| 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)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those of the existing building.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
3)
No development shall take place 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: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
4)
The first floor windows in the rear elevation of plot 3 of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times as indicated on drawing no. NA-23084-PL-206 rev. C and shall be non-opening, unless the parts of the window(s) which can be opened are more than 1.5m above the floor of the room(s) in which the window(s) is installed. The ground floor master bedroom windows in the northeast flank elevation of plot 2 shall also be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times as indicated on drawing no. NA-23084-PL-206 rev. C and shall be non-opening, unless the parts of the window(s) which can be opened are more than 1.8m above the floor of the room(s) in which the window(s) is installed. No further windows or other openings shall be formed in the rear elevation of plot 3 or the northeast flank elevation of plot 2.
Reason: To safeguard the privacy and amenity of future occupiers.
(Section 12, NPPF) |
5)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
1. A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with The Environment Agency Land Contamination Risk Management guidance.(LCRM).
2. A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with LCRM. The report shall include a detailed quantitative human health and environmental risk assessment.
3. A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation
shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
4. If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
5. A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 183 and 184 of the NPPF, and in order to protect human health and the environment. |
6)
No development shall commence until a detailed surface water drainage scheme, to manage surface water runoff from the development for up to and including at least the 1 in 30 year event (+40%CC+10%UC), via discharge to an existing infiltration pond, 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 drawing (Ref: Nettassets, NA-23084-PL-207, March 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.
The applicant should address points 1 to 11 (within informative notes) when submitting details to discharge the condition:
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. |
7)
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. |
8)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 160.0m 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, and to make the access safe and convenient for the traffic which is likely to use it. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
9)
Before the premises are occupied all 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. Arrangements shall be made for surface water drainage from the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
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 reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
10)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision on the site 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 off-street parking provision and thereby minimise the potential for ad-hoc parking which would compromise manoeuvring vehicles within the site which could adversely affect the convenience of road users.(Policies T2 and T3, Central Bedfordshire Local Plan, Section 9, NPPF) |
11)
The turning space for 7.0m length service/delivery/ambulance sized vehicles illustrated on the approved plan shall remain as part of the proposal thereafter, free of obstruction for the use of traffic relating to the residential units.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the lengthy reversing of vehicles within the site and on to the highway and to maintain the use of the turning area. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
12)
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, 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.
(See Notes to the Applicant)
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. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
13)
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.(Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
14)
The proposed parking spaces shall measure 2.5m x 5.0m each, unless against a structure, planting or boundary treatment where the parking space shall measure 3.5m x 5.0m. There shall be no less than 6.0m clear in front of the parking spaces to allow access and egress from the parking space.
Reason: For the avoidance of doubt and to provide adequate and workable parking provision. (Policy T3, Central Bedfordshire Local Plan, Section 9, NPPF) |
15)
Details of 3 passing spaces dispersed along the access from Gravenhurst Road to the site shall be submitted to and approved in writing by the local planning authority with the approved details implemented prior to the residential development commencing.
Reason: To allow all traffic using the site to pass without obstruction or the need to reverse over a lengthy distance and to alleviate vehicles waiting at the junction while another exits the site. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
16)
Prior to the construction of vehicular parking areas associated with the approved dwelling, 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 CBLP or the most up to date guidance and and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply.
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. |
17)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers NA-23084-PL-101 rev. A 'Proposed Site Location and Block Plan', NA-23084-PL-102a 'Driveway entrance visibility splay', NA-23084-PL-201 rev. A 'Existing Ground Floor and First Floor Plans', NA-23084-PL-207 'Existing and Proposed Landscaping', NA-23084-PL-202 'Existing Roof Plan and Photos', NA-23084-PL-203 rev. B 'Proposed Site Plan and Ground Floor Plan', NA-23084-PL-204 rev. B 'Proposed First Floor, Roof Plan and Details', NA-23084-PL-205 rev. C 'Existing and Proposed Elevations', NA-23084-PL-206 rev. C 'Existing and Proposed Elevations'.
Reason: To identify the approved plan/s and to avoid doubt. |
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