| Conditions or Reasons: | 1)
The development hereby approved shall take place in full accordance with the approved Phasing Plan for the development encompassing the whole of the application site (DR-A-4001 Rev P6, approved under CB/22/02830/DOC dated 09/09/2022). All applications for the approval of details shall correlate directly with a phase or phases shown on the approved Phasing Plan.
Reason: To ensure that the site is developed in appropriate and acceptable phases with required housing and facilities available at the appropriate times. |
2)
Prior to the first occupation of the development hereby approved shall be implemented in full accordance with the approved acoustic report ref: Report reference
MDR/J5908a dated 21 May 2025, as approved under CB/25/01558/DOC (18th June 2025). None of the dwellings shall be occupied until such a scheme has been implemented in accordance with the approved details, and is shown to be effective. The approved details shall be retained thereafter for the lifetime of the development.
Reason: To protect the amenity of future occupiers of the development.
(Section 12, NPPF) |
3)
Noise resulting from the operation of the grain dryer in the replacement agricultural building 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 protect the amenity of future residential occupiers of the development
(Sections 12 and 15, NPPF) |
4)
The development hereby approved shall be carried out in full accordance with the approved Phase II Site Investigation Report (Phase II Environmental Assessment (UK18.4106b) Issue 2 dated 5th September 2022, as approved under ref: CB/22/03589/DOC, dated 17/11/2022. Where shown to be necessary by the Phase II Site Investigation, a detailed Phase 3 remediation scheme shall be submitted for approval in writing by the Local Planning Authority. This scheme shall detail measures to be taken to mitigate any risks to human health, groundwater and the wider environment. Any works which form part of the Phase 3 scheme approved by the local authority shall be completed in full before any permitted building is occupied.
Reason: To protect human health and the environment.
(Sections 12 and 15, NPPF) |
5)
Prior to first occupation of any dwelling hereby approved, the effectiveness of any approved remediation scheme shall be demonstrated to the Local Planning Authority by means of a validation report (to incorporate photographs, material transport tickets and validation sampling), unless an alternative period is approved in writing by the Authority. Any such validation should include responses to any unexpected contamination discovered during works.
Reason: To protect human health and the environment.
(Sections 12 and 15, NPPF) |
6)
Prior to first use of the stable block hereby approved, details of the storage and disposal of manure and the location of any manure storage area shall be submitted to and approved in writing by the Local Planning Authority. Dung shall be stored and disposed of strictly in accordance with the approved details.
Reason: In the interests of neighbouring amenity and to prevent pollution of the environment.
(Section 12 and 15, NPPF) |
7)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture as the existing buildings (including brickwork to match the existing buildings) and as shown on approved drawing refs: PL09_D; PL10_C; PL11_C; PL12_C; CBC01 (window details); CBC02 (window and doors details)
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials to match the existing building in the interests of the visual amenities of the locality.
(Section 12, NPPF) |
8)
The development hereby approved shall be implemented and maintained in full accordance with the approved landscaping scheme (drawings ref: UDS71941-A1-0201,
UDS71941-A1-0401, UDS71941-A1-0501, UDS71941-A1-0502, UDS71941-A4-0001, approved under CB/22/03953/DOC, dated 08/11/2022). 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) |
9)
Prior to the first occupation of the development hereby approved, 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 dwellings hereby approved are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
10)
The development hereby approved shall be implemented in full accordance with the approved Written Scheme of Archaeological Investigation (Specification for a Programme of Archaeological Evaluation by Trial Trenching: Hill Farm, Northwood End Road, Haynes, Bedford (Allen Archaeology, version 7, updated 09/01/2025 (dated 22/01/2025)), as approved under CB/25/00171/DOC, dated 23rd January 2025 and the approved Allen Archaeology report AAL 2025037, version 1.1, dated 4th April 2025 (document title March 2025) and report AAL 2025025, version 1.1, dated 24th March 2025 (document title February 2025), as approved under CB/25/01558/DOC, approved 18th June 2025.
Reason: To secure appropriate archaeological investigation in advance of development (paragraph 207 of the NPPF) that requires developers to record and advance of understanding of the significance of any heritage assets to be lost (wholly or in part) as a consequence of the development. |
11)
The development hereby approved shall be undertaken in full accordance with the approved Historic Building Record ref: Historic Building Survey Report: Hill Farm, Northwood End Road. Report Number: AAL 2025025 version 1.1 dated 24th March 2025 (document title February 2025), as approved under CB/25/01558/DOC, approved 18th June 2025.
