| 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: GRL/24/01, GRL/24/02 Rev B, GRL/24/05, GRL/24/04, GRL/24/08, GRL/24/06, Site Location Plan.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Notwithstanding the changes of use permitted within Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification), the buildings hereby approved shall only be used, or part used, for:
A use falling within Use Class E sub section (g) defined as a "use, or part use, for all or any of the following purposes:
for an office to carry out any operational or administrative functions,
the research and development of products or processes, or
any industrial process,
being a use, which can be carried out in any residential area without detriment to the amenity of that area by reason of noise, vibration, smell, fumes, smoke, soot, ash, dust or grit";
A use within Use Class B2 defined as a "Use for the carrying on of an industrial process other than on falling within Class E sub section (g) above";
A use within Use Class B8 defined as a "use for storage or as a distribution centre"
and no other purpose, including any other purpose falling within Class E of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).
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 special circumstances of the case. |
4)
No development shall take place until a landscaping scheme to include all hard and soft landscaping and a scheme, including planting species, and a landscape maintenance scheme 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 and canopy cover. (Sections 12 & 15, NPPF) |
5)
The development hereby permitted shall not be first brought into use, until the development has been carried out and complement in all respects in accordance with the access siting and layout illustrated on the approved plan No. GRL/24/02 Rev B and defined by this permission and, notwithstanding the provision of the Town and Country Planning General Permitted Development Order 2015, (or any Order revoking or re-enacting that Order) there shall be no variation without the prior approval in writing of the Local Planning Authority.
Reason: To ensure that the development of the site is completed insofar as its various parts are interrelated and dependent one upon another and to provide adequate and appropriate access arrangements at all times. |
6)
No above ground works shall take place until samples 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. (Section 12, NPPF) |
7)
No development shall commence until the final detailed design of the surface water drainage scheme has been submitted to, and approved by the Local Planning Authority. The final detailed design shall be based on the agreed FRA & Drainage Strategy (Ref: NJO, 1014/FRA, Rev 0, 9/10/24) and DEFRAs National standards for sustainable drainage systems (July 2025) and shall be implemented and maintained as approved. The scheme will manage surface water runoff from the development for up to and including the 1 in 100 year event (+30%CC), it will prioritise infiltration methods with evidence of site testing to BRE365 standards, where infiltration is proven to be unviable, attenuated discharge to a watercourse will be limited to the 1 in 1 year greenfield runoff rate, and there is to be no increase in peak flow in a receiving watercourse. The approved surface water drainage scheme will be implemented early in the construction phase, prior to the construction of any impermeable surfaces and at slab level of phase one at the latest. Any variation to the connections and controls indicated on the approved scheme and supporting drawings, which may be necessary at the time of construction, would require the resubmission of those details to the Local Planning Authority for approval. The applicant must provide details to satisfy points 1 to 11 of the attached informative 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 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
8)
No building shall be bought into use until the developers finalised 'Maintenance and Management Plan' for the entire surface water drainage system, has been formally accepted, in writing by the Local Planning Authority. The plan will confirm that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details and include adoption arrangements and/or private ownership or responsibilities and Management Company contact details (where MC is utilised). The surface water drainage system must be proven to be fully operational before any buildings are occupied. Where any SuDS features are used temporarily, they shall be remediated in full accordance with the approved design prior to occupation.
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. |
9)
No development shall commence until a strategic water resources strategy has been submitted to and approved in writing by the Local Planning Authority, in consultation with Anglian Water. The strategy will confirm non-domestic water is available to serve the development and should explore innovative solutions which may help reduce overall water demand.
Reason: To ensure domestic water supply is not jeopardised and to protect water resources and ensure sustainable development. |
10)
No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority, in consultation with Bedfordshire Fire & Rescue Service, for the provision of fire hydrants at the development. Prior to the first occupation of the dwelling(s) the fire hydrant(s) serving that development must be inspected and passed by a Hydrant Technician from Bedfordshire Fire & Rescue Service. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: To ensure adequate water supply infrastructure is available for firefighting purposes, in accordance with the Fire and Rescue Services Act 2004, and in the interests of fire safety and providing safe and accessible developments as listed in the National Planning Policy Framework (NPPF). |
11)
No building shall be occupied until the junctions between the proposed estate road and the highway, and the supporting highways works, as shown drg SK02 Revised Site Access have been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
12)
Visibility splays shall be provided at the junction of each access with the public highway before the development is brought into use as per drg SK02 Revised Site Access. 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 185.4m to the northeast and 215mm to the southwest, 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(es), and to make the access(es) safe and convenient for the traffic which is likely to use it (them). |
13)
Before the new access is first brought into use, any existing access within the frontage of the land to be developed, not incorporated in the access hereby approved shall be closed in a manner to the Local Planning Authority's written approval and constructed in accordance with the approved details.
