| 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)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 05/1041/100/A, 05/1041/101, 05/1041/102, 05/1041/103/A, 05/1041/110/A, 05/1041/112/A, 05/1041/115, 05/1041/120/A and 05/1041/Plan/125/B.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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.
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) |
| 4)
Noise resulting from the operation of any external plant, machinery & equipment shall not exceed the existing background noise level inclusive of any penalty for tonal, impulsive or other distinctive acoustic characteristics when measured or calculated according to the provisions of BS4142:2014 |
5)
Part A: No development 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 WSI shall contain the following components:
1. A method statement for the investigation of any archaeological remains that may be found on site.
2. an outline method statement for the preservation in situ of any archaeological remains that may be found during the excavation, and which cannot be fully
investigated.
3. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages of the project. This will include
details of the timetable for each stage of the post-excavation works. The said development shall only be implemented in full accordance with the approved
archaeological scheme.
Part B: This condition shall only be fully discharged when:
1. all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority.
2. 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 18 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
3. 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.
4. the publication report text has been prepared for submission to a recognised archaeological journal, or an approved final archaeological report is submitted for
inclusion in 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 (2023). |
6)
No works above slab level shall take place until a final detailed design of the surface water drainage scheme, to manage surface water runoff from the development has been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be completed prior to the completion or occupation of buildings on site whichever is the sooner.
The final detailed design shall be based on DEFRAs Non-statutory technical standards for sustainable drainage systems (March, 2018), and shall be subsequently implemented and maintained as approved.
The detailed drainage to be provided shall include, at a minimum:
a) A clearly labelled drainage layout plan showing pipe networks and any attenuation ponds, soakaways and drainage storage tanks. This plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show
invert and cover levels of manholes.
b) The proposed impermeable area.
c) The proposed method of surface water disposal (using the drainage hierarchy) and
evidence to support this.
d) Proposed runoff rates (l/s/ha) (if discharging off-site).
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 |
7)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Construction Code of Practice for Developers and Contractors - November 2023 Update 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) |
8)
Prior to the completion of the development, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto) shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall provide for one long term space per 10 staff (which should be covered) along with 4 visitor spaces. These visitor spaces could be simple Sheffield type stands and as these stands hold two bikes per stand then 2 stands are required. 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. |
9)
Before the premises are occupied all on site vehicular parking spaces shall be marked out and retained for parking throughout the lifetime of the development.
Reason: To minimise the potential for on-street parking and thereby safeguard the interest of the safety and convenience of road users. |
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