Reason:
In the interests of the historic significance of the building (Section 16, NPPF). |
12)
The development hereby approved shall be implementedand maintained/ managed in full accordance with the approved surface water drainage scheme as approved under CB/24/02700/DOC, dated 03/10/2024 (ref: 801-FRA03/ rev C), CB/22/03953, dated 08/11/2022 (Proposed drainage strategy 801-FRA03, Technical note 801-TN-01-0-SW and Ground Investigation Infiltration Testing Report, prepared by Paddock Geo Engineering), and CB/24/00433/DOC, dated 23/02/2025 (Technical Note - Surface
Water Discharge Condition dated 15.02.2024). 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 or sewerage undertaker. The final detailed design shall be based on the agreed FRA and Drainage Strategy (Ref: AFP, RC173601, 7/11/17) 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.
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 the NPPF and its supporting technical guidance. 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. |
13)
The development hereby permitted shall be undertaken in full accordance with the Council's 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) |
14)
The development shall be implemented in full accordance with the approved Construction and Ecological Management Plan dated August 2022 as approved under ref: CB/22/03589/DOC (approved 11/11/2022). The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
Reason: To ensure the protected species found within the existing structures are appropriately and acceptably relocated during the construction period and after
(Section 15, NPPF) |
15)
The development hereby approved shall be carried out strictly in accordance with the approved Ecological Enhancement Plan (ref: RSE_3639_R1_01_Enhancement Plan_V2), approved under CB/22/03589/DOC, dated 11/11/2022 and the approved details 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. |
16)
Prior to the construction of vehicular parking areas associated with the approved dwellinghouses, a scheme for the charging of electric vehicles shall be submitted to and approved in writing by the Local Planning Authority. Subsequently, the development shall be completed in accordance with these approved details.
Reason: To assist with the transition to low-emission vehicles in line with paragraph 112 of the National Planning Policy Framework. |
17)
No building shall be occupied until the reconfigured north junction of the proposed vehicular access with the highway with 2.0m wide unobstructed footway either side of the access as shown on the approved plan, has been constructed in accordance with the approved details including the provision of 2.4m x 43.0m visibility splays, clear of all obstruction and remaining such for the perpetuity of the development
Reason: To ensure the provision of appropriate access arrangements and associated off site highway works in the interest of highway safety
(Section 9, NPPF) |
18)
Details of adequate driver/pedestrian and driver/equestrian visibility splays from the proposed vehicular accesses within the site with bridleway 7/site access shall be submitted to and approved in writing by the local planning authority and the approved details shall be implemented prior to the development being brought into use and thereafter retained free of obstruction to visibility
Reason: To provide adequate visibility between the site access/bridleway 7 and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them.
(Section 9, NPPF) |
19)
Details shall be submitted to and approved in writing of a pedestrian dropped kerb with tactile paving, either side of the access, and with a pedestrian dropped kerb and tactile paving opposite at the public footway on the northern side of Northwood End Road, and the approved details shall be implemented prior to occupation
Reason: In the interests of road safety and pedestrian movement.
(Section 9, NPPF) |
20)
Before the new access is first brought into use, the existing south 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.
Reason: In the interest of road safety and to reduce the number of points at which traffic will enter and leave the public highway.
(Section 9, NPPF) |
21)
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 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.
(Section 9, NPPF) |
22)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended), or any amendments thereto, the car ports and vehicle parking provision and storage buildings on the site shall not be used for any purpose, other than as car ports, vehicle parking provision, cycle parking provision and storage pertaining to the residential use 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.
(Section 9, NPPF) |
23)
The on site turning for vehicles illustrated on the approved plan shall be constructed before the development is first brought into use and thereafter retained free of obstruction for the purpose of vehicular turning
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Section 9, NPPF) |
24)
A refuse collection point located at the site frontage and outside of the public highway and any visibility splays and not exceeding 10.0m distance from the furthest bin to the back of the waiting refuse vehicle 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.
(Section 9, NPPF) |
25)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers
PL02_A; PL03_A; PL04; PL08_D; PL09_D; PL10_C; PL11_C; PL12_C; CBC01; CBC02
Reason: To identify the approved plan/s and to avoid doubt. |
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