| 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)
No work of building demolition shall take place until the applicant or developer has implemented and submitted to the Local Planning Authority, for written approval, a completed scheme of internal and external photographic building recording of the structure(s) to be demolished, undertaken with all internal debris cleared out and all flooring swept clean and to a level of detail agreed in advance and in writing by the Local Planning Authority, which shall accord with the English Heritage (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).
Reason: This condition is pre-commencement as a failure to secure an appropriate historic record of the building(s) in advance of demolition would be contrary to paragraph 211 of the National Planning Policy Framework (NPPF) that requires developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) as a consequence of the approved works. |
3)
No development shall commence until details of the existing and final ground and slab levels of the building hereby approved have been submitted to and approved in writing by the Local Planning Authority. Such details shall include sections through both the site and the adjoining properties, the location of which shall first be agreed in writing with the Local Planning Authority. Thereafter the site shall be developed in full accordance with the approved details.
Reason: This condition is pre-commencement to ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
4)
No development shall commence until samples of the materials for the new dwelling and the boundary wall to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: This condition is pre-commencement to control the appearance of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
5)
Notwithstanding the details submitted, no development shall commence until a landscaping scheme to include all hard and soft landscaping and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved scheme 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). 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: This condition is pre-commencement to ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
6)
The parking area including gateway as shown on drg RWM/CSC/23/007C shall be constructed using a cellular confinement system in accordance with the manufacturer's specification as outlined in BS5837 2012.
Reason: To ensure the protection of trees and hedgerows to be retained, and to avoid unnecessary damage to their root systems.
(Sections 12 & 15, NPPF) |
7)
The development hereby permitted shall be carried out in accordance with the mitigation set out in the April 2024 Tree Survey, Arboricultural Impact Assessment (including Arboricultural method statement & Drg RA302 TSP Rev A Tree Protection Plan dated 13.4.24).
Reason: To safeguard the existing trees on the site in the interests of visual amenity.
(Sections 12 & 15, NPPF) |
8)
All ecological measures and/or works shall be carried out in accordance with the details contained in the September 2023 Preliminary Roost Assessment.
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species.
(Section 15 of the NPPF) |
9)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the building is occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and protect residential amenity.
(Section 12, NPPF) |
10)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows shall be inserted into the eastern flank elevation of the proposed dwelling on the boundary with No 2a Stockbridge Road, without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the privacy of neighbouring residents.
(Section 12, NPPF) |
11)
The dwelling hereby approved must comply with the water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and
Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021) and the objectives of sustainability set out in the
NPPF (2023). |
12)
The dwelling hereby approved shall be constructed in accordance with the optional requirements of M4 (3) wheelchair adaptable homes, as defined in the Building Regulations 2010 as amended and Approved Document M (Access to and use of buildings)
Reason: To ensure the provision of adaptable and accessible homes, in accordance with Policy H2 of the Central Bedfordshire Local Plan (2021). |
13)
The dwelling hereby approved shall not be occupied until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details including the provision of 2.4m x 43.0m visibility splays, clear of all obstruction for the perpetuity of the development, have been implemented
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Section 9 NPPF) |
14)
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 5.0m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the vehicular areas of 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. |
15)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m from the nearside kerbline.
Reason: To enable vehicles to draw off the highway before the gates are opened. |
16)
Prior to occupation, a scheme for the secure and covered 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 bedroom and 1 short stay spaces 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. |
17)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
18)
Notwithstanding the provisions of Part 1 Classes A, AA, B, and C of Schedule 2 of the Town and Country Planning (General Permitted Development Order) 2015 (or any Order revoking or re-enacting that Order with or without modification) no extensions, roof enlargements, or material alterations shall be carried out without the grant of further
specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the visual amenity of the Clifton Conservation Area and to protect the amenities of occupiers of neighbouring properties in accordance with policy HQ1 of the Adopted Local Plan and Section 12, NPPF. |
19)
Prior to the occupation of the dwelling hereby approved, details of the charging points for electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with these approved details.
Reason: To secure the design and siting of the electrical vehicle charging, in accordance with Policies HQ1 and T5 of the Central Bedfordshire Council Local Plan 2021 |
20)
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) |
21)
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) |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
RWM/CSC/23/001 Location and site plan
RWM/CSC/23/002 Existing topography survey
RWM/CSC/23/004/B Existing elevations
RWM/CSC/23/003/A Existing floor plans and roof plans
RWM/CSC/23/005/B Proposed floor plans and roof plans
RWM/CSC/23/006/D Proposed elevations
RWM/CSC/23/007/C Proposed general layout
RWM/CSC/23/010 Cross Section
Heritage Statement February 2024
Planning statement February 2024
Arboriculture impact assessment April 2024
Tree survey plans
Key to survey sheets
RA302 RA302 Tree Survey Plan
RA302 TSP Rev A Tree Protection Plan dated 13.4.24
RWM/CSC/23/007/D Landscaping Plan
Ecologal Report August 2023
Reason: To identify the approved plan/s and to avoid doubt. |
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