| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from the date of this permission.
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 development shall take place above slab level, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls and roof, windows and doors 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) |
3)
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 building is occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
4)
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. 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) |
5)
No development shall take place above slab level until a landscaping scheme to include all hard and soft landscaping 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 and 15 NPPF) |
6)
Part A: No development or demolition shall take place until a written scheme of heritage asset resource management (WSHARM) has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved scheme of works and the WSHARM shall contain the following components:
1. A method statement for a programme of building recording that complies with Level 3/4 of Historic England's Understanding Historic Buildings: A Guide to Good Recording Practice (2016).
2. A method statement for the investigation of any archaeological remains that will be affected by the development.
3. A method statement for post - fieldwork analysis, publication, and archive deposition. This will include a timetable for each stage of the post-fieldwork scheme.
Part B: This condition shall only be fully discharged when:
1. all elements of the fieldwork (outlined in Part A 1-3) have been completed and the date of completion has been confirmed in writing by the Local Planning Authority
2. a final report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 18 months of the date of completion of all elements of the fieldwork.
3. the preparation of the site archive for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For digital archives this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing historic environment archives.
4. the publication report text (if appropriate) has been prepared for submission to recognised historic environment journal, or the approved final project report is submitted for inclusion in the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority.
Reason: In line with paragraph 218 of the National Planning Policy Framework (December 2024): to investigate and record any heritage assets 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 heritage assets. Therefore, the WSHARM must be approved, and the historic building recording must be completed before the development starts. |
7)
No works are in any circumstances to commence unless the local planning authority has been provided 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) |
8)
All ecological measures and/or works shall be carried out in accordance with the details contained in the January 2025 Preliminary Ecological Appraisal and Preliminary Roost Assessment report and the September 2024 Bat Emergence Survey report as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species. (Section 15 of the NPPF) |
9)
No development shall take place until an Ecological Enhancement Plan for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures and 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.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
10)
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) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the HMMP;
(c) 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;
(d) 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
(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority,
has been submitted to, and approved in writing by, the local planning authority. All maintenance and monitoring shall be carried out in accordance with the details approved.
Reason: 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 Central Bedfordshire Local Plan. |
11)
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.
Reason: In the interests of human health and the environment (policy CC8, Central Bedfordshire Local Plan, section 15, NPPF). |
12)
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.
Reason: In the interests of human health and the environment (policy CC8, Central Bedfordshire Local Plan, section 15, NPPF). |
13)
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.
Reason: In the interests of human health and the environment (policy CC8, Central Bedfordshire Local Plan, section 15, NPPF). |
14)
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: In the interests of human health and the environment (policy CC8, Central Bedfordshire Local Plan, section 15, NPPF). |
15)
Prior to development, all soil condition improvement and recommended tree works (excluding options to fell) shall be carried out in strict accordance with Section 5.2 "Tree Works", Appendix B "Tree Schedule Sheets" and Appendix G "Tree Protection Plan" (Drawing No. 1300.25.2) of the supporting document "Part 1 -BS 5837 Tree Survey; Part 2 Arboricultural Impact Assessment and Method Statement" (Document Ref. 1300) as prepared by Elizabeth Greenwood.
Reason: To carry out the necessary soil condition improvement measures needed to compensate for soil stripping damage carried out on the site, and to limit any tree surgery to that identified as being required in the "Tree Schedule Sheet". |
16)
Prior to development, and following soil condition improvement and recommended tree works (excluding options to fell), all protective fencing and ground protection shall be installed and positioned in strict accordance with Section 5.3.1 "Protective Fencing/Protective Barrier", Section 5.3.2 "Ground Protection", Appendix D "Protective Barrier and Fencing", and Appendix G "Tree Protection Plan" (Drawing No. 1300.25.2). of the supporting document "Part 1 -BS 5837 Tree Survey; Part 2 Arboricultural Impact Assessment and Method Statement" (Document Ref. 1300) as prepared by Elizabeth Greenwood.
Reason: To maintain a secure Construction Exclusion Zone around the designated Root Protection Areas of retained trees, so as to maintain their health, anchorage, amenity and biodiversity value. |
17)
Throughout the course of development, all working procedures within the designated Root Protection Areas of retained trees shall strictly adhere to the requirements stipulated in Section 5.4.1 "Hand Digging", Section 5.4.2 "Surfacing within the Root Protection Areas", Section 5.4.3 "Location of Underground Services", Section 5.4.5 "Site Supervision", Appendix E "Indicative Arboricultural Supervision" and Appendix G "Tree Protection Plan" (Drawing No. 1300.25.2). of the supporting document "Part 1 -BS 5837 Tree Survey; Part 2 Arboricultural Impact Assessment and Method Statement" (Document Ref. 1300) as prepared by Elizabeth Greenwood.
Reason: To ensure that working practices are in accordance with good arboricultural practice, and conform to the requirements of the Arboricultural Method Statement, so as to prevent damage being incurred to the rooting systems of retained trees. |
18)
The turning space for vehicles illustrated on the approved drawing no. BD/22503/L1D shall be constructed before the development is first brought into use.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF). |
19)
Prior to occupation, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), calculated at one cycle parking space per bedroom and 2 short stay spaces per unit, shall be submitted to and approved in writing by the Local Planning Authority. The 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. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF). |
20)
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). |
21)
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) |
22)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers BURG/22411/SITE3, BD/22405/34PLANNING1B, BD/22408/WESTEX2, BD/22408/SOUTHEX2, BD/22408/NORTHEXA and BD/22503/L1D
Reason: To identify the approved plan/s and to avoid doubt. |
|
|---|