| Conditions or Reasons: | 2)
No development shall take place until approval of the details of the appearance, landscaping, layout and scale of the development [and any other details required i.e. the landscaping adjoining it] within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
Notwithstanding the details submitted with the application, the reserved matters application shall include details of the materials to be used for the external walls and roof of the development. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
4)
Any subsequent reserved matters application shall include the following:
Vehicle parking and garaging in accordance with the councils standards applicable at the time of submission
Cycle parking and storage in accordance with the councils standards applicable at the time of submission
A refuse collection point located at the site frontage outside of the public highway and any visibility splays
A vehicular turning area within the curtilage of all premises taking access directly from the public highway
A plan showing the area for construction worker parking provision, deliveries, materials storage clear of the public highway
Details of the access/junction arrangements, shown for indicative purposes on drawing 'Proposed Indicative Site Plan'
Details for a scheme for the charging of electric vehicles
Reason
To ensure the development of the site is completed to provide adequate and appropriate highway arrangements at all times and to accord with paragraph 110 of the NPPF. |
5)
Any Reserved Matters application shall be accompanied by an Ecological Enhancement Strategy (EES) for the creation of new wildlife features to include bird/bat and bee bricks in buildings/structures and tree, hedgerow, shrub and wildflower planting/establishment (including an orchard/wildflower area). Content shall include the:
a) detailed design of enhancements (including, where relevant, type and source of materials to be used);
b) extent and location of proposed works shown on appropriate scale maps and plans;
c) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
d) persons responsible for implementing the works;
e) details of initial aftercare and long-term maintenance.
The development will be carried out and retained in accordance with the approved details.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
6)
Any application for reserved matters shall include details of the existing and final ground, ridge and slab levels of the buildings and the proposal shall be developed in accordance with the approved details.
Reason: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas in accordance with policy DM3 of the Core Strategy and Development Management Policies (2009) and in accordance with the principles of the NPPF. |
7)
The landscaping details required to be submitted by condition 2 of this permission shall include details of hard and soft landscaping (including details of boundary treatments and any public amenity open space, Local Equipped Areas of Play and Local Areas of Play) together with a timetable for its implementation. The development shall be carried out as approved and in accordance with the approved timetable.
The soft landscaping scheme, with particular emphasis on the tree planting on the site boundaries, shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes at the time of their planting, and proposed numbers/densities where appropriate; and details of a scheme of management/maintenance of the soft landscaping areas. The soft landscaping areas shall be managed thereafter in accordance with the approved management/maintenance details.
The scheme shall also include an up to date survey of all existing trees and hedgerows on and adjacent to the land, with details of any to be retained (which shall include details of species and canopy spread); measures for their protection during the course of development should also be included. Such agreed measures shall be implemented in accordance with a timetable to be agreed as part of the landscaping scheme.
Reason: To ensure that the appearance of the development would be acceptable in accordance with Policy BE8 of the South Bedfordshire Local Plan Review (2004) and the principles of the NPPF. |
8)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI) that adopts a staged approach, has been submitted to and approved in writing by the Local Planning Authority.
The WSI shall include the following components:
a method statement for an intrusive archaeological trial trench evaluation of the site, including provision for post excavation reporting, archive preparation and archive deposition
an outline method statement for the excavation of any archaeological remains found during the trial trench evaluation
an outline strategy for post-excavation assessment, analysis and publication for the excavation work, including details of the timetable for each stage of the post-excavation works
Items 2 and 3 of Part A of this condition will be finalised following the completion of the trial evaluation and the approval of the evaluation report by the Archaeology Team. The updated WSI for the excavation will then be approved by the Archaeology Team before any further fieldwork or development is undertaken. Should no archaeological remains be recorded during the evaluation it will not be necessary to complete Items 2, and 3 of Part A and the applicant or developer can proceed with completing the work to discharge Part B.
Part B: The said development shall only be implemented in full accordance with the approved WSI and finalised excavation method statement and this condition shall only be fully discharged when:
it has been confirmed in writing by the Local Planning Authority that all stages (evaluation, excavation and if appropriate any monitoring) of the archaeological fieldwork have been completed
a Post-Excavation Assessment Report and an Updated Project Design or a final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within twelve months of the completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
the post-excavation analysis as specified in the approved Updated Project Design (if a UPD is prepared); the preparation of the site archive ready for deposition at a store approved by the Local Planning Authority; the preparation of an archive report and the submission of a publication report have all been completed. This shall be done within two years of the conclusion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
Reason: Chapter 16 of the NPPF (February 2019). |
9)
No development approved by this permission shall take place until the following has been submitted to and approved in writing by the Local Planning Authority:
A Phase 1 Desk Study report documenting the ground conditions of the site with regard to potential contamination;
A Phase 2 Site Investigation (where shown as necessary the Phase 1 Desk Study);
A Phase 3 Remediation Scheme (where shown as necessary by the Phase 2 Site Investigation)
All such work shall be undertaken in accordance with BS:10175:2011 or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health and the wider environment.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
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