| Conditions or Reasons: | 1)
Details of the appearance, landscaping, layout, and scale, (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the local planning authority before any development begins and the development shall be carried out as approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
Application for approval of the reserved matters shall be made to the local planning authority not later than five years from the date of this permission.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
3)
The development hereby permitted shall begin not later than two years from the date of approval of the last of the reserved matters to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
4)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers: 19319 P 01.
Reason: To identify the approved plan/s and to avoid doubt. |
5)
No development above slab level shall take place until visibility splays have been provided free of obstruction at the junction of the access with the public highway (including the removal of all existing fencing and obstructions within the vision splays). The visibility splays comprise an area measured 4.5m along the centre line of the proposed access from its junction with the channel of the public highway and 215m in the horizontal plane, measured from the centre line of the proposed access along the line of the channel of the public highway to the northern side and to the southern side of the access on Hitchin Road, and for the full vertical envelope of visibility covering an eye height of 1.05m to 2.0m to an object height of between 0.26m and 2.0m in both directions, The required vision splays shall for the perpetuity of the development remain free of any obstruction to visibility, with any fencing or boundary treatments to be set back behind the splay.
Reason: To maintain adequate visibility between the existing highway and the proposed means off access, and to maintain the access safe and convenient for the traffic which is likely to use it. |
6)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall include car and cycle parking in accordance with Parking Standards for New Developments Supplementary Planning Document or other such documents that replace them has been submitted and approved in writing by the Local Planning Authority. Thereafter, no building shall be first occupied or brought into use until the car and cycle parking spaces for that building have been provided. The car and cycle parking areas shall not thereafter be used for any other purpose.
Reason: To ensure a satisfactory standard of development in accordance with the Central Bedfordshire Parking Standards for New Developments Supplementary Planning Document. |
7)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate independent vehicular turning area for HGV's within the curtilage of all premises taking access directly from the public highway.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
8)
Visibility splays shall be provided at all road junctions within the site. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the side road from its junction with the channel to the through road and 43m measured from the centre line of the side road along the channel of the through road. The vision splays required shall be provided and defined on the site by or on behalf of the developers and be entirely free of any obstruction.
Reason: To provide adequate visibility at internal road junction(s) in the interest of road safety. |
9)
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. |
10)
No building shall be occupied and no hard surface shall be laid until the developer has formally submitted 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 to a watercourse, details of phasing of surface water drainage infrastructure 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: Scott white and Hookins, 204412-SWH-ZZ-00-C-RP-9200, October 2025, rev 4, 19/11/25. Including drawing 204412-SWH-ZZ-XX-DR-C-0010 P09, 25/11/25, Rev P09.) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented, phased 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 greenfield rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. Thereafter the entire surface water drainage system and watercourses shall be maintained in full accordance with the approved maintenance and management plan in perpetuity.
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 165 to 175 Inclusive of foot notes 59 and 60 and its supporting technical guidance. |
11)
No building hereby approved shall be occupied, and no hard surface shall be laid until a detailed foul water drainage scheme, to manage foul drainage from the development and a management and maintenance scheme for the foul drainage system has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall not be based on a scheme for discharge to the mains drainage network, unless confirmation is provided by the Utility Undertaker that the Sewage Treatment Works serving the site would have capacity to cater for such flows without exceeding environmental permits for discharge into watercourses and such capacity would be available prior to first discharge. Thereafter the development shall only be carried out in full accordance with the approved foul water drainage scheme, and it shall be maintained and managed thereafter in accordance with the approved details.
Reason: to ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding or pollution both on and off site, in accordance with Policies CC6 and CC8 of the Central Bedfordshire Local Plan and the NPPF. |
12)
No building hereby approved shall be first occupied until a scheme detailing triggers/ timescales / phasing of all hard surfacing and soft landscaping as well as details of long term maintenance and management of those spaces has been submitted to and approved in writing by the Local Planning Authority.
Thereafter the hard and soft landscaping shall be completed in full accordance with the approved scheme.
The hard landscaping shall be managed and maintained thereafter in accordance with the approved details in perpetuity.
The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme in perpetuity and any which die or are destroyed during the first 5 years of planting shall be replaced during the next planting season.
Reason: To ensure an acceptable standard of landscaping and high-quality development, in accordance with Policies EE1, EE4, EE5, and HQ1 of the Central Bedfordshire Local Plan, and Chapters 9 and 12 of the NPPF. |
13)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as 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 April 2025 Ecological Impact Assessment and the aims of the Local Nature Recovery Strategy (including enhancing wetlands), and shall include the:
purpose and objectives for the proposed works;
detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
considerations for climate change;
extent and location of proposed works shown on appropriate scale maps and plans;
timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
persons responsible for implementing the works;
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. |
14)
No development shall take place (including 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 April 2025 Ecological Impact Assessment 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.
