| 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 approved shall be carried out in the external materials detailed on the approved application plans, the application form, and the Design and Access Statement, July 2024.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF December 2024) |
3)
Prior to occupation of the first dwelling hereby approved details of the reduced width vehicular access via Orchard Close shall be submitted to and approved in writing by the Local Planning Authority and implemented in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Policy T2, CBLP July 2021, and Section 9, NPPF December 2024) |
4)
Prior to occupation of the first dwelling hereby approved, the turning space for vehicles illustrated on Plan No 800 (Swept Path Analysis: Large Car) of the submitted Transport Statement (Stomor, July 2024) shall be constructed.
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Policy T2, CBLP July 2021, and Section 9, NPPF December 2024) |
5)
The development hereby approved (including any works of demolition) shall not commence 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.
The approved Construction Management Plan, associated with the development of the site, shall be adhered to throughout the development process.
Reason: In the interests of safety, protecting the amenity of local land uses and neighbouring residents, and highway safety.
Policies T2 and HQ1, CBLP July 2021, and Sections 9 and 12, NPPF December 2024) |
6)
The development hereby approved shall proceed in accordance with the submitted 'Landscape Mitigation Plan' (plan TM/CR/06-A). Prior to occupation of the first dwelling hereby approved, a Landscape Management and Maintenance Plan shall be 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 first occupation (a full planting season means the period from October to March). The planting shall subsequently be maintained in accordance with the approved landscape maintenance scheme and management arrangements, 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.
(Policy EE4, CBLP July 2021, and Section 15, NPPF December 2024) |
7)
The development hereby approved (including any works of demolition) shall not commence until all tree work has been carried out in accordance with that specified in the Arboricultural Method Statement, which forms part of the Tree Protection Plan (Drawing No. 4539.Cricketers.MH.TPP Rev C), dated July 2024, as prepared by Andrew Belson (Arboricultural Consultant).
Reason: To ensure that tree work carried out in the course of development is only that required to facilitate access, and does not result in excessive or disfiguring pruning works, so as to maintain the integrity of screening provided by these trees.
(Policy EE4, CBLP July 2021, and Section 15, NPPF December 2024) |
8)
Demolition, ground protection, general working practices, and the installation of a cellular confinement system for the construction of the parking areas, shall be carried out in strict accordance with that specified in the Arboricultural Method Statement, including arboriculturist supervision where required by the Method Statement, in the areas being shown on the Tree Protection Plan (Drawing No. 4539.Cricketers.MH.TPP Rev C), dated July 2024, as prepared by Andrew Belson (Arboricultural Consultant).
Reason: To ensure that the root and canopy spread of adjacent 'off-site' trees are protected from demolition and construction activity, and that new parking areas being constructed within the designated Root Protection Areas of these trees are in strict accordance with the Arboricultural Method Statement, so as to maintain the health, anchorage and screening value of these trees.
(Policy EE4, CBLP July 2021, and Section 15, NPPF December 2023) |
9)
Prior to occupation of the first dwelling hereby approved a Biodiversity Gain Plan (prepared in accordance with the Biodiversity Net Gain Assessment (Morgan & Stuckey Ecological Consultants, 31 July 2024)) shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure the provision of a Biodiversity Net Gain in accordance with paragraph 9 of Schedule 7A of the Town and Country Planning Act 1990 and Policy EE2 of the Local Plan. |
10)
Prior to occupation of the first dwelling hereby approved, a 30 year (or as amended by sub-paragraph (4) of paragraph 9 of Schedule 7A of the Town and Country Planning Act 1990) Habitat Maintenance and Monitoring Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The HMMP shall include:
how the habitat will be maintained
who is responsible for creating or enhancing the habitats
who is responsible for maintenance, management and monitoring
All maintenance and monitoring shall be carried out in accordance with the details provided.
Reason: To ensure the provision and maintenance of BNG in accordance with paragraph 9 of Schedule 7A of the Town and Country Planning Act 1990 and Policy EE2 of the Local Plan. |
11)
All ecological mitigation measures and enhancements shall be carried out in accordance with the details contained in the Ecological Impact Assessment (Morgan & Stuckey Ecological Consultants, July 2024) 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.
(Policy EE3, CBLP July 2021, and Section 15, NPPF December 2024) |
12)
The development hereby approved shall not commence 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:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works; and
f) 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: To ensure development is ecologically sensitive and secures biodiversity enhancements.
