| 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 3407-21A1-01 rev B; 3407-21A1-02 rev F; 3407-21A1-03 rev C; 3407-21A1-04; 3407-21A1-05 rev A; 3407-21A1-06 rev B; 3407-21A1-08; and LAS 734 03.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
No development shall take place, including any works of demolition, until a Construction Traffic Management Plan, associated with the development of the site, has been submitted to and approved in writing by the Local Planning Authority which will include information on:
The parking of vehicles.
Loading and unloading of plant and materials used in the development.
Storage of plant and materials used in the development.
The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
Wheel washing facilities.
Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
Footpath/footway/cycleway or road closures needed during the development period.
Traffic management needed during the development period.
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
Details of escorts for abnormal loads.
Temporary removal and replacement of highway infrastructure and street furniture.
The reinstatement of any signs, verges or other items displaced by construction traffic.
Banksman and escort details, and
Tracking diagrams.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: This condition is required pre-commencement to ensure safety, protection of the amenity of local land uses, neighbouring residents and highway safety is secured throughout the entirety of the construction period. To accord with the objectives of Policies EMP3, EMP4 and HQ1 of the Central Bedfordshire Local Plan (2021). |
4)
Part A: No development shall take place until a written scheme of archaeological resource management (WSARM) has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved archaeological scheme and the WSHARM shall contain the following components:
a method statement for an archaeological trial trench evaluation which includes provision for geoarchaeological work and covers the details of post-excavation analysis, reporting and archiving
an outline method statement for the investigation of any archaeological remains that may be found during the evaluation
an outline method statement for the preservation in situ of any archaeological remains that may be found during the evaluation, and which cannot be fully investigated
an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages of the project. This will include details of the timetable for each stage of the post-excavation works.
Should the trial trench evaluation produce evidence of archaeological remains that require further investigation, Items 2, 3, and 4 of Part A of this condition will be finalised on the approval of the trial trench evaluation report. The updated WSARM for the works will then be approved by the Local Planning Authority before any further fieldwork or development is undertaken. Should no further archaeological investigation be required it will not be necessary for the WSARM to be amended and the applicant or developer can proceed with completing the work to discharge Part B.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority
a final archaeological report or (if appropriate) a Post Excavation Assessment report and an Updated Project Design has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 18 months of the date of 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 one is prepared) has been completed.
the preparation of the site archives (including the completion of the archive report) 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.
the publication report text has been prepared for submission to either a recognised archaeological journal or an approved final report is submitted to the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority.
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, 4 and 5 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion. Should the project not warrant the production of a Post Excavation Assessment report, an Updated Project Design and a publication text, Item 5 can be completed on the approval of the final archaeological report.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan (2021) and paragraph 218 of the National Planning Policy Framework (Dec 2024): to investigate and record any archaeological remains affected by the development, to safeguard the long-term future of the archive and to make the record of all the work publicly available. Part A of this condition is pre-commencement because development works can have an irreversible impact on archaeological remains and an approved programme of investigation must be in place before the development starts. |
5)
No development shall commence until a Soil Management Pan has been submitted to and approved in writing by the Local Planning Authority. The Soil Management Plan shall include:
Maps showing topsoil and subsoil types and areas to be stripped;
Methods for stripping, stockpiling, respreading and improving soils;
Haul routes;
Location and content of each soil stockpile;
Schedules of volumes for each material;
Formation level decompaction measures;
Soil re-spreading and decompaction;
Soil dispersal (if necessary); and
Who is responsible for supervising soil management.
Thereafter the development shall only be carried out in full accordance with the approved scheme.
Reason: Details are required prior to commencement of development, to mitigate impacts on geodiversity through avoiding the loss, damage or contamination of valuable soil resources and reduce impacts on climate change, whether the soil will be retained for future landscaping on-site, or used or sold off-site, in accordance with Policies CC1 and EE2 of the Central Bedfordshire Local Plan (2021) and the NPPF. |
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 the 1 in 100-year event (+30%CC), via infiltration or attenuated discharge to an existing watercourse, has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed FRA & Drainage Strategy (Ref: MTC, 2760 FRA & DS, 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.
Reason: This condition is required prior to the commencement of development 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 Policies CC3 to CC5 of the Central Bedfordshire Local Plan (2021) and Section 14 of the NPPF (2024). |
7)
The development hereby permitted shall not commence 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:
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.
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.
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.
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: This condition is required prior to the commencement of development to minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in paragraphs 196 to 198 of the NPPF, and in order to protect human health and the environment. |
8)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures, 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. The content shall include the:
purpose and objectives for the proposed works;
detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
extent and location of proposed works shown on appropriate scale maps and plans;
timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
persons responsible for implementing the works;
details of initial aftercare and long-term maintenance.
