| Conditions or Reasons: | 1)
The development hereby permitted shall begin no 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)
The development shall be completed in accordance with the boundary treatment details within Zones 1 and 2, detailed on LBLR-FORUM-ZZ-SP-DR-A-XX-P119 Rev.P1. The boundary treatment shall be retained thereafter.
Reason: To secure a high quality development, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
3)
The development hereby permitted shall be undertaken in full accordance with the Council's 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, in accordance with the NPPF. |
4)
The development hereby permitted shall be undertaken in full accordance with the Council's 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, in accordance with the NPPF. |
5)
Prior to the commencement of above ground works (excluding demolition), a report, detailing the geometric design of the existing site access junction with Leighton Road shall be submitted to the Local Planning Authority for approval in writing. The geometric design, detailed within the report, shall be subject to a design audit and shall highlight any departures from standard and agree any necessary changes to the geometric layout to be implemented as part of Condition 6.'
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
6)
Prior to the first use of the building within zone 1, any action as detailed to comply with approved design audit in condition 5, and modified as necessary by the detailed design, technical audit, and safety audit process shall be implemented, and retained thereafter, in accordance with those approved details and open to traffic.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
7)
Prior to the occupation of the building within Zone 1 a 3.0m wide footway/cycleway shall be constructed along the frontage of the entire application site with Leighton Road in accordance with details to be first submitted to the Local Planning Authority and approved in writing. Any Statutory Undertakers equipment or street furniture shall be re-sited to provide an unobstructed footway. The development shall be constructed in accordance with the approved details.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
8)
Visibility splays shall be provided at all road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 25m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
9)
Prior to commencement of above ground works (excluding demolition) detailed plans and sections of the estate road, including gradients and method of surface water disposal shall be submitted to the Local Planning Authority for approval in writing. The development shall be constructed in accordance with the approved details.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF |
10)
Prior to the occupation of Zone 1, the footway across the former site access from Leighton Road, as identified on plan LBLR-FORUM-ZZ-SP-DR-A-XX-P121, shall be reinstated. Details of which shall be first submitted to the Local Planning Authority and approved in writing.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
11)
The maximum gradient of all vehicular accesses onto the estate roads shall be 10% (1 in 10).
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
12)
No development hereby permitted shall take place, excluding any works of demolition, until a Construction Management Plan, associated with the development of the site, has been submitted to and approved in writing by the Local Planning Authority which will include information on the following, as may be relevant to this site:
The parking of vehicles;
Loading and unloading of plant and materials used in the development;
Storage of plant and materials used in the development;
The erection and maintenance of security hoarding / scaffolding affecting the highway if required
Wheel washing facilities;
Measures on site to control the deposition of dirt / mud on surrounding roads during the development;
Footpath/footway/cycleway or road closures needed during the development period;
Traffic management needed during the development period;
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site;
Details of escorts for abnormal loads;
Temporary removal and replacement of highway infrastructure and street furniture;
The reinstatement of any signs, verges or other items displaced by construction traffic; and
Banksman and escort details.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: To limit the impact of construction traffic and to satisfy the reasonable requirements of road safety, in accordance with Policy T2 of the adopted Local Plan and the NPPF. |
13)
Prior to the first use of a Zone, the details of the surfacing of the on site vehicular areas within the Zone shall be submitted to the Local Planning Authority and approved in writing. The development shall be constructed in accordance with the approved details and retained thereafter.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
14)
If the proposed access road is not constructed to the full length and layout illustrated on the approved plan, then details showing a temporary turning space for vehicles shall be submitted to the Local Planning Authority for approval in writing. The development shall be implemented in accordance with the approved details before any building taking access from the road is occupied.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
15)
Prior to commencement of above ground works within Zone 1 (excluding demolition) an electric vehicle charge management plan (EVCMP) shall be approved in writing by the local planning authority to Zone 1, such a management plan shall include details of:
Details of number of active charging points available to all and to be no less than 10% of the spaces provided. Such details shall include the capacity of electricity supply to meet the demand from those charging points.
