| 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 ??.
119824-CDP-ZZ-XX-DR-A-2601 P02 Site location plan
119824-CDP-ZZ-XX-DR-A-2602 P01 Block Plan
119824-CDP-ZZ-00-DR-L-2610 P03 Removals Plan
119824-CDP-ZZ-XX-DR-2604 P02 Proposed Elevations 1
119824-CPD-ZZ-XX-DR-A-2605 P02 Proposed Elevations 2
119824-CPD-ZZ-XX-DR-A-2606 P02 Proposed Street Scene Elevations
119824-CDP-ZZ-XX-DR-A-2610 P02 Proposed Elevation Courtyard 1
119824-CDP-ZZ-XX-DR-A-2611 P02 Proposed Elevation Courtyard 2
119824-CDP-ZZ-XX-DR-A-2612 P01 Proposed Elevation Courtyard 3
119824-CDP-ZZ-XX-DR-A-2613 P01 Proposed Elevation Courtyard 4
119824-CDP-ZZ-XX-DR-A-2614 P02 Proposed Elevation Courtyard 5
119824-CDP-ZZ-XX-DR-A-2607 P02 Sections
119824-CDP-ZZ-00-DR-A-2603 P05 Ground Floor Plan
119824-CDP-ZZ-01-DR-A-2601 P03 First Floor Plan
119824-CDP-ZZ-02-DR-A-2603 P03 Second Floor Plan
119824-CDP-ZZ-03-DR-A-2603 P03 Third Floor Plan
119824-CDP-ZZ-04-DR-A-2603 P03 Fourth Floor Plan
119824-CDP-ZZ-RF-DR-A-2603-P01 Roof Plan
119284-CDP-ZZ-05-DR-A-2603 P02 Fifth Floor Plan
119824-CDP-ZZ-00-DR-L-2609 P03 Planting plan
119824-CDP-ZZ-00-DR-L-2608 P05 External works plan
119284-CDP-ZZ-03-DR-L-2608 P01 Third Floor External Works Plan
119284-CDP-ZZ-03-DR-L-2609 P01 Third Floor Planting Plan
119284-CDP-ZZ-04-DR-L-2608 P01 Fourth Floor External Works
119284-CDP-ZZ-04-DR-L-2609 P01 Fourth Floor Planting Plan
2307-835-001 Proposed Drainage Strategy Layout
2307-835-002 Car Parking/Hard Standing Construction Details
2307-835-003 Private Drainage Construction Details
2307-835-004 Private Drainage Flow Control Construction Details
2307-835-005 Private Drainage Attenuation Crate Construction Details
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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) |
4)
Part A:
The development hereby approved shall only be carried out in accordance with:
Wolf, A (2023) Former Library & Office, Vernon Place, Dunstable: Written Scheme of Investigation for an Archaeological Investigation. Cotswold Archaeology Project: MK0978,
Site Code: VPD23, Revision 2, dated 9th October 2023.
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. a final archaeological report or (if appropriate) a Post Excavation Assessment Report and an Updated Project Design has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 12 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority.
3. the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed.
4. the preparation of the site archives (including the completion of the 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.
5. the publication report text has been prepared for submission to a recognised archaeological journal or an approved final report is submitted to 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, 4 and 5 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. As archaeological remains are an irreplaceable resource, the archaeological investigation must be carried out prior to the development commencing. This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021) and Chapter 16, NPPF (2021). |
5)
Notwithstanding the details shown, development shall not begin until details of the junction of the proposed vehicular access with the highway have been approved by the Local Planning Authority and no building shall be occupied until the junction has been
constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Section 9, NPPF) |
6)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 10m into the site, measured from the highway boundary, before the premises are occupied. 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: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. (Section 9, NPPF) |
7)
Before the premises are occupied all on site vehicular 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. (Section 9, NPPF) |
8)
Prior to the commencement of development details of any external works effecting the public highway, as shown indicatively on plan ref. 119284-CDP-ZZ-00-DR-L-2608 P05, shall be submitted to and agreed in writing by, the Local Planning Authority. For the avoidance of doubt this shall include details of any works proposed within or adjacent to the public highway, including any planting proposals, and details of measures to provide positive drainage and means of delineation between the public highway and private areas of the site.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. (Section 9, NPPF) |
9)
Prior to any part of the development being brought into use the works secured under condition 8, amended as necessary by the detailed design, technical and safety audit processes, shall be fully implemented.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety. (Section 9, NPPF) |
10)
Prior to occupation, a scheme for the secure and covered long stay parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to
be used and access thereto), calculated at one cycle parking space per unit, shall be submitted to and approved in writing by the Local Planning Authority. 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. (Section 9, NPPF) |
11)
Prior to the commencement of development a refuse collection strategy shall be submitted to, and agreed in writing by the local Planning Authority. Any submitted strategy will include the granting of appropriate indemnities for refuse collection vehicles and operatives to access any private highway or driveways reasonably necessary to undertake their duties. Refuse collection will be carried out in accordance with the approved strategy thereafter.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Section 9, NPPF) |
12)
No development shall take place, including any works of site preparation or clearance, until a Construction Traffic Management Plan, associated with the development of the
site, has been submitted and approved in writing by the Local Planning Authority which will include information on:
(A) The parking of vehicles, including contractor and construction staff parking.