(As shown on drg GRL/24/02 Rev B SK02 Proposed Site Plan and See Notes to the Applicant)
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway. |
14)
No building shall be occupied until the vehicle parking spaces have been properly surfaced and marked out/provided in accordance with the approved drawing. The parking spaces shall thereafter be kept available for parking of vehicles at all times throughout the lifetime of the development.
Reason: To minimise the potential for on-street parking and thereby safeguard the interest of the safety and convenience of road users. |
15)
The parking and turning space for vehicles (including cycles) illustrated on the approved Plan (No GRL/24/02 Rev B SK02 Proposed Site Plan) shall be constructed before the development is first brought into use and retained for those purposes throughout the lifetime of the development.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
16)
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 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, neighbouring residents and highway safety. |
17)
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.
Reason: In the interest of the health of users of the site. |
18)
Noise resulting from the operation of the 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: To ensure the tranquility of the open countryside and residential amenity of nearby residents. |
19)
No above ground works shall commence until a detailed Sustainability Statement, for the approval in writing by the Local Planning Authority has been submitted. The Sustainability Statement shall demonstrate:
How a reduction in carbon dioxide emissions by a least 10% based on emissions rates determined
How opportunities to use renewable and low carbon sources have been maximised;
How a water sensitive approach to the design and the incorporation of measures, such as grey water recycling and water butts, that further promote water efficiency than the higher water efficiency standard of 110 litres per person per day and aim to achieve water neutrality;
How the performance gap between built and designed energy use will be negated; and
How adaptation measures have been incorporated into the design to achieve flood resilience to impacts of climate change.
No building shall be occupied until a Verification Survey has been 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 the approved Sustainability Statement, 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 the objectives of sustainability set out in the NPPF (2024). |
20)
Flood prevention should be prioritised from the land clearance phase of the development, there shall be no increase to existing properties or infrastructure in flood risk from any source. Construction methods shall include temporary or intermediate drainage works as necessary to prevent and manage flood risk prior to the site's approved drainage being fully functional. If temporary measures are required, they should be included in the FRA/DS and updated details provided at each stage.
Reason: To ensure safety of existing property and infrastructure as required by NPPF Paras 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
21)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as bat and bird box installation, hedgehog provisions, hibernacula, hedgerow, shrub and wildflower planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall be informed by the ecological survey work as already submitted with the planning application and agreed in principle with the local planning authority prior to determination and 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;
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 in accordance with the National Planning Policy Framework. |
22)
No works in respect of the development hereby permitted are in any circumstances to commence unless the Local Planning Authority has been provided with either: a) a bat licence issued by Natural England authorising the specified activity/development to go ahead; or b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity/development will require a licence.
Reason: To ensure that works do not result in adverse impacts to protected species. (Policy EE3, CBLP July 2021, and Section 15, NPPF December 2024) |
23)
No development shall take place (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall be informed by the ecological survey work as already submitted with the planning application and agreed in principle with the local planning authority prior to determination and include the:
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'.
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: To ensure development is ecologically sensitive during construction accordance with the National Planning Policy Framework. |
24)
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 'Land adjacent to Global Robots: Impact plan for great crested newt District Licensing (Version 1)', dated 6th May 2025.
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. |
25)
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. |
26)
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.
Capture methods must be used at suitable habitat features prior to the commencement of the development (i.e., hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto a development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development).
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. |
27)
The site shall only be occupied by the existing business known as "Global Robots", and associated supporting businesses.
Reason: To control the use of the site, ensuring a single operator, the expansion is acceptable only to support the existing site adjacent, not as a general B2, B8 facility. In accordance with EMP3 and EMP4 of the Central Bedfordshire Local Plan. |
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