Reason: In the interests of responding to climate change and providing sustainable travel options, in accordance with Policies CC1 and HQ1 of the adopted Local Plan and the NPPF |
16)
Development shall not commence until a scheme detailing provision for on site parking for construction workers for the duration of the construction period has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented throughout the construction period.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
17)
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 attenuated discharge through existing headwall, 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: Rappor, 23-0453, Ver01, August 2023) 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 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. |
18)
Prior to use, machinery, plant or equipment, and extract and ventilation systems and ducting at the development shall be mounted with proprietary anti-vibration isolators and fan motors shall be vibration isolated from the casing and adequately silenced and maintained as such.
Reason: In the interests of residential amenity, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
19)
A Post-Construction Verification Report with evidence that the Sustainability Statement's expectations are met must be submitted within 12 months of completion of the development.
Reasons: In the interests of sustainability, in accordance with Policies HQ1 and CC1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
20)
With respect to Zones 1 and 2, the development shall be completed in accordance with the External Lighting Strategy ( LBLR-IML-00-XX-RP-Y-0040-002) and retained thereafter.
Reason: To protect the amenity of neighbouring occupants, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
21)
No building within Zone 1 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. |
22)
Planting shall be implemented in accordance with the approved specification (Zone 1: Detailed Planting Plan and Schedule Sheet 1 of 2 (ref: 996-LA-P-01 rev: E) and Specification Notes and Tree Pit Detail Sheet 2 of 2 (ref: 996-LA-P-02 rev: D)) and by the end of the full planting season immediately following the completion and / or first use of any part of the development (a full planting season means the period from October to March). The planting shall subsequently be maintained in accordance with the approved landscape maintenance scheme and management arrangements outlined in the approved documents (Zone 1: Detailed Planting Plan and Schedule Sheet 1 of 2 (ref: 996-LA-P-01 rev: E) and Specification Notes and Tree Pit Detail Sheet 2 of 2 (ref: 996-LA-P-02 rev: D)), 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 in accordance with Policies EE1 and EE4 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
23)
No development above ground level shall commence until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority; such a Travel Plan shall include details of:
Joint working with other local employers and shared travel plan activities across the local industrial area.
Predicted travel to and from the site and targets to reduce car use for both visitors and staff.
Details of existing and proposed transport links, to include links to pedestrian, cycle and public transport networks.
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport.
Timetable for implementation of measures designed to promote travel choice. Plans for monitoring and review within 6 months of occupation and then annually for a period of 5 years at which time the obligation will be reviewed by the Local Planning Authority.
Details of provision of cycle parking in accordance with Central Bedfordshire guidelines.
Details of site-specific marketing and publicity information, to include:
Site specific travel and transport information.
Incentives for sustainable travel.
Details of relevant pedestrian, cycle and public transport routes to, from and within the site.
Copies of relevant bus and rail timetables.
Details of the appointment of a Travel Plan Co-ordinator.
An Action Plan listing the measures to be implemented and timescales for this.
Details of the transfer of the Travel Plan obligation to the future occupier.
No part of the development shall be occupied prior to implementation of those parts identified in the Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as being capable of implementation after occupation shall be implemented in accordance with an agreed timetable and shall continue to be implemented as long as any part of the development is occupied.
Reason: To promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network in accordance with Policy T1 of the adopted Local Plan and the NPPF. |
24)
This consent relates only to the details shown on the submitted plans, numbers:
Location Plan (LBLR-FORUM-ZZ-SP-DR-A-XX-P100 rev:P1)
Proposed Site Plan - Zone 1 (LBLR-FORUM-ZZ-SP-DR-A-XX-P110 rev: P3)
Proposed Site Plan Hard Landscaping (ref: LBLR-FORUM-ZZ-SP-DR-A-XX-P121 P2)
Building A Floor and Roof Plans and Elevations (ref: LBLR- FORUM-BA-ZZ-DR-A-XX-P200 P4)
Building A Sections (ref: LBLR-FORUM-BA-ZZ-DR-A-XX-P210 rev: P1)
Zone 1: Detailed Planting Plan and Schedule Sheet 1 of 2 (ref: 996-LA-P-01 rev: E)
Specification Notes and Tree Pit Detail Sheet 2 of 2 (ref: 996-LA-P-02 rev: D)
Drainage Layouts (230453-RAP-XX-XX-DR-C-3100 Rev.P2), (230453-RAP-XX-XX-DR-C-3101 Rev.P3), 230453-RAP-XX-XX-DR-C-3103 Rev.P3
Reason: To identify the approved plan/s and to avoid doubt. |
25)
Details of the layout, scale, appearance and landscaping, hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development begins, and the development shall be carried out as approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
26)
An application for approval of the reserved matters shall be made to the Local Planning Authority not later than three years from the date of this permission. The development shall begin no later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
27)
No building within zone 3 shall be occupied until the section of road which provides access has been constructed in accordance with the approved details. Such details shall include a turning head at the north end of the site and a 2.0m footway along the entire length of the eastern side of the road.
