| Conditions or Reasons: | 1)
The reception building hereby approved shall be constructed and externally finished in the materials and details (including details of external walls, roofs, soffits, facias, doors, windows and rainwater goods) set out on drawing Number PL15 Rev A as approved under application reference CB/23/03893/DOC, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the intrinsic character and beauty of the countryside and the character and appearance of the area, in accordance with Policy HQ1 of the Local Plan and the NPPF. |
2)
Unless otherwise agreed in writing by the Local Planning Authority, within 12 months of the date of this decision notice, all off site Ecological Enhancement measures and Soft Landscaping within the land outlined in blue shall be carried out and completed in full accordance with the details approved under application reference CB/22/01310/DOC, and as detailed by:
Drawing Number: 7105.PP.1.0 Rev A; and
Document titled: Proposed development land at Saunders Recovery Stotfold - Specification for Landscaping & Horticultural Works June 2022 - 7105.Land.Spec.001,
Reason: to secure an acceptable landscaping scheme and ensure the implementation and completion of off site landscaping and ecological enhancements, to mitigate impacts of the development on the intrinsic character and beauty of the Countryside, as well as to achieve a net gain for biodiversity, in accordance with Policies EE1, EE2, EE3, EE4, EE5 and HQ1 of the Central Bedfordshire Local Plan; and the NPPF. |
3)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the ground levels for the site shall be constructed in full accordance with Drawing Number: PL02 Rev B.
Reason: to ensure impacts of the development on the intrinsic character and beauty of the Countryside would be acceptably mitigated, in accordance with Policies EE5 and HQ1 of the Central Bedfordshire Local Plan; and the NPPF. |
4)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the surface water drainage scheme, to manage surface water run off from the development for up to and including the 1 in 100 year event (+40%CC) as detailed on:
Drawing Number: PL02 Rev B;
Drawing Number: 1515-501 Rev B;
Drawing Number: 1515-502 Rev B; and
Document: 1515 Wrayfields, Stotfold Technical Note 1: Drainage 14 December 2023 (Condon Drew Associates),
shall be fully installed and implemented as approved, including the attenuation basin, swale, retention separator, filter drain, channel drains, flow controls, headwalls, pipelines and all other connections and controls. Any variation to the connections and controls indicated on the approved details which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval.
Reason: to ensure the approved system will function to a satisfactory minimum standard and prevent the increased risk of flooding both on and off site, in accordance with the NPPF. |
5)
Unless otherwise approved in writing by the Local Planning Authority, the entire surface water drainage infrastructure installed on the site pursuant to Condition 4 of this permission shall be maintained and managed in full accordance with the details within document: 1515 Wrayfields, Stotfold Technical Note 2: Drainage Maintenance and Management Plan 19 May 2022 (Condon Drew Associates) as approved under application reference CB/22/02443/DOC and amended by:
Drawing Number: PL02 Rev B;
Drawing Number: 1515-501 Rev B;
Drawing Number: 1515-502 Rev B; and
Document: 1515 Wrayfields, Stotfold Technical Note 1: Drainage 14 December 2023 (Condon Drew Associates),
for the lifetime of the development.
Reason: to ensure the designed surface water drainage scheme would be managed and maintained for the long term and would remain operational, thereby ensuring the development would not increase flood risk on or off the site, in accordance with the NPPF. |
6)
Notwithstanding the details submitted with the application, no external lighting shall be installed within the site until details of the external lighting and support structures, including: design, location, height, orientation, luminance and operational details, as well as a report detailing the lighting scheme and predicted light levels at neighbouring residential properties has been submitted to and been approved in writing by the Local Planning Authority. Thereafter external lighting shall only be installed in full accordance with the approved details.
Artificial lighting to the development must conform to requirements to meet the Obtrusive Light Limitations for Exterior Lighting Installations for Environmental Zone - E2 contained within Table 1 of the Institute of Light Engineers Guidance Notes for the Reduction of Obtrusive Lighting, GN01, dated 2005.
