| 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 works are in any circumstances to commence unless the Local Planning Authority has been provided with either:
a) a licence issued by Natural England authorizing the specified activity/development to go ahead; or
b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason: The matter is required prior to the commencement of any development in order to ensure that works do not result in adverse impacts to protected species (Policy EE2, Central Bedfordshire Local Plan, 2021) |
3)
All ecological measures and/or works shall be carried out in accordance with the details contained in the July 2024 Emergence and Activity Bat Survey (EBS) 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) |
4)
No development above slab - level shall take place until an Ecological Enhancement Plan for the creation of new wildlife features such as bat boxes in trees and integrated bat boxes in buildings/structures has been submitted to and approved in writing by the Local Planning Authority. Prior to first use, the development hereby approved shall be implemented in full accordance with the approved details.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework (Policies EE2 and EE3, Central Bedfordshire Local Plan, 2021) |
5)
The surface water drainage scheme shall be constructed to manage surface water runoff from the development for up to and including the 1 in 100 year event (+30%CC), via Attenuated discharge to a an existing watercourse. The final detailed design shall be based on the agreed FRA & Drainage Strategy (Ref: MEC, 28591-FLD-0101, first issue, July 2024) 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 discharge rate from the development will be limited to below greenfield 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 165 to 175 Inclusive of foot notes 59 and 60 and its supporting technical guidance. |
6)
The building hereby approved shall not 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 shown in the 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. |
7)
Notwithstanding the provisions of Schedule 2, Part A, Class E of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any order revoking and re-enacting that Order with or without modification), the premises shall only be used as offices ancillary to the main use of the site.
Reason: To prevent the establishment of an independent office unit on the site.
(Section 12, NPPF) |
8)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR152, or a 'Further Licence') and with the proposals detailed on plan "Roxhill Manor Farm: Impact plan for great crested newt District Licensing (Version 1)" dated 9th May 2024
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the
organisational licence (WML-OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural
Communities Act 2006. |
9)
No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence
(WML-OR152, or a 'Further Licence'), and in addition in compliance with the following:
- Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the
Organisational Licence (WML-OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural
Communities Act 2006 |
10)
All external works hereby permitted shall be carried out in materials as shown on approved drawing ref: 1207-05 and the submitted application form, unless otherwise agreed in writing with the Local Planning Authority.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with appropriate materials to match the existing buildings in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
11)
Prior to first occupationof the development hereby approved, the proposed development shall be carried out and completed in all respects in accordance with the access, siting and layout, surfacing of vehicular areas, and parking space provision including visitor parking, as illustrated/annotated on the approved plan ref: 1207-05 and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 1995, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority.
Reason:
To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate access arrangements at all times (Policy T2 and T3, Central Bedfordshire Local Plan, 2021) |
12)
Prior to the first occupation of the development hereby approved, details of cycle parking for the proposed office use shall be submitted to, and approved in writing by, the Local Planning Authority. The approved cycle parking shall be implemented prior to first occupation of the building hereby approved.
Reason: In the interests of encouraging sustainable means of transport (Section 9, NPPF) |
13)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those of the existing building, and as detailed in the submitted Planning, Design and Access Statement, and drawing ref: 1207-03
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.
(Section 12, NPPF) |
14)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 1207-01; 1207-02; 1207-03; 1207-04; 1207-05; 1207 -06; 1207-07; 1207-08; Preliminary Roost Assessment (PRA) (Cherryfields Ecology, 13/11/2023); Emergence and Activity Bat Survey (Cherryfield Ecology, 12/07/2024); Drainage Report (MEC Consulting Group, ref: 28591_FLD-0101, July 2024); Drainage Strategy drawing ref: 28591_01_230_01; Phase 1 and phase 2 Geo-Environmental Investigation Report (Geo Integrity, Report no: 24.03.06, April 2024); Archaeological Investigation: Evaluation (Archaeology, Excavation & Surveys, report ref: AES/2024/42); NatureSpace Great Crested Newt District Licencing Scheme Certificate no. NSP693CBC, dated 9th May 2024; Planning, Design and Access Statement (KJJ Designs)
Reason: To identify the approved plan/s and to avoid doubt. |
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