| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than the 31st August 2026.
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)
Notwithstanding the provisions of Part 1, Class A, B or 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 to the building(s) 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 and the openness of the Green Belt and the rural character of the area. (Section 12 and 13 , NPPF) |
3)
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 and the openness of the Green Belt and the rural character of the area.
(Section 12 and 13, NPPF) |
4)
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 property 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 and to retain the openness of the Green Belt
(Section 12 and 13, NPPF) |
5)
The carports hereby approved shall remain open with no front or rear walls or garage doors inserted without written permission from the Local Planning Authority.
Reason: To retain the openness of the Green Belt.
(Section 13, NPPF) |
6)
No works are in any circumstances to commence (including demolition) until the local planning authority has been provided in writing with either:
a) a licence issued by Natural England authorizing 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.
(Section 15 of the NPPF) |
7)
No development shall take place (including any, ground works, site clearance) until an ecological Precautionary Method of Working (PMW) has been submitted to and approved in writing by the local planning authority. The PMW shall be informed by the August 2023 Cherryfield Ecology Emergence and Activity Bat Survey (EBS) and April 2023 Cherryfield Ecology Ecological Appraisal (EA) and include the following:
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 avoid 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 PMW 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 that species are protected (Policy EE3 of the CBCLP and Chapter 15 of the NPPF) |
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 be informed by the August 2023 Cherryfield Ecology Emergence and Activity Bat Survey (EBS) and April 2023 Cherryfield Ecology Ecological Appraisal (EA) 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. |
9)
The development 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, including the closure and re-instatement of the existing access to the north, and the provision of 2.4m x 43.0m visibility splays, clear of all obstruction, as indicated on the approved plan
Reason
To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety |
10)
The proposed vehicular access shall be surfaced in accordance with the approved drawing and shall remain surfaced as such, unless otherwise agreed in writing by the local planning authority.
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. |
11)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision inclusive the visitor parking spaces identified 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 off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users. |
12)
The turning space for service/delivery/ambulance sized vehicles (6.5m length) within the layout of the forecourt indicated on the approved drawing shall be constructed before the development is first brought into use and thereafter retained for the purpose of turning area free of obstruction for the perpetuity 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. |
13)
A scheme for the secure and covered parking of cycles on the site in accordance with the councils cycle parking annexes and calculated at one cycle parking space per bedroom and 2 short stay spaces per unit, shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose. (See Notes to the Applicant)
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. |
14)
The refuse collection point located at the site frontage and outside of the public highway, as indicated on the approved drawing shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason
In the interest of amenity and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises. |
15)
No development approved by this permission shall take place until a landscaping scheme 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 scheme should detail an area of replacement planting to mitigate the loss of any hedging resulting from the highway works as required in condition 9 of this consent. 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 hedging 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 mitigate against any resultant loss of natural features such as the hedge. The site lies in the Greensand Ridge Nature Improvement Area and as such a net gain for biodiversity would be expected.(Policy EE4, EE5 and EE8 of the CBC Local Plan). |
16)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the first dwelling is occupied and be thereafter retained. Any amendments to this boundary treatment requires written permission by the Local Planning Authority.
Reason: To safeguard the appearance of the completed development, the visual amenities of the locality and to protect the openness of the Green Belt.
(Section 12 and 13, NPPF) |
17)
Part A: No development shall take place 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 8 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 18 months of the archaeological fieldwork date of completion.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 205 of the National Planning Policy Framework (July 2021): 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.
This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (adopted 2021) and Chapter 16, NPPF (2021). |
18)
Part A:
Prior to the commencement of the development hereby approved, a site investigation shall be carried out to establish whether the site is contaminated, to assess the degree and nature of any contamination present and to determine its potential risk to site users and occupiers, the results of this investigation shall be submitted to and approved in writing. The method and extent of the investigation shall be carried out according to the requirements of the Local Planning Authority, including BS 10175:2011+A2:2017 Investigation of potentially contaminated sites Code of practice and in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Part B: If contamination is found on site (through Part A):
A method statement setting out the proposed means of dealing with any contamination on the site shall then be submitted in writing to the Local Planning Authority for approval before the development commences. The remediation strategy shall set out a timetable of works and the proposed means of dealing with any contamination on site, including provisions for monitoring any specified actions and validating the outcomes. The development shall then proceed in strict accordance with the measures approved. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Part C: If contamination is found on site (through Part A) and following the approval of the remediation strategy (Part B):
Following completion of remediation works, the applicant should submit a Verification Report to the Local Planning Authority for approval. The Verification Report should provide confirmation that all measures outlined in the approved Remediation Strategy have been completed including where appropriate validation testing. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and to ensure that no future investigation is required under Part 2A of the Environmental Protection Act 1990. |
19)
Notwithstanding the details submitted, the land marked 'paddocks/agricultural land' on the approved plans shall be enclosed in accordance with details shown on the plans prior to the first occupation of the first dwelling and thereafter retained only for equestrian and/or agricultural purposes except with the express written permission of the Local Planning Authority. The land so enclosed shall, at no time be included within the residential curtilages of the approved dwellings.
Reason: To safeguard the openness of the Green Belt and preserve the character of the open countryside.
(Policies HQ1 and SP4 of the CBC Local Plan and Section 12 and 13 of the NPPF). |
20)
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) |
21)
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 a minimum of 1 charging point per dwelling 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. The charging points and associated car parking spaces shall thereafter be retained, as approved, and shall remain available for use.
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. |
22)
No development shall take place, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls, roofs and external fenestration of the development hereby approved 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 and Polciy HQ1 of the CBC Local Plan) |
23)
No development shall take place until details of the existing and 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 and public areas.
(Section 12, NPPF) |
24)
All existing onsite buildings and other structures on site shall be demolished and all resultant detritus completely removed from the site prior to the occupation of the first dwelling.
Reason: In the interests of the visual amenities of the area and to protect the openness of the Green Belt.
(Section 12 and 13, NPPF) |
25)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers L-05, L-04, L-02, L-06, L-03, L-01, W702, W704, W705, W706, W707, W711, W712, W713, W714, W715, W716, W718, W719, L801,L802, L803, L804, L805 and L806
Reason: To identify the approved plan/s and to avoid doubt. |
26)
Prior to the occupation of the proposed dwellings, an external lighting strategy (including the position of proposed light fixtures, design and lux levels) shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To protect the residential amenity of neighbouring properties and the open countryside including protected species from light pollution.
Policy EE3 and HQ1 of the CBC Local Plan and Chapter 12 and 15 of the NPPF. |
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