(B) Loading and unloading of plant and materials used in the development
(C) Storage of plant and materials used in the development
(D) The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
(E) Wheel washing facilities
(F) Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
(G) Footpath/footway/cycleway or road closures needed during the development period
(H) Traffic management needed during the development period.
(I) 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. Including the provision of swept paths for the largest expected vehicles accessing / egressing the site.
(J) Details of any temporary construction access, including appropriate visibility splays.
(K) Details of any temporary works which may be necessary to facilitate safe construction access.
(L) Details of banksmen and other measures necessary to secure appropriate levels of safety for construction staff and the wider public.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: In the interests of highway safety, protecting local land uses, and to avoid and limit impact on the highway network. (Section 9, NPPF) |
13)
Prior to commencement of the development, a noise assessment shall be submitted to the Council for approval of external noise levels including reflected and re-radiated noise and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room noise standards in accordance with the criteria of BS8233:2014. A post installation noise assessment shall be carried out where required to confirm compliance with the sound criteria and additional steps to mitigate noise shall be taken, as necessary. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To safeguard the amenity of future residents (Section 12, NPPF) |
14)
Prior to commencement of the development, details shall be submitted to and approved in writing by the Council, of the external sound level emitted from commercial premises, plant, machinery and or equipment including deliveries and mitigation measures as appropriate. The measures shall ensure that the external sound level emitted will 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 premises, with all machinery operating together at maximum capacity. A post installation noise assessment shall be carried out where required to confirm compliance with the sound criteria and additional steps to mitigate noise shall be taken, as necessary. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To safeguard the amenity of future residents. (Section 12, NPPF) |
15)
Prior to use, machinery, plant or equipment, and the ventilation system 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: To safeguard the amenity of future residents. (Section 12, NPPF) |
16)
Prior to use of the development commercial space, a Servicing Management Plan shall be submitted to and approved in writing by the Council. Details shall include but not limited to times and frequency of deliveries and collections, vehicle movements, silent reversing methods, location of loading bays, quiet loading/unloading measures.
Reason: To safeguard the amenity of future residents. (Section 12, NPPF) |
17)
A method statement setting out the proposed means of dealing with any contamination shall then be submitted in writing to the Local Planning Authority for approval before the development commences. The remediation strategy shall set out a timetable of works and the proposed means of dealing with any contamination on site, including provisions for monitoring any specified actions and validating the outcomes. The development shall then proceed in strict accordance with the measures approved. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Unless the Council agree in writing that a set extent of development must commence to enable compliance with this condition, no development shall commence until the approved remediation method statement has been carried out in full and a verification report confirming these works has been submitted to, and approved in writing, by the Council. This report shall include details of the remediation works carried out; results of any verification sampling, testing or monitoring including the analysis of any imported soil; all waste management documentation showing the classification of waste, its treatment, movement and disposal; and the validation of gas membrane placement. If, during development, contamination not previously identified is found to be present at the site, the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation shall be detailed in an amendment to the remediation statement and verification of these works included in the verification report. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and to ensure no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
18)
Prior to commencement of the development, details of external artificial lighting shall be submitted to and approved in writing by the Council. Lighting contours shall be submitted to demonstrate that the vertical illumination of neighbouring premises is in accordance with the recommendations of the Institution of Lighting Professionals in the 'Guidance Note 01/20: Guidance Notes for the Reduction of Obtrusive Light'. Details should also be submitted for approval of measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Lighting colour shall be warm in appearance and not exceeding a temperature of 3000 kelvin (K). Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To safeguard the amenity of future residents. (Section 12, NPPF) |
19)
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 to an existing system, 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: ICE, 2307-835, 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 applicant should address the following points 1 to 7 when submitting details to discharge the condition (see Informative notes).
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. |
20)
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. |
21)
Prior to development, an Arboricultural Impact Assessment, Tree Protection Plan and Arboricultural Method Statement shall be submitted to the Local Planning Authority for approval, based on the survey information found in the supporting document "Arboricultural Survey" by Geosphere Environmental (Report No. 4786.SI.AR/RF.KML/16-09) and Appendix 6 "Tree Constraints Plan" (Drawing No. 4786.SI.AR/001 Rev 0). The approved "Tree Protection Plan" and "Arboricultural Method Statement" shall then be implemented in accordance with the required sequence of operations, with all tree protection barriers and/or ground protection remaining securely in position throughout the entire course of development works.
