| Conditions or Reasons: | 1)
The development hereby permitted shall begin no later than 02/07/2027.
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)
No above ground development shall take place until visual 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 in the Chiltern National Landscape.
(Policies HQ1 and EE7 of the CBC Local Plan) |
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 office building as identified on the approved plans shall only be used as an office within Class E(g) the Town and Country Planning (Use Classes) Order 1987 (or any Order revoking or re-enacting that Order with or without modification) only, and for no other purpose.
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 and to ensure sufficient car parking and neighbouring land uses are not negatively impacted.
(Policies EMP4, T3 and HQ1 of the CBC Local Plan) |
4)
Notwithstanding the provisions of Part 1, Class A, AA, B, C and D 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 or roof alterations/extensions to the buildings 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, the Green Belt and the Chiltern National Landscape.
(Section 12, 13, 15 NPPF) |
5)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the visual amenity of the area.
(Section 12, NPPF) |
6)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no fences, gates, walls or other means of enclosure shall be erected within the curtilage of the properties without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the rural amenity of the area including the Chiltern National Landscape.
(Section 12, NPPF) |
7)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows shall be inserted into any first floor elevation of the proposed dwellings (other than those approved under this permission), without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the privacy of neighbouring residents, to ensure the design of the dwellings are appropriate for the Chiltern National Landscape setting and to restrict the amount of light pollution into the Chiltern National Landscape.
(Policies HQ1, EE5 and EE7 of the CBC Local Plan) |
8)
The carports hereby approved shall remain open as shown on the approved plans, unless agreed in writing with the Local Planning Authority.
Reason: To reduce the amount of built form within the Green Belt and Chiltern AONB.
(Policies HQ1, SP4 and EE7) |
9)
Notwithstanding the details shown on the approved plans, development shall not begin until details of the junction between the proposed access road and the highway (Hemel Hempstead Road B440) have been submitted to, and approved in writing by, the Local Planning Authority.
Reason:
In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
10)
No building shall be occupied until the junction between the proposed access road and the highway (Hemel Hempstead Road B440), as detailed within the approved plans to be agreed in condition 9, has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. (See Notes to the Applicant)
Reason:
In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road. |
11)
Visibility splays shall be provided at the junction of the access with the public highway (Hemel Hempstead Road B440) before the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the access from its junction with the channel of the public highway and 215m 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. |
12)
Notwithstanding the details shown on the approved plans, development shall not commence until details of proposed internal highway geometry have been submitted to, and approved in writing by, the local planning authority. The details submitted for approval shall comprise dimensions of footways and carriageways, forward and junction visibilities, and materials (including the discernible differentiation by road users of a minimum of two visitor parking spaces). The details shall accord with the Council's Highway Construction Standards & Specifications Guidance (Issue 8) or any subsequent revision. The development shall be carried out in accordance with the approved details and retained for the perpetuity of the development. (See Notes to the Applicant)
Reason
To ensure a safe and efficient highway layout for all road users. |
13)
Before any of the accesses are first brought into use, a triangular vision splay 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 exceeding a height of 600mm above the adjoining footway or shared surface level.
Reason
To provide adequate visibility between the highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them. |
14)
The driveway length in front of garages shall be at least 6.0m as measured from the garage doors to the highway boundary.
Reason
To ensure that parked vehicles do not adversely affect the safety and convenience of road users by overhanging the adjoining public highway. |
15)
Prior to occupation, a scheme for the parking of cycles on the site for both residential and employment uses (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), in accordance with the Council's Parking Standards for New Development SPD (August 2023) or any successor document, shall be submitted to, and approved in writing by, the Local Planning Authority. The approved arrangements shall be fully implemented for each respective building before it is first occupied or brought into use and thereafter retained for this purpose.
Reason
To ensure the provision of adequate cycle parking to meet the needs of occupiers of the proposed development in the interests of encouraging the use of sustainable modes of transport. |
16)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015 or any amendments thereto, the external parking spaces and wider driveway areas identified on plan ref.TL-5062-25-11B 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. At Plot 4, the garage shall also not be used for any purpose that compromises its ability to be used for parking provision for two cars 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. |
17)
All ecological measures and/or works shall be carried out in accordance with the details contained in Section 6 of the September 2023 Ecological Appraisal as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that ecological measures are secured in line with Policy EE3 of the CBC Local Plan. |
18)
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 be informed by the September 2023 Ecological Appraisal 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. |
19)
Notwithstanding the details submitted with the application, no above ground development shall take place until a landscaping scheme to include all hard and soft landscaping including boundary treatments and a 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 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.
