| 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)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those shown on plan number PL-002 Rev E.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality.
(Policy HQ1, CBLP and Section 12, NPPF) |
3)
The development shall not be brought into use until a turning space for vehicles has been constructed within the curtilage of the site in a manner to be approved in writing by the Local Planning Authority.
Reason: To enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Section 9, NPPF) |
4)
No building shall be occupied until the junction of the altered vehicular access with the highway (A5120) has been fully 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, CBLP and Section 9, NPPF) |
5)
Before the premises are occupied all on site vehicular parking areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from 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 of vehicles outside highway limits.
(Policy T2, CBLP and Section 9, NPPF) |
6)
The turning space for vehicles illustrated on the approved plans shall be constructed before the development is first brought into use and retained for this purpose throughout the lifetime of the development.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Policy T2, CBLP and Section 9, NPPF) |
7)
All ecological measures and/or works shall be carried out in accordance with the details contained in the May 2023 Preliminary Ecological Appraisal and Preliminary Roost Assessment 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) |
8)
No above ground development (excluding demolition) 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 be informed by the May 2023 Preliminary Ecological Appraisal and Preliminary Roost Assessment and 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
9)
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) |
10)
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) |
11)
The final detailed drainage system shall be carried out in complete accordance with the details shown on drawing number 2315 50 Rev P2 and the contents of the Flood Risk Assessment dated October 2023 (R-FRA-26126-01-0).
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. |
12)
No building/dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161, 18th December 2014. |
13)
The development hereby approved shall not be occupied or brought into use 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) |
14)
There shall be no open storage of materials, plant or machinery on the site. The pallet storage strip identified with an X on plan number 2251 PL-001 Rev E and which shows an area of material storage to be no higher than 3 metres in height, shall be restricted to storage not exceeding 3m in height and within that defined area. The application site shall be retained in an open manner for the lifetime of the development.
Reason: To ensure that the openness of the Green Belt is maintained on the site, and to avoid any storage of plant or materials which would impact the openness of the site.
(Policy SP4, CBLP and Section 13, NPPF) |
15)
The development hereby approved shall carry out and implement the noise mitigation measures contained within the Noise Impact Assessment (reference AP1917/23299/REV1 dated 23.04.2024). Prior to the development being brought into use, a verification report shall be submitted to and approved in writing by the Local Planning Authority to demonstrate that the approved noise mitigation has been implemented and is operational.
Reason: To protect the surrounding residential properties from commercial noise from the premises.
(Policy CC8, CBLP and Section 12, NPPF) |
16)
No commercial operations or vehicular movements of HGVs or plant/ machinery shall take place on the site outside of the hours of 08:00 and 18:00 between Monday and Friday, 08:00 and 13:00 on Saturdays. No operations vehicular movements of HGVs or plant/ machinery shall take place at all on Sundays or Bank Holidays.
Reason: To safeguard the residential amenity which the occupiers of neighbouring properties might reasonably expect to enjoy.
(Policies HQ1 and CC8, CBLP and Section 12, NPPF) |
17)
Prior to the development being brought into use, details of the design of the proposed acoustic fencing shall be submitted to and approved in writing by the Local Planning Authority. The fence shall be implemented and constructed in full accordance with the approved details prior to the use being operational.
Reason: To protect the amenity and living conditions of adjacent neighbouring properties from adverse levels of noise.
(Policy CC8 of the CBLP and Section 12, NPPF). |
18)
The development shall not be brought into use until details of Electric Vehicle Charging Points have been submitted to and approved by the Local Planning Authority. The details should comply with the requirements of the Councils adopted Electric Vehicle Charging SPD. The EVC points shall be implemented in accordance with the approved details prior to the first use of the building, and retained as such thereby after.
Reason: To promote sustainable and alternative modes of transport.
(Policy T5 of the Central Bedfordshire Local Plan and paragraph 112e of the NPPF) |
19)
The development shall not be brought into use until a scheme showing the location of a fire hydrant at the development has been submitted to and approved by the Local Planning Authority. The scheme shall be laid out in accordance with the approved details prior to any occupation, and thereafter the fire hydrants shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments.
(Section 8, NPPF) |
20)
Prior to the commencement of development, a flood emergency plan which details how the development will react to any adverse fluvial flooding event from the nearby watercourse shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in writing shall be implemented throughout the lifetime of the development.
Reason: To ensure that the building, its occupiers and their property are kept safe from an adverse fluvial flooding event.
(Policy CC3 of the CBLP and Section 14, NPPF) |
21)
No development shall take place until a sustainability statement which demonstrates how the development will achieve the following have been submitted to an approved in writing by the Local Planning Authority:
1) 10% energy demand of the development to be delivered from renewable or low carbon sources or development's energy demand will be reduced by at least 10% through fabric measures;
2) Water efficiency to achieve water standard of 110 litres per person per day.
The development shall subsequently be implemented in accordance with the approved details.
Reason: To ensure that the development would be sustainable and would contribute towards the reduction of climate change.
(Section 15, NPPF) |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
2251-PL-001 Rev E
2251-PL-002 Rev D
2251-PL-003
2251-PL-004
2251-PL-005
Reason: To identify the approved plan/s and to avoid doubt. |
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