Reason: To ensure that retained trees are protected from ancillary development activity so as to maintain their health, natural appearance, screening and amenity value. (Section 12, NPPF) |
22)
Notwithstanding the submitted details, a landscaping scheme that includes enhanced perimeter planting at ground floor and on the roof terrace gardens and details of tree pits along with an updated site specific Landscape maintenance scheme, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of above ground works.
The scheme as amended shall be implemented by the end of the full planting season immediately following completion and /or first occupation of the site (a full planting season shall mean 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 the development is suitably landscaped, in the interests of visual amenity and achieving a high quality development. (Section 12, NPPF) |
23)
Notwithstanding the submitted details, prior to commencement of above ground works, full details of all external materials proposed in the construction of the building (including external finishes, balcony finishes, fenestration, rainwater goods) shall be submitted to and approved in writing by the Local Planning Authority. The approved development shall be constructed in accordance with the approved details.
Reason: To ensure a high standard of development in the interest of safeguarding the amenity of the area. (Section 12, NPPF) |
24)
The detailed security measures as set out in the Design and Access Statement dated November 2023 (Version 2.) by Concertus Design and Property Consultants shall be implemented in accordance with the details prior to occupation of the residential units and retained thereafter.
Reason: In the interest of safeguarding the amenity of future occupiers. (Section 12, NPPF) |
25)
Notwithstanding the submitted details, full elevation details of the proposed boundary treatment shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of above ground works. The approved boundary treatment shall be implemented in accordance with the approved details prior to occupation of the residential units and thereafter retained.
Reason: To ensure a high quality development and to safeguard the amenity of the area. (Section 12, NPPF) |
26)
No development shall take place until a mitigation scheme for the delivery of infrastructure projects on and/or off site to meet the additional demand for outdoor sports, indoor sports, bin provision and GP provided primary healthcare services arising from the development has been submitted to and approved in writing by the Local Planning Authority; or in the event of Council Land Transfer of any part of the site to a developer, a Section 106 agreement has been entered into to secure financial contributions towards and/or on site provision of outdoor sports, indoor sports, bin provision and GP provided primary healthcare services infrastructure, in the form of the draft attached hereto. The mitigation scheme shall include timescales/ triggers for completion. Thereafter the mitigation scheme shall be implemented and completed in full accordance with the approved details and in accordance with the approved timescales/ triggers.
Reason: This condition is pre-commencement, to secure appropriate mitigation for the impact of the development on local infrastructure, in accordance with the NPPF. |
27)
No development shall take place until a mitigation scheme for the delivery of SAMM and SANG mitigation against recreational damage at Chilterns Beechwoods SAC arising from the development has been submitted to the Local Planning Authority; or in the event of Council Land Transfer of any part of the site to a developer, a Unilateral Undertaking has been entered into to secure SAMM and SANG contributions to mitigate against recreational damage at Chilterns Beechwoods SAC arising from the development has been secured.
Reason: This condition is pre-commencement, to secure appropriate mitigation for the impact of the development on Chilterns Beechwood SAC. (Section 15, NPPF) |
28)
Prior to occupation a scheme for the provision of affordable housing as part of the development shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
a) Management arrangements of the affordable housing or details of the transfer of the affordable housing to an affordable housing provider.
b) Details on the arrangements to ensure that the provision is affordable for both the initial and subsequent occupiers of the affordable housing.
c) The occupancy criteria used for determining the identity of occupiers of the affordable housing and the means by which such occupancy criteria shall be enforced.
The affordable housing shall be provided in accordance with the approved scheme.
Reason: To ensure the scheme provides adequate affordable housing (Section 5, NPPF) |
29)
Prior to the construction of vehicular parking areas associated with the approved dwellings, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 111 of the National Planning Policy Framework. |
30)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as the inclusion of integrated bird/bat and bee boxes in buildings/structures, tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall include the following:
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. |
31)
Prior to occupation of any dwelling hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures to address climate change and sustainability, as set out in the Mechanical and Electrical Building Services Report, have been implemented in full.
Reason: In the interests of sustainability and to ensure that the proposed development increases its resilience to the impacts of climate change in accordance with Policy CC1 of the CBLP (2021) and the objectives of sustainability set out in the NPPF (2023). |
32)
Prior to occupation a scheme for the provision of fire hydrants at the development shall be submitted and approved in writing by the Local Planning Authority. Prior to occupation of the dwelling the fire hydrant serving that development shall be installed as approved. Thereafter the fire hydrant shall be retained as approved in perpetuity.
Reason: In the interests of fire safety (Section 12, NPPF) |
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