Reason: In the interests of highways safety, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
28)
Prior to the approval of any reserved matters application, a detailed Flood Risk Assessment (FRA) scheme shall be submitted to, and approved in writing by, the local planning authority.
The FRA Scheme should:
- ensure the development is flood resilient and
- show the development does not result in any loss of floodplain storage on site and meet the requirements of the Internal Drainage Board including an acceptable surface water scheme to Eggington Brook
The FRA scheme shall be fully implemented and subsequently maintained, in accordance with the scheme's timing/phasing arrangements, or within any other period as may subsequently be agreed, in writing, by the local planning authority.
Reason: In order to protect neighbouring properties and people from flood risk, in accordance with Policies CC1 and HQ1 of the adopted Local Plan and the NPPF. |
29)
Applications for reserved matters shall be in accordance with the approved Parameter Plan (reference LBLR-FORUM-ZZ-SP-DR-A-XX-P103 P.7) for the uses as detailed within the description of development.
Reason: In order to secure high quality development, in accordance with the planning permission, Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
30)
The detailed boundary treatment plans for Zones 3 and 4 shall be submitted as part of any future reserved matters application. The development shall be constructed in accordance with the approved details and retained thereafter.
Reason: To ensure the finished appearance of the development is acceptable, in accordance with Policy HQ1 of the adopted Local Plan, the adopted Design Guide and the NPPF. |
31)
Applications for approval of reserved matters shall not be approved until a Noise Assessment for the relevant development zone has been submitted to and approved by the Local Planning Authority. The Noise Assessment shall demonstrate that the cumulative level of noise from plant associated with all zones of the development shall be at least 5dB below the representative background noise level at the closest residential receptor, in accordance with technical report R10092-1 Rev 1 by 24 Acoustics Ltd.
Reason: In the interests of protecting neighbouring amenity, in accordance with Policy HQ1 of the adopted Local Plan, the NPPF and the Design Guide (including the associated British standard - BS4142(2014)). |
32)
Prior to any works above ground level a Biodiversity Net Gain Management and Monitoring Plan (BMMP), which will be in accordance with drawing No. EBD_2505_D0006, shall be submitted to the Local Planning Authority, for approval in writing. The development shall be constructed and maintained in accordance with the approved details.
Reason: To secure a net gain in terms of biodiversity and to provide ecological enhancements, in accordance with Policies HQ1 and EE2 of the adopted Local Plan and the NPPF. |
33)
No development, excluding demolition, hereby permitted shall take place until a plan showing the locations of fire hydrants within the site have been submitted to and approved in writing by the Local Planning Authority. No buildings shall be occupied until the fire hydrants have been installed, and shall thereafter be retained.
Reason: To ensure sufficient provision of fire hydrants to meet the requirements of the proposed development, in accordance with Policy HQ1 of the adopted Local Plan and the NPPF. |
34)
As part of any reserved matters application for Zones 3 or Zone 4 details of the electric vehicle charging provision, including an electric vehicle charge management plan (EVCMP) shall be submitted to the local planning authority for approval. The management plan shall include details of:
Details of number of active charging points available to all and to be no less than 10% of the spaces provided. Such details shall include the capacity of electricity supply to meet the demand from those charging points.
The development shall be implemented and maintained in accordance with the approved details.
Reason: In the interests of responding to climate change and providing sustainable travel options, in accordance with Policies CC1 and HQ1 of the adopted Local Plan and the NPPF |
35)
This consent relates only to the details shown on the submitted plans, numbers LBLR-FORUM-ZZ-SP-DR-A-XX-P103 Rev.P7.
Reason: To identify the approved plans and to avoid doubt. |
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