All ecological measures and/or works shall be carried out in accordance with the details contained in the April 2025 Ecological Impact Assessment as already submitted with the planning application and agreed in principle with the local planning authority prior to determination (or any equivalent document submitted to include updated survey results).
If the development hereby approved does not commence (or, having commenced, is suspended for more than 12 months) prior to October 2026, the approved ecological measures secured through the CEMP condition shall be reviewed and where necessary, amended and updated. The review shall be informed by further ecological surveys commissioned to i) establish if there have been any changes in the presence and/or abundance of protected species and ii) identify and likely new ecological impacts that might arise from any changes.
Where the survey results indicate that changes have occurred that will result in ecological impacts not previously addressed in the approved scheme, the original approved ecological measures will be revised and new amended measures, and a timetable for their implementation, will be submitted to and approved in writing by the local planning authority prior to the commencement of development. Works will then be carried out in accordance with the proposed new approved ecological measures and timetable.
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species. (Section 15 of the NPPF) |
15)
No external lighting shall be installed on the site until details of the external lighting, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, has been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
The details shall:
a) identify those areas/features on site to which bats and other noctule species are particularly sensitive and that are likely to cause disturbance in or around their breeding sites and resting places, or along important routes used to reach key areas of their territory, for example, for foraging, and
b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.
All external lighting shall be installed in accordance with the specifications and locations set out in the approved details, and these shall be maintained thereafter in accordance with the approved details.
Reason: To protect the visual amenity of the site and its surrounding area, and to mitigate impacts on protected species, in accordance with Policies EE3, EE4, EE5, CC8 and HQ1 of the Central Bedfordshire Local Plan and Chapters 8, 12 and 15 NPPF. |
16)
The development shall not commence until a [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan and including:
a non-technical summary;
the roles and responsibilities of the people or organisation(s) delivering the [HMMP];
the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority.
Reason: This is a pre-commencement condition 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. |
17)
No building hereby approved shall be first occupied or brought into use until a Public Art scheme has been submitted to and approved in writing by the local planning authority. The Public Art Plan should detail the dimensions, type, materials and appearance of the public art to be installed, details of the artist, the location of the public art to be installed, and details of future care and maintenance arrangements for the Public Art.
Thereafter, the installation of Public Art will be complete no later than 12 months after first occupation or first use of any unit. The Public Art Scheme shall be implemented in full accordance with the approved details.
Reason: To ensure the provision of public art in accordance with Policy HQ7 of the Central Bedfordshire Local Plan and Chapters 8 and 12 of the NPPF, and the Central Bedfordshire Design Guide |
18)
Any application for the approval of reserved matters shall be accompanied by an up to date Ecological Impact Assessment and Protected Species Surveys, Biodiversity Net Gain Strategy, and Biodiversity Metric.
Reason: To ensure the layout of development would safeguard protected species and habitats, and to ensure any reserved matters application would demonstrate that a net gain in biodiversity would be achieved, in accordance with Policies EE2, and EE3 of the Central Bedfordshire Local Plan and the NPPF. |
19)
Any application for approval of reserved matters shall include landscape buffers in general conformity with those illustrated on drawing number: 19319 P 03 Rev F.
Reason: To ensure landscape visual impacts arising from the development are appropriately mitigated to safeguard the character and appearance of the area, in accordance with Policies SP7, EE1, EE5, and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
20)
No equipment, machinery or materials shall be brought on to the site for the purposes of development until the substantial protective fencing for the protection of any retained trees has been erected in the positions shown and the details on Drawing Number PR124482-03. The approved fencing shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, other than the works to be undertaken as detailed within the approved Arboricultural Impact Assessment and Method Statement reference PR124483aiaams dated 23/01/2025.
All reserved matters application and tree works shall accord with the approved Arboricultural Impact Assessment and Method Statement reference PR124483aiaams dated 23/01/2025.
Reason: to ensure the retention of trees and protect the trees so enclosed in accordance with Section 8 of BS 5837 of 2012 or as may be subsequently amended, in accordance with Policy EE4 of the Central Bedfordshire Local Plan and Chapter 15 of the NPPF. |
21)
Any reserved matters application shall ensure all proposed buildings would be located beyond the MBDA safeguarding zone as indicated on Drawing Number: 19319 P 03 Rev F, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To safeguard the operations of neighbouring businesses and avoid major accidents, in accordance with the NPPF. |
22)
The Buildings hereby approved shall not exceed a height of 62.350m Above Ordinance Datum (AOD).
Reason: for the avoidance of doubt and to safeguard the character and appearance of the area, in accordance with Policies SP7, EE5, and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
23)
Details of any goods, materials, pallets, waste products, or skips to be stored, displayed, or deposited in the open on any part of the site shall be submitted to and approved in writing. Thereafter, the development shall accord with the approved details.