Reason: To mitigate impacts of the development on the intrinsic character and beauty of the Countryside and the amenity of neighbouring occupiers, in accordance with Policy HQ1 and EE5 of the Central Bedfordshire Local Plan; and the NPPF. |
7)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, all measures contained within the noise remediation scheme to protect all relevant premises from noise shall be implemented in full accordance with:
Letter: DLP Planning Ref NSO/BE5199 - Date: 6 September 2021;
Document: Crass Allen - Discharge of Planning Condition 8 - and North of Wrayfields, Stotfold - Report Reference: RP01-21144-R2 Rev 2 - Issue Date: 03 September 2021; and
Drawing Numbers PL10 Rev A and PL12 Rev B,
and shown to be effective. The fencing/ acoustic screen shall be constructed with material that is imperforate and shall have a minimum surface mass of 10kg/m2 or be at least 2mm thick where constructed with steel sheeting.
Thereafter the approved measures for protecting sound sensitive premises shall be retained in perpetuity and the development shall be operated in full accordance with the operational measures within the Noise Remediation Scheme.
Reason: to safeguard the health, amenity and living conditions of the occupiers of neighbouring dwellings and users of sound sensitive uses, in accordance with Policies HQ1 and CC8 of the Central Bedfordshire Local Plan; and the NPPF. |
8)
Unless otherwise approved in writing by the Local Planning Authority, the reception building shown on drawing number PL04 shall not be first occupied until a Verification Report to confirm the building has been built to source a minimum of 10% of its energy demand from renewable and low carbon sources and to reduce water usage in full accordance with the Energy Statement, May 2021, report reference PP1783/ES/WF/202104-NR (NRG Consulting), as approved under application reference CB/22/01310/DOC.
Reason: in the interest of sustainability and climate change mitigation and adaptation as required by the NPPF and Policy CC1 of the Central Bedfordshire Local Plan. |
9)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, all works forming part of the Mitigation Scheme for the A1/Wrayfield priority junction widening shall be carried out and completed in full accordance with the Mitigation Scheme approved under application reference CB/23/00205/DOC.
The approved Mitigation Scheme for the A1/Wrayfield priority junction widening means all works detailed on:
Location Plan (dwg no. H5203-4PD-001);
Land Dedication Plan (dwg no. H5203-4PD-002 Rev B);
Site Clearance (dwg no. H5203-4PD-003 Rev B);
General Arrangement (dwg no. H5203-4PD-004 Rev B);
Engineering Layout Sheet 1 (dwg no. H5203-4PD-005 Rev B);
Proposed and Existing Gradients (dwg no. H5203-4PD-006 Rev B);
Cross Sections Sheet 1 (dwg no. H5203-4PD-007 Rev B);
Cross Sections Sheet 2 (dwg no. H5203-4PD-008 Rev B);
Swept Path Analysis Sheet 1 (dwg no. H5203-4PD-009 Rev B);
Swept Path Analysis Sheet 2 (dwg no. H5203-4DP-010 Rev B);
Proposed Kerb and Road Marking Layout (dwg no. H5203-4PD-011 Rev B);
Existing Utilities (dwg no. H5203-4PD-012 Rev B);
Highway Standard Details (dwg no. H5203-4PD-013 Rev B); and
Proposed Traffic Regulation Order Plan (dwg no. H5203-4PD-100 Rev A).
Reason: To ensure that the A1 (the strategic road network) will continue to operate safely and efficiently as part of the strategic road network. |
10)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the approved off-site highway works approved under application reference CB/23/00205/DOC and consisting of:
The provision of a widened carriageway to 6.5m on Wrayfields between the works required by Highways England at the A1 junction to the development entrance; and
The provision of a HGV movement plan including a scheme for the provision of a Traffic Regulation Order (TRO) for a 7.5 tonnes weight limit from the development entrance covering Wrayfields to Mill Lane and Malthouse Lane. Including the installation of signage on land within the control of Highways England and the Local Highway Authority,
shall be completed in full accordance with the approved details.
