| 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)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 109A P-001 rev 00; 109A P-002 rev 00; 109A P-003 rev 00; 109A P-004 rev 00; 109A P-005 rev 00; 109A P-006 rev 00; 109A P-007 rev 00; 109A P-008 rev 00; 109A P-009 rev 00; and 24-270-T-005 rev C;
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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) |
4)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Environmental Code of Practice https://www.centralbedfordshire.gov.uk/info/44/planning/674/codes_of_practice_for_planning/3
Reason: In order to minimise the impact of development on existing trees, landscape features and biodiversity (Section 15, NPPF) |
5)
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: This condition is required pre-commencement to ensure that an acceptable relationship results between the new development and adjacent buildings and public areas. (Section 12, NPPF) |
6)
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 to 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.
Details of escorts for abnormal loads.
Temporary removal and replacement of highway infrastructure and street furniture.
The reinstatement of any signs, verges or other items displaced by construction traffic.
Banksman and escort details, and
Tracking diagrams.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: This condition is required pre-commencement to ensure safety, protection of the amenity of local land uses, neighbouring residents and highway safety is secured throughout the entirety of the construction period. To accord with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
7)
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 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);
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: The condition is pre-commencement to ensure the development is ecologically sensitive and secures biodiversity enhancements in accordance with Policy EE2 of the Central Bedfordshire Local Plan (2021) and the National Planning Policy Framework (2024). |
8)
Prior to the commencement of development, an updated Reptile Survey shall be submitted to and approved in writing by the Local Planning Authority. Should any reptiles be recorded on site, the Survey shall be accompanied by a mitigation strategy and Precautionary Method of Working Strategy (PMWS). All works shall be carried out in strict with the details thereby approved.
Reason: This condition is required prior to commencement of the development to ensure a satisfactory standard of development and to avoid any adverse impacts upon ecological interest in the site during the construction phase. To accord with the objectives of Polices EE2 and EE3 of the Central BEdfordshire Local Plan (2021). |
9)
No development shall commence until a final detailed design of the 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), has been submitted to and approved in writing by the Local Planning Authority. The approved drainage works shall be completed prior to the completion or occupation of buildings on site whichever is the sooner. The discharge rate from the development will be limited to the equivalent greenfield 1 in 1-year rate, or an appropriate rate as agreed by the Local Planning Authority or IDB. The final detailed design shall be based on DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be subsequently implemented and maintained as approved.
Reason: This condition is pre-commencement as there is a need to fully consider drainage matters prior to any below ground building works which may impact on drainage matters and 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 Policies CC3 to CC5 of the Central Bedfordshire Local Plan (2021) and Section 14 of the NPPF (2024). |
10)
No development shall take place above the damp proof course until full details of the materials to be used in the elevations, roofs and fenestration of the dwellings hereby permitted 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. To accord with the objectives of Policies EMP3, EMP4, and HQ1 of the Central Bedfordshire Local Plan (2021), the Central Bedfordshire Design Guide (2023) and the NPPF (2024). |
11)
No development shall commence above damp-proof course until a hard landscaping scheme, to include all hard surfaces within the development and boundary treatment details, has been submitted to and approved in writing by the Local Planning Authority. The hard landscaping of the site shall be implemented in full accordance with the details thereby approved, before any dwelling is first occupied.
Reason: To ensure the development is suitably landscaped, in the interests of visual amenity and achieving a high-quality living environment in accordance with Policy EE4 and HQ1 of the CBLP (2021). |
12)
No building shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
Reason: 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)
If during any site investigation, excavation, engineering or construction works evidence of land contamination is identified, the applicant shall notify the Local Planning Authority without delay. Any land contamination identified shall be remediated to the satisfaction of the Local Planning Authority to ensure that the site is made suitable for its end use.
Reason: To protect human health and the environment |
14)
The development hereby permitted shall not be occupied or brought into use until the details of any external lighting to be installed on the site, including the design of the lighting unit, any supporting structure and the extent of the area to be illuminated, have been submitted to and approved in writing by the Local Planning Authority. The external lighting shall be installed in accordance with the approved details.
Reason: To protect the visual amenity of the site and its surrounding area.
(Section 12, NPPF) |
15)
Prior to occupation of any building hereby permitted, a Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures to address climate change and sustainability, as set out in e-gg report titled 'Design and Access Statement Rev 00', have been implemented in full.
Reason: 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 Section 14 of the NPPF (2024). |
16)
Prior to first occupation of any dwelling hereby permitted, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of Central Bedfordshire Local Plan and the Electric Vehicle Charging: Guidance for New Developments SPD (2022) and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each space provided.
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the Central Bedfordshire Local Plan and the NPPF (2024) |
17)
No building shall be occupied until the junction between the proposed road and the highway as shown indicatively on plan no. P003 rev 00 has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. The junction shall provide for visibility splays with the public highway and at the accesses within the site before the development is brought into use. The splays shall be in accordance with the approved plan no. 24-270-T-003 rev B and shall for the perpetuity of the development remain free of any obstruction to visibility.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and the premises and to provide adequate visibility between the existing highway and the proposed access, and to make the access safe and convenient for the traffic which is likely to use it. |
18)
There shall be no gates obstructing the access and turning area to any vehicular traffic that uses the site access.
Reason: To enable vehicles within the site to use the turning head and leave the site in forward gear without reversing a great distance into the public highway. |
19)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the vehicular parking provision on the site, including visitor parking provision shall not be used for any purpose, other than as vehicle parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose. Furthermore, the turning space for vehicles illustrated on the approved plan no. P-003 rev 00 shall be constructed before the development is first brought into use and thereafter retained free of obstruction for vehicle turning for the perpetuity of the development.
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 and ad hoc parking within the site causing obstruction and inconvenience and to enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. |
20)
Prior to occupation, a scheme for the secure and covered parking of cycles on the site calculated at one cycle parking space per bedroom, 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.
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. |
21)
Details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays and not exceed a 10.0m drag distance from the furthest bin to the waiting refuse vehicle in the highway, 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. |
22)
Details of 'keep clear' signage or similar at the turning area and passing spaces / manoeuvring areas opposite Plot 1,2, and 3 and signage or other for the visitor parking spaces shall be submitted to and approved in writing by the local planning authority and the development shall not be brought into use until the approved details are implemented and thereafter retained for the purpose of information for the perpetuity of the development.
Reason: To avoid obstruction of the turning area and passing spaces to make the access workable to all users of it and to notify visitors of parking provision so they do not park ad hoc and obstruct the free flow and manoeuvring of traffic. |
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