| Conditions or Reasons: | 1)
The development hereby granted prior approval shall be completed within three years from the date of this decision.
Reason: To comply with Paragraph Q.2 (3) of Class Q of Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended). |
2)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those of the existing building, as shown in drawing no. 2024.716.06 - Proposed Elevations.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match those of the retained parts of the building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
3)
No development shall commence until a site investigation scheme is submitted to and approved in writing by the Council. This scheme shall be based upon and target the risks identified in the approved preliminary risk assessment and shall provide provisions for, where relevant, the sampling of soil, soil vapour, ground gas, surface and groundwater. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
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 Council. 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 Assessment (LRCM) guides.
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 Council. 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 Assessment (LRCM) guides.
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 Council. 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 Assessment (LRCM) guides.
Reason: To protect human health and the environment (Policy CC8, Central Bedfordshire Local Plan, Section 15, NPPF) |
4)
Details shall be submitted to and approved in writing of the demarcation and / or signage of the visitor parking spaces within the site with the approved details being implemented prior to occupation.
Reason: For the avoidance of doubt and to alleviate ad hoc parking which may affect on site manoeuvring. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
5)
Details of the signage and its location for the north in / out south access shall be submitted to and approved in writing by the local planning authority with the approved details being implemented prior to occupation. Thereafter the in / out accesses shall remain as such for the perpetuity of the development unless otherwise agreed in writing by the local planning authority
Reason: For the avoidance of doubt and to provide an access(es) that provides adequate forward driver / driver intervisibility. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
6)
Notwithstanding the details shown, development shall not begin until details of the widened junction(s) of the proposed vehicular access(es) with the highway have been approved by the Local Planning Authority and no building shall be occupied until the junction has been constructed in accordance with the approved details.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
7)
The access shall have a minimum width of no less than 4.8m for at least 16.0m into the site measured from the nearside kerbline, and thereafter no less than 3.7m wide.
Reason: In the interest of road safety and for the avoidance of doubt. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
8)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use in accordance with the approved plan nos. DR3 and DR4. 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 them. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
9)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 5.0m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the vehicular areas within the site to be intercepted and disposed of separately so that it does not discharge into the highway.
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. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
10)
Any gates provided shall open away from the highway and be set back a distance of at least 8.0 metres from the highway boundary.
Reason: To enable vehicles to draw off the highway before the gates are opened. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
11)
Before the premises are occupied all on site vehicular areas shall be surfaced in a stable and durable materials in accordance with details to be approved in writing by the Local Planning Authority. Arrangements shall be made for surface water drainage from the vehicular areas within the site to soak away within the site so that it does not discharge into the highway or into the main drainage system.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
12)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the parking provision on the site shall not be used for any purpose, other than 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. (Policy T3, Central Bedfordshire Local Plan, Section 9, NPPF) |
13)
Details of tracking diagrams for an 8.6m length fire engine entering / egressing the site and manoeuvring at the bends within the access shall be submitted to and approved in writing by the local planning authority with the junction and access being implemented in accordance with the requirements from the tracked diagrams.
Reason: To enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles on to the highway. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
14)
The cycle parking scheme 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. (Policies T2 and T3, Central Bedfordshire Local Plan, Section 9, NPPF) |
15)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays shall be submitted to and approved by the Local Planning Authority prior to the occupation of any dwelling. The scheme 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. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
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:
Proposed means of access and routing for larger vehicles
Loading and unloading of plant and materials used in the development
Storage of plant and materials used in the development
Wheel washing facilities
Temporary TRO footpath/footway/cycleway or road closures needed during the development period
Temporary TRO/traffic management needed during the development period.
The provision of banksmen to manage any larger construction or delivery vehicles.
Road plates over utility covers
Details of parking for contractor / construction staff parking
A commitment to deliveries outside of peak times (including parent pick up / drop off periods)
A dilapidation survey of the construction traffic route (where damage from extraordinary traffic may be expected)
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. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
17)
All vegetative growth encroaching into, on and overhanging the public highway shall be cut back to the site/highway boundary prior to the development being brought into use, and thereafter, maintained free of obstruction. Any new boundary planting should be set back 1.0m into the site measured from the site boundary with the public highway.
Reason: To allow pedestrian access along the public highway and to provide adequate intervisibility at the accesses with those using the site and the highway, for the avoidance of doubt and the avoidance of future vegetative growth into the highway. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
18)
No dwelling shall be occupied until the defect to the public highway on the west side of the carriageway (Berry End), south of the site at the bend in the road near to FP16 (circa 52.0m from the south site access) has been bettered in accordance with details of an approved drawing or scheme to be submitted to and approved by the Local Planning Authority
Reason: In the interests of road safety. (Policy T2, Central Bedfordshire Local Plan, Section 9, NPPF) |
19)
External artificial lighting at the development shall not exceed lux levels of vertical illumination at neighbouring premises that are recommended by the Institution of Lighting Professionals in the 'Guidance Notes for the Reduction of Obtrusive Light'. Lighting should be minimized, and glare and sky glow should be prevented by correctly using, locating, aiming and shielding luminaires, in accordance with the Guidance Notes. Light colour shall be warm in appearance, not exceeding a temperature of 3000K (kelvin).
Reason: To protect the visual amenity of the site and its surrounding area. (Section 12, NPPF) |
20)
This approval relates only to the details shown on the submitted plans, numbers 2024.716.05c - Proposed Floor and Roof Plans, 2024.716.02c - Proposed Site Plan, 2024.716.01a - Location Plan, 2024.716.07 - Bins, Cycle & Fence Details, 2024.716.06 - Proposed Elevations, 2024.716.04 - Existing Elevations, 2024.716.03 - Existing Floor and Roof Plans.
Reason: To identify the approved plan/s and to avoid doubt. |
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