Reason: for the avoidance of doubt and to safeguard the character and appearance of the area, in accordance with Policies SP7, EE5 and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
24)
No development shall commence until a detailed Sustainability Statement, has been submitted to and approved by the Local Planning Authority. The Sustainability Statement shall demonstrate:
How a reduction in carbon dioxide emissions by a least 10% based on emissions rates determined by Part L of the Building Regulations will be achieved. This shall include the submission of a Building Regulations UK Part L (BRUKL) compliance report with calculations for all buildings;
How opportunities to use renewable and low carbon sources have been maximised including the locations and specifications of any solar panels to be installed;
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 adaption measures have been incorporated into the design to achieve flood resilience to impacts of climate change.
Thereafter, no building hereby approved shall be first brought into use until a Verification Survey for that building has been submitted to and approved in writing by the Local Planning Authority, which confirms the measures to address climate change and sustainability, as set out in the approved Sustainability Statement, have been implemented in full.
Reason: Details are required prior to the commencement of development, 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. |
25)
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"; and/or
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. |
26)
The approved development shall not be occupied or brought into use until a scheme for the provision of Electric Vehicle Charge Points has been submitted to and approved in writing by the Local Planning Authority. Thereafter, no building hereby approved shall be first occupied or brought into use until the approved charging points and associated car parking spaces for that building have been provided. Thereafter the charge points shall be retained, maintained 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. |
27)
The development hereby permitted shall not exceed a total maximum Gross Internal Floor Space of 11,212mē across all buildings constructed pursuant to this outline planning permission. Any reserved matters application shall include a cumulative floorspace schedule demonstrating that the Gross Internal Floor Space of the development would not exceed this limit. For the purposes of this condition, Gross Internal Floor Space shall be measured in accordance with RICS Property Measurement (2nd Edition, 2018).
Reason: Reason: for the avoidance of doubt, to safeguard the capacity of the highway network and to safeguard the character and appearance of the area, in accordance with Policies T1, T2, SP7, EE5, and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
28)
All units hereby approved shall be connected to and shall benefit from broadband infrastructure capable of providing minimum available speeds of 100Mbps, unless alternative details are submitted to and approved in writing by the Local Planning Authority.
Reason: to ensure the expansion and improvement of electronic communication networks, which are critical to supporting and growing business and economic productivity, in accordance with Policy HQ5 of the Central Bedfordshire Local Plan (2021). |
29)
No development above slab level shall take place until a Landscape Management Plan (LMP) for all soft and hard landscaped areas has been submitted to and approved in writing by the Local Planning Authority. The LMP shall apply for the lifetime of the development and shall include:
Management Objectives: Longterm aims for visual amenity, biodiversity, SuDS features and the overall character of the site.
Management Responsibilities: Details of the organisation(s) responsible for the ongoing management and maintenance of all landscaped areas, including arrangements for the transfer of responsibility should ownership or management change.
Maintenance Schedules: Full details of maintenance operations for all landscape areas, including frequency and timing. For the first five years following completion of the landscaping works, any trees, shrubs, hedges or grassed areas that die, are removed, or become seriously damaged or diseased shall be replaced in the next available planting season with plants of the same size, species and number unless otherwise agreed in writing by the Local Planning Authority.
Monitoring and Review: Procedures for annual inspection, reporting and review of the LMP, including mechanisms for updating the plan with the written approval of the Local Planning Authority.
Implementation: A programme for the implementation and phasing of all landscape works. All approved landscaping shall be completed prior to first occupation of the development or in accordance with an agreed phasing plan.
The approved Landscape Management Plan shall be implemented in full upon first occupation of the development and shall thereafter be adhered to for the lifetime of the development.
Reason: To ensure the successful establishment and longterm management of the approved landscaping, and to secure appropriate replacement planting during the establishment period, in the interests of visual amenity, biodiversity and the character of the area, in accordance with Policies EE1, EE2, EE3, EE4, EE5, EE12, EE13 and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
30)
No building hereby approved shall be first brought into use, until and updated Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The travel plan shall include details of:
Predicted travel to and from the site and targets to reduce car use;
Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks;
Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport;
Timetable for implementation of measures designed to promote travel choice;
Plans for monitoring and review, annually for a period of 5 years at which time the obligation will be reviewed by the planning authority;
Details of provision of cycle parking in accordance with County Council guidelines;
Details of marketing and publicity for sustainable modes of transport to include site specific welcome packs. Welcome packs to include walking, cycling, public transport and rights of way information;
Details of changing facilities for Cyclists; and
Details of the appointment of a travel plan co-ordinator.
Thereafter, no building hereby approved shall first brought into use until those parts identified in the Travel Plan [or implementation of those parts identified in the Travel Plan as capable of being implemented prior to occupation]. Those parts of the approved travel plan that are identified therein as being capable of implementation after occupation shall be implemented in accordance with the timetable contained therein and shall continue to be implemented as long as any part of the development is occupied.
Reason: To reduce reliance on the private car by promoting public transport and sustainable modes of transport, in accordance with Policies T1 and HQ1 of the Central Bedfordshire Local Plan and the NPPF. |
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