & Waste Local Plan 2005. |
10)
Types of Waste
The types of waste imported to the site shall be restricted to dry inert materials and dry non-hazardous materials.
REASON: To restrict the operations on site to those originally applied for and to protect the amenities in accordance saved Policy GE18 of the Minerals & Waste Local Plan 2005. |
11)
No outside storage
No deposit, storage and handling of waste and recovered materials shall take place outside the building, except within the hatched area marked 'Waste Sorting & Storage' shown on Dwg No. 23-187 A3.02 Rev1 dated 28.04.2023.
REASON: To minimise the risk of pollution to the water environment and to protect the amenities of the surrounding area in accordance saved Policies GE17 and GE18 of the Minerals & Waste Local Plan 2005. |
12)
Skip Sheeting
No loaded HGVs associated with the use of the waste transfer facility hereby permitted shall enter or leave the site unless it is sheeted.
REASON: In the interests of highway safety and in accordance saved Policy GE23 of the Minerals & Waste Local Plan 2005. |
13)
Hardstanding Areas
Unless within 3 months of the date of this decision a scheme for the surfacing of the entire site including any vehicular areas and the location of parking provisions for cars / LGVs / HGVs, is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within 3 months of the local planning authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved surfacing scheme specified in this condition, that surfacing shall thereafter be maintained.
REASON: To minimise disturbance to neighbouring residents by reason of dust, mud & debris and to ensure an appropriate standard of development in accordance saved Policy GE18 of the Minerals & Waste Local Plan 2005. |
14)
Background Noise and External Sound Levels
Unless within 3 months of the date of this decision details of the external sound level (Rating Level) emitted from the premises including for all plant, lorries, machinery and equipment and mitigation measures as appropriate, is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within 3 months of the local planning authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented.
The measures shall ensure that the external sound level emitted from the premises shall not exceed the background sound level. The assessment shall be made in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive property with all machinery etc operating together at maximum capacity. A post installation noise measurement shall be carried out where required to confirm compliance with the sound criteria and additional steps to mitigate noise shall be taken, as necessary.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved details specified in this condition, all mitigating measures thereafter be maintained.
REASON: To minimise nuisance to nearby residential properties by reason of noise in accordance with saved Policy GE18 of the Minerals & Waste Local Plan 2005. |
15)
Noise & Dust Management Scheme
Unless within 3 months of the date of this decision a Noise and Dust Management scheme is submitted in writing to the local planning authority for approval, and unless the approved scheme is implemented within 3 months of the Local Planning Authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented.
Details in the scheme shall include times and frequency of deliveries and collections, vehicle movements, silent reversing methods, location of loading bays, quiet loading / unloading measures. The plan shall describe an effective environmental management system to be put in place and maintained for the control of noise and dust emissions and impact and other nuisance. Monitoring locations shall be identified, and period of 'baseline / background monitoring' and 'impact monitoring' shall be carried with the first three months post the decision notice and thereafter annually or in the case of a complaint to investigate the source of this and check compliance with limits and implement effective remedial actions. The plan shall include the logging of complaint(s) and actions taken, investigation and implement remedial actions. The plan and the records shall be made available to the Local Planning Authority within 7 days of the date of the request, such as when visiting the site to follow up on complaint(s) received about pollution.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
REASON: To minimise nuisance to nearby residential properties by reason of noise in accordance with saved Policy GE18 of the Minerals & Waste Local Plan 2005. (CBC Public Protection Officer) |
16)
Boundary Landscaping
Unless within 3 months of the date of this decision a scheme including soil sampling results and details on the visual enhancement of the boundary of the site and details of a scheme of internal boundary treatment, is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within the first planting season of the Local Planning Authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented. All planting shall be with semi mature plants which shall be set out within the scheme hereby required.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved boundary landscaping scheme specified in this condition, that landscaping shall thereafter be maintained and should any planting die or are destroyed within a period of five years following implementation then the planting shall be replaced during the next planting season.
REASON: To ensure the visual impact of the boundary treatment within the Greensand Ridge Nature Improvement Area remains acceptable in accordance with saved Policy GE9 of the Minerals and Waste Local Plan 2005 and Policies EE8 of the Central Bedfordshire Local Plan. |
17)
No External Lighting
No external flood lighting shall be used on site other than in accordance with a scheme which has first been submitted to and approved in writing by the Local Planning Authority. The scheme shall be operated in accordance with the details as may be approved for the life of the development.
REASON: To minimise disturbance to sensitive receptors in accordance with saved Policy GE18 of the Minerals & Waste Local Plan 2005. |
18)
Surface Water Drainage
Unless within 3 months of the date of this decision a scheme for surface water drainage, is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within 3 months of the Local Planning Authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented.
The surface water drainage shall be constructed to manage surface water runoff from the development for up to and including 1 in 100-year event (+30%CC), via attenuated discharge to an existing watercourse. The final detailed design shall be based on the agreed FRA and DS (Ref; Farrow Walsh, FW2313_DS_001_V1, March 23) and DEFRAs non-statutory technical standards for sustainable drainage systems (March 2018. Management and maintenance details will demonstrate that the system functions as designed for the lifetime of the development. 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. The applicant should address the points 1 to 5 set out in the SuDS planning application response dated 18th August 2023 when submitting details to discharge the condition.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved surface water drainage scheme specified in this condition, that scheme shall thereafter be maintained.
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. |
19)
Wheel Cleaning
No dust or mud shall be deposited on the public highway.
REASON: In the interests of highway safety and to comply with saved Policy GE18 of the Minerals & Waste Local Plan 2005. |
20)
CCTV
Unless within 3 months of the date of this decision a scheme for CCTV enabling the remote monitoring by the Council of the access and egress with the A6 highway and the separate site entrances within the site, is submitted in writing to the local planning authority for approval, and unless the approved scheme is implemented within 3 months of the local planning authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented. The scheme submitted for approval shall include a field of view that includes the overall site access.
The scheme shall provide access to both live and historical video. The applicants shall retain the CCTV footage for a minimum of four months and make the footage available to the Council to view on request
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved CCTV scheme specified in this condition, that the CCTV system shall thereafter be maintained in perpetuity.
REASON: To minimise danger, obstruction and inconvenience to users of the highway and of the site, and to minimise disturbance to neighbouring properties in accordance with Policies GE18 & GE23 Minerals & Waste Local Plan 2005. |
21)
Fire Hydrants
Unless within 3 months of the date of this decision a scheme for the provision of a suitable water supply for firefighting including fire hydrants, is submitted in writing to the Local Planning Authority for approval, and unless the approved scheme is implemented within 3 months of the Local Planning Authority's approval, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme is approved and implemented.
If no scheme in accordance with this condition is approved within 6 months of the date of this decision, the use of the site for waste transfer and the importation, storage and distribution of shipping containers shall cease and all equipment and materials brought onto the land for the purposes of such use shall be removed until such time as a scheme approved by the Local Planning Authority is implemented, unless otherwise approved by the Local Planning Authority.
Upon implementation of the approved water supply scheme specified in this condition, the fire hydrants shall thereafter be maintained.
REASON: In the interests of fire safety and providing safe and accessible developments. |
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