| 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:
OS Site location plan
WR-112-01-E proposed block plan
WR-112-02-A existing & proposed end & side elevations
WR-112-03-C Proposed Carport
WR-112-04-C Existing Garden
WR-112-05-B Proposed Garden
WR-112-06-A Proposed Rear Elevations
WR-112-07-A Elevations no plants
WR-112-08 Existing & proposed rear Elevations
WR-112-09-E Proposed Vehicular access
Design & Access Statement July 2024 (Revised November 2024)
Statement of Heritage Impact July 2024 (Revised November 2024)
Construction Environmental Management Plan July 2024 (Revised November 2024)
Arboricultural Impact Statement & Method Statement July 2024 (Revised November 2024)
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Part A: No development shall commence until an archaeological Written Scheme of Investigation (WSI), has been submitted to and approved in writing by the Local Planning Authority. The WSI shall contain the following components:
a method statement for the investigation of any archaeological remains that will be affected by the development
an outline strategy for post-excavation assessment, analysis, archive preparation and publication, including details of the timetable for each stage of the post-excavation works
The said development shall only be implemented in full accordance with the approved archaeological scheme.
Part B: This condition shall only be fully discharged when:
all elements of the archaeological fieldwork have been undertaken and the date of completion has been confirmed in writing by the Local Planning Authority
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
the preparation of the site archives (including the production of an 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 a recognised archaeological journal, or an approved final archaeological report is submitted for inclusion in 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, and 4 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: This is a pre-commencement condition in line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 211 of the National Planning Policy Framework (December 2023): 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.
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4)
No development shall take place until details of the existing and final ground and slab levels of the carport 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: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas.
(Section 12, NPPF) |
5)
Notwithstanding the details submitted with the application illustrated product details, including Manufacturers/Suppliers product name or code, as appropriate, of the following shall be submitted to, and approved in writing by, the Local Planning Authority prior to any work of construction being undertaken on site, and the approved works shall be undertaken thereafter strictly in accordance with the approved details:
i) Cambridge White Brick (for new front garden walling and new garage building dwarf walls)
ii) Bannold Vestry paving capping for new front garden walling piers
iii) New Timber picket front gate
iv) New Timber vehicular (driveway) gates
v) Timber cladding to new garage building (demonstrating width and profile of boarding)
vii) Roofing slate for new garage building
Reason: This is a pre-commencement condition to ensure that the approved works are carried out in a manner that safeguards the traditional character of this listed building in all respects, and to safeguard the character and appearance of the Conservation Area in which the building is located (Section 16, NPPF) |
6)
Notwithstanding the details submitted with the application, the timber cladding of the new garage building hereby approved shall be of recognised traditional 'weatherboard' dimensions and profile unless agreed otherwise, and in writing, by the Local Planning Authority prior to installation or garage building erection on site, and the approved works 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 traditional character of this listed building in all respects, and to safeguard the character and appearance of the Conservation Area in which the building is located (Section 16, NPPF) |
7)
Within 3 months of the demolition of the existing garage, shown to be removed by a dashed black line on drg WR/112/01E, all resultant detritus completely removed from the site.
Reason: In the interests of the visual amenities of the area.
(Section 12, NPPF) |
8)
The planting and landscaping scheme shown on approved Drawings WR/112/01/E and WR/112/05/B and set out in the Arboricultural Impact Statement & Method Statement July 2024 (Revised November 2024) 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 shall mean the period from October to March) unless otherwise agreed in writing with the Local Planning Authority. The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season with others of a similar size and species.
Reason: To ensure an acceptable standard of landscaping.
(Sections 12 & 15, NPPF) |
9)
The development shall only be carried out in full accordance with the tree protection measures and work method as set out in the Arboricultural Impact Statement & Method Statement dated July 2024 (Revised November 2024) for the protection of trees to be retained as shown on Appendix 1 Site Plan.
Reason: To protect the trees so enclosed in accordance with Section 8 of BS 5837 of 2012 or as may be subsequently amended.
(Sections 12 & 15, NPPF) |
10)
The development hereby approved shall not be brought into use until the junction of the proposed vehicular access with the highway has been constructed in accordance with the approved details and made available for use, as shown on plan WR/112/09/E.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises (Policy T2 Central Bedfordshire Local Plan, 2021) |
11)
Before the access is first brought into use, the triangular vision splay shown on plan WR/112/09/E shall be provided on each side of the new access drive and shall be 2.8m measured along the back edge of the highway from the centre line of the anticipated vehicle path to a point 2.0m measured from the back edge of the highway into the site along the centre line of the anticipated vehicle path. The vision splay so described and on land under the applicant's control shall be maintained 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, 2021) |
12)
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, as shown on plan WR/112/09/E, shall be 2.0m measured along the centre line of the proposed access from its junction with the channel of the public highway and, looking left (west), 10m 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, 2021) |
13)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0 metres from the nearside edge of the carriageway of the adjoining highway.
Reason: To enable vehicles to draw off the highway before the gates are opened (Policy T2 Central Bedfordshire Local Plan, 2021) |
14)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) for a distance of 5.0m into the site, measured from the edge of the adjoining carriageway, before the development is brought into use. Arrangements shall be made for surface water drainage from 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. (Policy T2 Central Bedfordshire Local Plan, 2021) |
15)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the parking provision for the site, including car port / garage (and shall not be enclosed) as detailed on the approved plans 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 adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. (Policy T3 Central Bedfordshire Local Plan, 2021) |
16)
The existing garage as shown by a dashed black line on drg WR/112/01E shall not be demolished and the new boundary wall and piers with gates shall not be constructed until the new vehicular access and turning area hereby permitted as shown on drg WR/112/01E has been constructed in accordance with the approved plan unless otherwise agreed in writing with the Local Planning Authority.
Reason: To ensure adequate on site parking is retained during the construction period. (Policy T3 Central Bedfordshire Local Plan, 2021) |
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