| 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 1975/1; 1975/2; 1975/3; 1975/4; 1975/5b; 1975/6A; 1975/7A; 1975/8A; 1975/9; 1975/10; 1975/11; 1975/12; Preliminary bat roost assessment (chase ecological consultancy, ref: CE4658, 7th November 2024); Emergence Survey Report - Bats (chase ecological consultancy, ref: CE4658-01, May and June 2025)
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority.
The WSI shall include the following components:
1. method statements for the investigation of all archaeological remains present at the site
2. method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
3. an outline strategy for post-excavation assessment, analysis, and publication, including details of the timetable for each stage of the post-excavation works.
Part B: The said development shall only be implemented in full accordance with the approved WSI and this condition shall only be fully discharged when:
1. all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
2. the post-excavation assessment, analysis and final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done
within 12 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority
3. the preparation of the site archives (both physical and digital) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing
archaeological archives.
4. the preparation of an archive report and the submission of a publication report (if applicable) have been undertaken and confirmed in writing by the Local Planning Authority
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, and 4 of Part B of this condition shall be completed within 18 months of the archaeological fieldwork date of completion.x
This condition is pre-commencement as a failure to secure archaeological investigation in advance of development, to secure the long term future of the archive and to make the record of that work publicly available would be contrary to policy HE1 of the Central Bedfordshire Local Plan 2015-2031 (adopted July 2021) and paragraph 211 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
4)
No works are in any circumstances to commence unless the local planning authority has been provided with a licence issued by Natural England authorizing the specified activity/development to go ahead.
Reason: This condition is pre-commencement in order to ensure that works do not result in adverse impacts to protected species.
(Section 15 of the NPPF) |
5)
No development shall take place until an Ecological Enhancement Plan (EEP) for the creation of new wildlife features including bat box/tiles has been submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the measures approved within the EEP.
Reason: This condition is pre-commencement to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework (Policies T2 and T3, Central Bedfordshire Local Plan, 2021) |
6)
Prior to development beginning on site, all external materials to be used in new works and works of repair (including face brick, detail brick, roof cover materials and rainwater goods), shall be submitted to, and approved by, the Local Planning Authority, either by samples provided on site for Local Planning Authority inspection or by an illustrated materials schedule submission, demonstrating in either case a close-match with existing materials to be retained, as appropriate The development hereby approved shall be implemented in full accordance with the approved external materials.
Reason: This condition is pre-commencement to ensure that the approved works are carried out in a manner that safeguards the historic fabric and traditional character of this listed building in all respects. (Section 16, NPPF) |
7)
Prior to development beginning on site, full details of an external finishes schedule, including decorative colour finishes shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in full accordance with the approved details.
Reason: This condition is pre-commencement to ensure that the approved works are carried out in a manner that safeguards the historic fabric and traditional character of this listed building in all respects. (Section 16, NPPF) |
8)
Prior to development beginning on site, manufacturers product details of all new windows (including rooflights) and external doors to be installed as part of the approved works/development shall be submitted to, and approved by, the Local Planning Authority. The development shall be implemented in full accordance with the approved details.
Reason: This condition is pre-commencement to ensure that the approved works are carried out in a manner that safeguards the historic fabric and traditional character of this listed building in all respects. (Section 16, NPPF) |
9)
Notwithstanding the details submitted with the application, full details of the extent and nature of all intended timber repairs and timber replacements within the roof structure of
the building, demonstrating clear accordance with established conservation best practice, as appropriate, shall be submitted to, and approved in writing by, the Local
Planning Authority prior to any work within the roof structure taking place on site, and the approved works shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved works are carried out in a manner that safeguards the character, historic fabric and detailing of this listed building in all respects and to
avoid doubt (Section 16, NPPF) |
10)
Notwithstanding the details submitted with the application, a full specification for the undertaking of works of masonry repointing, demonstrating clear accordance with established conservation best practice, including a works methodology for preparatory 'raking out' (which shall specifically exclude the use of mechanical tools) and including
full details of intended mortar mixes and jointwork finishing, shall be submitted to, and approved in writing by, the Local Planning Authority prior to any work of repointing
(including preparatory work) being undertaken on site, and the approved works shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved works are carried out in a manner that safeguards the character, historic fabric and detailing of this listed building in all respects and to
avoid doubt (Section 16, NPPF) |
11)
Notwithstanding the details submitted with the application, the works hereby approved, including building repairs, repointing and any required works of internal and external
'making good', including brickwork, timberwork, plasterwork, and the use of mortars, renders and decorative finishes, shall be undertaken with materials and in a manner
which are strictly compatible with, and fully maintaining, the traditional constructional detailing and character of the building, close-matching with existing materials and
detailing as appropriate.
Reason: To ensure that the approved works are carried out in a manner that safeguards the historic fabric and traditional character of this listed building in all respects. (Section
16, NPPF) |
12)
Notwithstanding the details submitted with the application, none of the following works shall be undertaken without the prior written agreement of the Local Planning Authority
on the basis of full, and acceptable, details being supplied:
· Chimney dismantling in whole or part, lowering, reduction or other alteration
· Alterations to fireplaces or hearths
· Alterations to the frontage brick boundary wall
· The undertaking of DPC injection and internal tanking
· Any variations or additions to the works shown on the drawings and plans hereby approved
Any such works so agreed shall be undertaken thereafter strictly in accordance with the agreed details.
Reason: To ensure that the approved works are carried out in a manner that safeguards the character, historic fabric and detailing of this listed building in all respects and to
avoid doubt (Section 16, NPPF) |
13)
Notwithstanding the details submitted with the application, full details of any kitchen, WC and utility room extract vents or flues exiting in any respect upon the exterior of the
building shall be submitted to, and approved in writing by, the Local Planning Authority prior to any installation on site and the approved works shall be undertaken thereafter
strictly in accordance with the approved details.
Reason: To ensure that the approved works are carried out in a manner that safeguards the historic fabric and traditional character of this listed building in all respects. (Section
16, NPPF) |
14)
All ecological measures and/or works shall be carried out in accordance with the details contained in the June 2025 Bat Emergence Survey report 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) |
15)
Prior to the first occupation of the dwelling, a scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of all boundary treatment to be erected, including along the boundary with 4 Rectory Road. The boundary treatment shall be completed in accordance with the approved scheme before the buildings are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality and in the interests of the setting of the Listed Building
(Section 12, NPPF) |
16)
Notwithstanding the provisions of Part 1, Classes A, B and C of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the garage building, including roof alterations or extensions, hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area and in the interests of the setting of the Listed Building
(Section 12, NPPF) |
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