| 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 0322-SH-XX-XX-DR-L-1000 rev 02; 0322-SH-XX-XX-DR-L-1001 rev 02; 0322-SH-XX-XX-DR-L-1002 rev 02; 22-1234-00 rev B; 22-1234-01 rev E; 22-1234-02 rev D; 22-1234-03 rev A; 22-1234-04 rev A; 22-1234-05 rev A; 22-1234-06 rev A; 22-1234-07 rev A; 22-1234-10 rev G; 22-1234-11 rev E; 22-1234-12 rev B; 22-1234-13 rev B; 22-1234-14 rev B; and 22-1234-15 rev B;
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)
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) |
5)
All ecological measures and/or works and enhancements, shall be carried out in accordance with the details contained in the Ecological Impact Assessment ref. FE255/EcIA01 dated December 2023 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). |
6)
No works to the buildings are in any circumstances to commence unless the local planning authority has been provided with either:
a Bat Mitigation Licence issued by Natural England; or
a statement in writing from the relevant licensing body or a suitably qualified Ecologist to the effect that it does not consider that the specified activity / development will require a licence and setting out the reasons why.
Reason: This matter is required to be addressed pre-commencement in order to ensure the development causes no harm to protected species in accordance with policy EE3 of the Central Bedfordshire Local Plan. |
7)
No development shall take place (including any site clearance) until a Reasonable Avoidance Measures Strategy (RAMS) for Great Crested Newts has been submitted to and approved in writing by the local planning authority. The approved RAMS shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: This condition is required pre-commencement of any development, to appropriately manage and protect the potential for protected species being found on the site. |
8)
No development shall take place (including any site clearance) until an ecological Precautionary Method of Working (PMW) has been submitted to and approved in writing by the local planning authority. The PMW shall include the following:
Risk assessment of potentially damaging construction activities;
Identification of 'biodiversity protection zones';
Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
The location and timing of sensitive works to avoid harm to biodiversity features.
The times during construction when specialist ecologists need to be present on site to oversee works.
Responsible persons and lines of communication. 2
The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
Use of protective fences, exclusion barriers and warning signs.
The approved PMW shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: This matter is required to be addressed pre-commencement in order to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework |
9)
Before the premises are occupied all newly-surfaced 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.
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 to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. |
10)
Prior to occupation, a scheme for cycle parking on the site (including the location, internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), in accordance with the Council's Parking Standards for New Development SPD (August 2023) or any replacement document, 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. |
11)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the parking provision for the site as detailed on the approved plans shall not be used for any purpose other than as parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. |
12)
Prior to first occupation of any building hereby permitted, 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 Central Bedfordshire Local Plan and the Electric Vehicle Charging: Guidance for New Developments SPD (2022) and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
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 110 of the National Planning Policy Framework (2023) |
13)
The development hereby permitted shall not be occupied until full details of refuse stores have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved details.
Reason: To ensure a satisfactory standard of development and to comply with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
14)
No above ground works shall take place until a scheme for landscape maintenance, for a period of five years following the implementation of the landscaping scheme, has been submitted to and approved in writing by the Local Planning Authority. The landscaping of the site 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 living environment. |
15)
The surface water drainage shall be constructed to manage surface water runoff from the development for up to and including 1 in 100 year event (+30%CC), via attenuated discharge to an existing watercourse. The final detailed design shall be based on the agreed FRA and DS (Ref: AMA, 21547-FRDS-002, Rev1, April 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 shall be submitted to and approved in writing by the Local Planning Authority and the details thereby approved shall be installed prior to first use of the development. The discharge rate from the development will be limited to 4l/s, or an appropriate rate as agreed beforehand by the Local Lead Flood Authority.
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. |
16)
No building 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. |
17)
No equipment, machinery or materials (other than that required for ground investigation works) shall be brought on to the site for the purposes of development until an Updated Arboricultural Method Statement and a Tree Protection Plan showing the details of substantial protective fencing for the protection of any retained trees and hedgerows have been submitted to and approved in writing by the Local Planning Authority and the protective measures have been erected. The development shall be implemented in accordance with the approved Arboricultural Method Statement and Tree Protection Plan and the approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site.
Reason: The condition must be discharged prior to commencement to protect the trees and hedgerows to be retained in the interests of visual amenity, biodiversity and climate change mitigation. To accord with the objectives of Policies EE2, EE3, EE4 and EE9 of the Central Bedfordshire Local Plan (2021) and Sections 11 and 15 of the NPPF (2023). |
18)
The buildings shall not be occupied for the permitted use until a scheme for firefighting within the buildings has been submitted to and approved in writing by the Local Planning Authority. The scheme thereby permitted shall be implemented in full, in advance of first use.
Reason: To ensure that appropriate measures are in place for firefighting within commercial premises. |
19)
No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:
The results of a site investigation for those areas to be excavated to facilitate installation of the attenuation tank and a detailed risk assessment, including a revised CSM.
Based on the risk assessment in (1) an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as necessary.
No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy in (3). The long term monitoring and maintenance plan in (3) shall be updated and be implemented as approved.
Reason: This matter is required to be addressed pre-commencement in order to protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 180, 189, 190 and relevant Environment Agency Groundwater Protection Position Statements. We ask to be consulted on the details submitted for approval to you to discharge these conditions and on any subsequent amendments/alterations. |
20)
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 detailing how this unsuspected contamination shall be dealt with and as obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.
Reason: To protect and prevent the pollution of controlled waters from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 180, 189, 190 and relevant Environment Agency Groundwater Protection Position Statements. |
21)
Noise resulting from the operation of the 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
Reason: To ensure a satisfactory standard of development and to safeguard the amenity of surrounding noise sensitive premises. |
22)
No external lighting shall be installed on the site, other than in accordance with a scheme to be submitted to and approved by the Local Planning Authority beforehand. The scheme, lighting equipment and levels of illumination shall comply with guidance issued by the Institution of Lighting Professionals in their publication 'Guidance Notes for the Reduction of Obtrusive Light Ref: GN01:2011' and shall be accompanied by a statement from the developer confirming that compliance. The scheme shall thereafter be retained and maintained for so long as the development remains in existence and shall not be varied without the prior written permission of the local planning authority.
Reason: To ensure a satisfactory standard of development and safeguard the amenity of neighbouring properties. |
23)
No work of building demolition or alteration shall take place until a completed scheme of internal and external photographic building recording of the existing buildings, which shall accord with the Historic England recommendations for photographic survey set out in paragraphs 5.5, 4.4.8 and 4.5.2 of the publication Understanding Historic Buildings: a guide to good recording practice (Historic England 2016), has been submitted to and approved in writing by the Local Planning Authority.
Reason: This condition is pre-commencement as a failure to secure an appropriate photographic record in advance of building demolition or alteration would be contrary to paragraph 199 of the National Planning Policy Framework (NPPF) that requires developers to record and advance understanding of the significance of any heritage asset to be lost (wholly or in part) as a consequence of the approved works. |
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