| 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 approved shall be constructed in materials as shown on the approved plans and Design and Access Statement unless otherwise approved in writing by the Local Planning Authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
3)
The first floor windows in the side elevation of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the windows which can be opened are more than 1.7m above the floor of the rooms in which the windows is installed.
Reason: To safeguard the privacy of occupiers of adjoining properties
(Section 12, NPPF) |
4)
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 infiltration, 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 DAS and Calcs (Ref: The J team, Dec 2023. Freeflush, 602 25265, 17/4/2024. ) 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 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 165 to 175 Inclusive of foot notes 59 and 60 and its supporting technical guidance. |
5)
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. |
6)
All ecological measures and/or works shall be carried out in accordance with the details contained in the March 2024 Preliminary Roost Assessment 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) |
7)
No development shall take place until an Ecological Enhancement Plan for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures and hedgehog holes in fences and tree, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. Measures should be informed by the March 2024 Preliminary Roost Assessment as already submitted with the planning application.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
8)
No building shall be occupied until the junction of the proposed vehicular access with the highway 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. |
9)
No building shall be occupied until the EV chargers have been installed in accordance with the approved plans.
Reason
In order to ensure that the development promotes sustainable methods of travel (Policy T5 and CC1 of the CBC Local Plan). |
10)
No building shall be occupied until the car parking spaces and bicycle storage/parking has been installed in accordance with the approved plans.
Reason
In order to ensure that the development promotes sustainable methods of travel and car parking (Policy T3 of the CBC Local Plan). |
11)
No development shall commence until a site investigation scheme is submitted to and approved in writing by the Council. This scheme shall be based upon and target the risks identified in the approved preliminary risk assessment and shall provide provisions for, where relevant, the sampling of soil, soil vapour, ground gas, surface and groundwater . 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 ensure that there is no risk of contamination to current or future users of the site (Policy CC8 of the CBC Local Plan). |
12)
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, following a site investigation undertaken in compliance with the approved site investigation scheme, a quantitative risk assessment report is submitted to and approved in writing by the Council. This report shall: assess the degree and nature of any contamination identified on the site through the site investigation; include a revised conceptual site model from the preliminary risk assessment based on the information gathered through the site investigation to confirm the existence of any remaining pollutant linkages and determine the risks posed by any contamination to human health, controlled waters and the wider environment. 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 ensure that there is no risk of contamination to current or future users of the site (Policy CC8 of the CBC Local Plan). |
13)
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, a remediation method statement is submitted to and approved in writing by the Council. This statement shall detail any required remediation works and shall be designed to mitigate any remaining risks identified in the approved quantitative risk assessment. 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 ensure that there is no risk of contamination to current or future users of the site (Policy CC8 of the CBC Local Plan). |
14)
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 ensure that there is no risk of contamination to current or future users of the site (Policy CC8 of the CBC Local Plan). |
15)
The development hereby approved shall be constructed in accordance with the levels details as shown on the approved plans.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
16)
The landscaping scheme as shown on the approved plans shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March).
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
17)
Prior to demolition, a Demolition Method Statement shall be submitted to the Local Planning Authority for approval, based on the need to identify and avoid the presence of the adjacent Cypress trees protected by TPO No. 5/1971, and to adopt a "top down, pull back system", with machinery remaining within the footprint of the existing buildings, and not encroaching beyond the site confines, nor damaging any branches that may be overhanging into the site. The approved Demolition Method Statement shall then be implemented in strict accordance with the required methodology.
Reason: To prevent canopy damage to the adjacent "off-site" Cypress trees that may be incurred from demolition works, by adopting procedures and working methodology whereby such damage will be avoided. |
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 A, PL03 Rev A, PL04, PL05 Rev B, PL06 Rev B, PL07 Rev B, PL08, PL09 Rev B, PL10 Rev B, PL11, PL12, Topographical Survey and Design and Access Statement Rev B.
Reason: To identify the approved plan/s and to avoid doubt. |
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