The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter
Reason: The condition is pre-commencement to ensure the development is ecologically sensitive and secures biodiversity enhancements in accordance with Policy EE2 of the Central Bedfordshire Local Plan (2021) and the National Planning Policy Framework (2024). |
9)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR152, or a 'Further Licence') and with the proposals detailed on plan 'Seddington Nurseries: Impact plan for great crested newt District Licensing (Version 2)', dated 3rd July 2024.
Reason: This condition is pre-commencement in order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WML OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
10)
No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR152, or a 'Further Licence'), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the planning authority and the authority has provided authorisation for the development to proceed under the district newt licence. The delivery partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
Reason: In order to adequately compensate for negative impacts to great crested newts, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
11)
No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence (WML-OR152, or a 'Further Licence') and in addition in compliance with the following:
Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WML OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
12)
Notwithstanding the submitted details, no development shall take place above the damp proof course until an updated 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 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 the development is suitably landscaped, in the interests of visual amenity and to accord with the objectives of Policies SP7, EMP3, EMP4, EE5 and HQ1 of the Central Bedfordshire Local Plan (2021). |
13)
No development shall take place above the damp proof course until a scheme for on-site foul water drainage works, including connection point and discharge rate, shall be submitted to and approved in writing by the local planning authority. Prior to the occupation of any building, the foul water drainage works relating to that dwelling must have been carried out in accordance with the approved scheme.
Reason: To prevent environmental and amenity problems arising from drainage. To accord with the objectives of Policy CC6 of the Central Bedfordshire Local Plan (2021). |
14)
No development shall take place above the damp proof course until full details of the materials 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: To control the appearance of the building in the interests of the visual amenities of the locality. To accord with the objectives of Policies EMP3, EMP4, and HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and the NPPF (2024). |
15)
No building 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. |
16)
Prior to first occupation of any building hereby permitted, 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 Central Bedfordshire Local Plan and the Electric Vehicle Charging: Guidance for New Developments SPD (2022) and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
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 Central Bedfordshire Local Plan (2021) and paragraph 112 of the National Planning Policy Framework (2024) |
17)
The site shall not be occupied until an Access and Servicing Plan, setting out how the site will be managed in the event of deliveries or servicing by larger commercial vehicles, has been submitted to and approved in writing by the Local Planning Authority. The site shall be operated in full accordance with the details thereby approved in perpetuity of the development.
Reason: To provide effective traffic management on-site and avoid disruption. To accord with the objectives of Policy T2 of the central Bedfordshire Local Plan (2021). |
18)
The site shall not be occupied until full details of a scheme for secure and covered cycle stores and secure refuse stores have been submitted to and approved in writing by the Local Planning Authority.The development shall be carried out in full accordance with the approved details.
Reason: To ensure a satisfactory standard of development and to comply with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
19)
Prior to occupation of any building hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures to address climate change and sustainability, as set out in Energytest ltd Report titled 'Sustainability Statement' dated 14/02/2024, have been implemented in full.
Reason: In the interests of sustainability and to ensure that the proposed development increases its resilience to the impacts of climate change in accordance with Policy CC1 of the CBLP (2021) and Section 14 of the NPPF (2024). |
20)
Prior to the occupation of the development, a Fire Strategy, setting out how the proposed development will be served by suitable water infrastructure to mitigate the risk of fire hazard, will be submitted to and approved in writing by the Local Planning Authority. The scheme thereby approved shall be implemented in full accordance with the details and maintained in perpetuity of the development.
Reason: To ensure that the proposed development satisfactorily mitigates the risk of fire. |
21)
Noise resulting from the operation of external plant, machinery & equipment shall not exceed the existing background noise level inclusive of any penalty for tonal, impulsive or other distinctive acoustic characteristics when measured or calculated according to the provisions of BS4142:2014.
Reason: This condition is required pre-commencement to ensure the protection of the amenity of local land uses and neighbouring residents. To accord with the objectives of Policies EMP3, EMP4 and HQ1 of the Central Bedfordshire Local Plan (2021). |
22)
Notwithstanding the provisions of Town and Country Planning (Use Classes) Order 1987 (as amended) (or any Order revoking or re-enacting that Order with or without modification), any unit occupied within the finished development for the purposes of Class E(g) (i), (ii) or (iii) Use (formerly Class B1 Use), shall not be used other than for a Class E(g) (i), (ii) or (iii) use and no other purposes, including any other purposes falling within Class E of the stated Order, unless otherwise agreed beforehand in writing by the Local Planning Authority.
Reason: To exclude the provisions of the said Use Classes Order and thereby ensure the Local Planning Authority retains full control of the future use of the land / building(s) in view of the circumstances of the case. (Sections 6 and 7, NPPF) |
23)
The areas of amenity land at the front of the site, adjacent to the A1 corridor and adjacent to the ingress and egress points serving the site (as indicated on plan no. 3407-21A1-02 rev F) shall be planted with amenity grass only and shall remain free of any structures, signage and / or any other obstacles at all times for the perpetuity of the development.
Reason: In the interest of highway safety and driver intervisibility. To accord with the objectives of Policy T2 of the Central Bedfordshire Local Plan (2021). |
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