(Sections 12 & 15, NPPF) |
20)
Unless the Council agree in writing that a set extent of development must commence to enable compliance with this condition, no development shall commence until, following a site investigation undertaken in compliance with the approved site investigation scheme, a quantitative risk assessment report is submitted to and approved in writing by the Local Planning Authority. This report shall: assess the degree and nature of any contamination identified on the site through the site investigation; include a revised conceptual site model from the preliminary risk assessment based on the information gathered through the site investigation to confirm the existence of any remaining pollutant linkages and determine the risks posed by any contamination to human health, controlled waters and the wider environment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.
Reason To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. Policy CC8 of the CBC Local Plan. |
21)
Unless the Council agree in writing that a set extent of development must commence to enable compliance with this condition, no development shall commence until, a remediation method statement is submitted to and approved in writing by the Local Planning Authority. This statement shall detail any required remediation works and shall be designed to mitigate any remaining risks identified in the approved quantitative risk assessment. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. Policy CC8 of the CBC Local Plan. |
22)
Unless the Council agree in writing that a set extent of development must commence to enable compliance with this condition, no development shall commence until the approved remediation method statement has been carried out in full and a verification report confirming these works has been submitted to, and approved in writing, by the Local Planning Authority. This report shall include: details of the remediation works carried out; results of any verification sampling, testing or monitoring including the analysis of any imported soil; all waste management documentation showing the classification of waste, its treatment, movement and disposal; and the validation of gas membrane placement. If, during development, contamination not previously identified is found to be present at the site, the Council is to be informed immediately and no further development (unless otherwise agreed in writing by the Council) shall be carried out until a report indicating the nature of the contamination and how it is to be dealt with is submitted to, and agreed in writing by, the Council. Any required remediation shall be detailed in an amendment to the remediation statement and verification of these works included in the verification report. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. Policy CC8 of the CBC Local Plan. |
23)
Unless the Council agree in writing that a set extent of development must commence to enable compliance with this condition, no development shall commence until an onward long-term monitoring methodology report is submitted to and approved in writing by the Local Planning Authority where further monitoring is required past the completion of development works to verify the success of the remediation undertaken. A verification report of these monitoring works shall then be submitted to and approved in writing by the Local Planning Authority when it may be demonstrated that no residual adverse risks exist. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Management (LRCM) Guide (Environmental Agency 2020) or the current UK requirements for sampling and testing.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. Policy CC8 of the CBC Local Plan. |
24)
Prior to commencement of the development, a noise assessment shall be submitted to and approved in writing by the Local Planning Authority for approval of external noise levels and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room- and (if provided) external amenity noise standards in accordance with the criteria of BS8233:2014. The approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To ensure that the future occupiers of the development are not exposed to unacceptable levels of noise from surrounding noise sources (Policy CC8 of the CBC Local Plan). |
25)
Prior to first occupation of the development, details of external artificial lighting shall be submitted to and approved in writing by the Local Planning Authority. Lighting contours shall be submitted to demonstrate that the vertical illumination of neighbouring premises is in accordance with the recommendations of the Institution of Lighting Professionals in the 'Guidance Note 01/20: Guidance Notes for the Reduction of Obtrusive Light'. Details should also be submitted for approval of measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaires. Light shall be of warm colour, not exceeding 3000 kelvin (K). The approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: To ensure that the development does not negatively impact upon residential occupiers, landscape and wildlife. Polices CC8, EE7 and EE3 of the CBC Local Plan 2021. |
26)
Prior to any above ground development, an updated Sustainable Energy Statement shall be submitted and approved in writing to the Local Planning Authority. The development shall then be constructed in accordance with the approved details and prior to first occupation of the buildings, a Post-Construction Verification Report must be submitted to and approved in writing by the Local Planning Auhority.