The approved details means all works detailed on:
Location Plan (dwg no. H5203-4PD-001);
Land Dedication Plan (dwg no. H5203-4PD-002 Rev B);
Site Clearance (dwg no. H5203-4PD-003 Rev B);
General Arrangement (dwg no. H5203-4PD-004 Rev B);
Engineering Layout Sheet 1 (dwg no. H5203-4PD-005 Rev B);
Proposed and Existing Gradients (dwg no. H5203-4PD-006 Rev B);
Cross Sections Sheet 1 (dwg no. H5203-4PD-007 Rev B);
Cross Sections Sheet 2 (dwg no. H5203-4PD-008 Rev B);
Swept Path Analysis Sheet 1 (dwg no. H5203-4PD-009 Rev B);
Swept Path Analysis Sheet 2 (dwg no. H5203-4DP-010 Rev B);
Proposed Kerb and Road Marking Layout (dwg no. H5203-4PD-011 Rev B);
Existing Utilities (dwg no. H5203-4PD-012 Rev B);
Highway Standard Details (dwg no. H5203-4PD-013 Rev B); and
Proposed Traffic Regulation Order Plan (dwg no. H5203-4PD-100 Rev A).
Reason: To ensure the delivery of the off-site works which are necessary to the acceptability of the scheme in terms of mitigation and the delivery of identified benefits of the scheme). |
11)
Within 6 months of the date of this decision notice, visibility splays at the junction of the access with the public highway shall be provided. The visibility splays shall measure a minimum of 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 53m to the west with 120m to the west measured from the centre line of the proposed access along the line of the channel of the public highway. The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: To provide adequate visibility between the existing highway and the proposed access(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them). |
12)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the junction between the proposed parking area and the highway shall be constructed in full accordance with drawing numbers H5203-4PD-020 Rev A and H5203-4PD-021 Rev A as approved under application reference CB/22/02443/DOC.
Reason: in order to ensure a suitable access would be provided to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
13)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the car/HGV parking and the independent vehicular turning area (to cater for HGV's expected in use of the business), as detailed on drawing numbers H5203-4PD-020 Rev A and H5203-4PD-021 Rev A and approved under application reference CB/22/02443/DOC, shall be fully implemented and made available for use. Thereafter the parking areas shall not be used for any other purpose and shall be retained throughout the lifetime of the development.
Reason: to ensure the development would be designed to enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway and parking to meet the needs of occupiers of the proposed development. |
14)
Unless otherwise approved in writing by the Local Planning Authority, within 6 months of the date of this decision notice, the vehicular access barriers/security gates shall be installed in accordance with the details on drawing numbers PL01 Rev A and PL02 Rev A as approved under application reference CB/23/00686/DOCs.
Reason: In the interests of road safety. |
15)
The development shall be carried out in full accordance with the Faunal Mitigation and Safeguarding Measures detailed in the 'Ecological Mitigation
Plan (addressing the requirements of Condition 16 of Planning Permission CB/20/00970/FULL) - 14/06/2021 - 1005825 - 5825 EMP dv3 JM/AP - Aspect Ecology, as approved under application reference CB/21/03099/DOC.
Within 12 months of the date of this decision, the native scrub planting on the land outlined in blue shall be provided in full accordance with:
Drawing Number: 7105.PP.1.0 Rev A; and
Document titled: Proposed development land at Saunders Recovery Stotfold - Specification for Landscaping & Horticultural Works June 2022 - 7105.Land.Spec.001.
Reason: Details are required prior to the commencement of development to protect species vulnerable to the development of the site. |
16)
In the event that contamination is found at any time when carrying out the approved development, it shall be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment shall then be undertaken by a competent person, in accordance with 'Model Procedures for the Management of Land Contamination, CLR 11'. A written report of the findings should be forwarded for approval to the Local Planning Authority. Following completion of remedial measures a verification report shall be prepared that demonstrates the effectiveness of the remediation carried out. No part of the development should be occupied until all remedial and validation works are approved in writing.
Reason: To ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
17)
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) |
18)
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) |
19)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: PL01; PL02 Rev B; PL03; PL04; PL05; PL101; PL102; PL09; PL10 Rev A; PL12 Rev B; PL13; PL14; H5203M-105; H5203M-106; and Aspect Ecology Ecological Appraisal (11 March 2020) Project Number ECO-5825.
Reason: To identify the approved plan/s and to avoid doubt. |
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