(Policy EE2, CBLP July 2021, and Section 15, NPPF December 2024) |
13)
The surface water drainage shall be constructed to manage surface water runoff from the development for up to and including a 1 in 100 year event (+40%CC), via discharge to an existing watercourse. The final detailed design shall be based on the agreed Drainage Strategy Technical Note (Ref: Jawbox, D CTP-21-0833, July 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: 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.
(Policies CC3 and CC5, CBLP July 2021, and Sections 14 and 15, NPPF December 2024 and its supporting technical guidance) |
14)
Prior to occupation of the first dwelling hereby approved a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, shall be submitted to and approved in writing by the Local Planning Authority, and the approved surface water drainage scheme shall be 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 accordance with what has been approved.
(Policies CC3 and CC5, CBLP July 2021, and Sections 14 and 15, NPPF December 2024 and its supporting technical guidance) |
15)
Part A: The development hereby approved shall not commence 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 WSARM 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 community engagement should further investigation be required; and
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, 4 and 5 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; and
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 2015-2035 (adopted July 2021) and paragraph 207 of the National Planning Policy Framework (December 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.
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16)
The development hereby approved shall not commence until a Phase 2 investigation and risk assessment report, as recommended by the previously submitted ARC Environmental Ltd report dated 10th February 2022 (Ref: 22-019), to include an update of risks since the 2022 investigation was carried out, has been submitted to and approved in writing by the Local Planning Authority. Where found to be necessary by the Phase 2 report a remediation strategy to deal with the risks associated with contamination of the site, and to include for any remediation (safe removal) of asbestos, shall also be submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall include an options appraisal giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency action.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
(Policy CC8, CBLP July 2021, and Section 15, NPPF December 2024) |
17)
Prior to occupation of the first dwelling hereby approved a validation report shall be submitted to and approved in writing by the Local Planning Authority to demonstrate the effectiveness of any agreed Remediation Strategy. Any such validation shall include responses to any unexpected contamination discovered during works.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990.
(Policy CC8, CBLP July 2021, and Section 15, NPPF December 2024) |
18)
No external lighting shall be installed on site unless details of such lighting have been first submitted to and approved in writing by the Local Planning Authority and implemented in accordance with the approved details prior to occupation of the first dwelling hereby approved. The external lighting shall thereafter be retained.
Reason: To protect the amenity of adjacent residential occupiers.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF December 2024) |
19)
The development hereby approved shall not commence until odour and noise assessments, including any necessary controls or mitigation measures, are submitted to and approved in writing by the Local Planning Authority. Prior to occupation of the first dwelling any identified migration measures shall be implemented and thereafter be retained.
Reason: To protect the amenity of future occupiers of the proposed flats in terms of impact from odour and road traffic noise.
(Policies CC8 and HQ1, CBLP July 2021, and Section 12, NPPF December 2024) |
20)
Prior to occupation of the first dwelling hereby approved details of 'designing out crime' measures shall be submitted to and approved in writing by the Local Planning Authority and implemented in accordance with the approved measures. The agreed measures shall thereafter be retained.
Reason: To protect the amenity of future and neighbouring occupiers.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF December 2024) |
21)
Prior to occupation of the first dwelling hereby approved a plan showing the location of a fire hydrant in proximity to the site shall be submitted to and approved in writing by the Local Planning Authority and installed in accordance with the approved plan. The fire hydrant shall thereafter be retained.
Reason: To protect the amenity of future occupiers of the proposed flats.
(Policy HQ1, CBLP July 2021, and Section 12, NPPF December 2024) |
22)
The development hereby approved shall not be occupied until details of proposed electric vehicle charging points have been submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details and thereafter be retained.
Reason: To assist with the transition to low-emission vehicles.
(Policy T5, CBLP July 2021, and Section 9, NPPF December 2024) |
23)
The development hereby permitted shall be undertaken in full accordance with the Council's adopted 'Construction Code of Practice for Developers and Contractors - November 2023 Update' 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 December 2024) |
24)
The development hereby permitted shall be undertaken in full accordance with the Council's 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 December 2024) |
25)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 1451-PL-010 Rev I, TM/CR/01-A, TM/CR/02-A, Sheet Number 1 (Topographical Survey), 1451-PL-011 Rev C, 1451-PL-012 Rev B, 1451-PL-013 Rev C, 1451-PL-014 Rev D, TM/CR/03-A, TM/CR/04 Rev C, TM/CR/06-A, TM/CR/07-A and TM/CF/09.
Reason: To identify the approved plans and to avoid doubt. |
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