Reason: To demonstrate high quality sustainability standards. (Policy CC1, CBLP July 2021, and Sections 2 and 14, NPPF December 2023) |
27)
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 (+40%CC), via attenuated discharge into an existing watercourse, and a maintenance and management plan for the scheme 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: SDD, BE5305-18PD-R1 , Oct 2022) 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: 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 159 to 169 Inclusive of foot notes 54 to 56 and its supporting technical guidance. |
28)
No building/dwelling 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. |
29)
Prior to development (including demolition), an Arboricultural Method Statement and finalised Tree Protection Plan shall be submitted to the Local Planning Authority for approval, based on the findings and recommendations set out in the supporting document "Arboricultural Impact Assessment" dated April 2023 (Document Ref. 11287_AIA.001 Rev. B), which includes the survey findings set out in Appendix A "Tree Constraints Plan" (Drawing No. 11287 TCP 01 Rev B) and Appendix B "Tree Survey Schedule" (Doc Ref. 11287 TS 01). The approved Arboricultural Method Statement and Tree Protection Plan shall then be implemented in strict accordance with the required sequence of operations, with all tree protection barriers remaining securely in position throughout the entire course of demolition and development.
Reason: To maintain a secure Construction Exclusion Zone around the designated Root Protection Areas and canopy spread of retained trees, so as to maintain their health, anchorage, screening and amenity value. |
30)
No above ground development shall take place until details of the final ground and slab levels of the buildings 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 as well as to ensure the proposal does not result in any additional harm to the openness of the Green Belt or the landscape character of the Chiltern National Landscape.
(Policies HQ1, EE7 and SP4 of the CBC Local Plan) |
31)
Prior to the insertion of the windows of the development hereby approved, details of the proposed window designs shall be submitted to and approved in writing with the Local Planning Authority. The windows inserted shall be in accordance with the approved design and remain as such unless agreed in writing by the local planning authority. The window design should consider the Chilterns Building Design Guide.
Reason: To ensure that the character and appearance of the buildings is suitable in the Chiltern National Landscape setting. |
32)
The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul drainage has been submitted to, and approved in writing by, the Local Planning Authority in consultation with the Environment Agency. The scheme shall be implemented and retained as approved in perpetuity.
Reason
To prevent the pollution of controlled waters in line with National Planning Policy Framework (NPPF), paragraphs 174, 179 and 188 and Environment Agency Groundwater Protection Position Statements |
33)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Construction Code of Practice for Developers and Contractors 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) |
34)
No building shall be occupied until a scheme for the provision of a broadband connection to each building has been submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until the connection to that property has been implemented.
Reason: The condition is required to facilitate high quality connections and sustainable working practices.
(Policy HQ5, CBLP and Section 10, NPPF) |
35)
No development, excluding demolition, hereby permitted shall take place until a plan showing the locations of fire hydrants within the site have been submitted to and approved in writing by the Local Planning Authority. No buildings shall be occupied until the fire hydrants have been installed, and shall thereafter be retained.
Reason: To ensure sufficient provision of fire hydrants to meet the requirements of the proposed development. (Policy HQ1, CBLP July 2021, and Section 12, NPPF December 2023) |
36)
Prior to the occupation of a development, details of the proposed charging points and ducting shall be submitted to and approved in writing by the local planning authority. Details to be submitted should include:
Proposals to provide the minimum number of charging points as set out in the Council Electric Vehicle Charging SPD within the site for the charging of electric vehicles
Details of the specification(s) of charge point(s) including power output, ducting / cable routes to all other car parking spaces within the site to enable charging points for the charging of electric vehicles to be provided for all other parking spaces in the site in the future.
Equipment design and colour.
The approved development shall not be occupied until the scheme has been provided in accordance with the approved details, including the approved ducting / cable routes.
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Policy HQ1 High Quality Design, Policy T5 Ultra Low Emission Vehicles; Policy T3 Parking; Policy T2 Highways Safety and Design and Policy CC1 Climate Change and Sustainability and the National Planning Policy Framework. |
37)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers
D02, 6547.TPD.6.0, PL301 Rev C, TL-5062-25-11B, TL-5062-25-1B, TL-5062-25-10B, TL-5062-25-2B, TL-5062-25-3B, TL-5062-25-4B, TL-5062-25-5B, TL-5062-25-6B, TL-5062-25-7B, . TL-5062-25-8B, TL-5062-25-9B,
Reason: To identify the approved plan/s and to avoid doubt. |
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