| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from 7th February 2025
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)
Land contamination remediation shall be carried out in full accordance with the details submitted to discharge Condition 2 of LPA ref. CB/24/01935/FULL, as submitted under LPA ref. CB/25/01599/DOC, 'Remediation Method Statement' P25-059rms. A validation report shall be submitted prior to the first occupation of the proposed dwellings hereby permitted.
Reason: In order to minimise and prevent pollution of the land and the water environment and in the interest of protecting future occupiers, in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2021) |
3)
The construction of the proposed development hereby granted shall be carried out in accordance with the provisions of the 'Developer's Site Management Plan' ref: 23-23-SMP-01 Ver 1.0 (updated 24/7/2025) as submitted to discharge Condition 3 of LPA ref. CB/24/01935/FULL, as submitted under LPA ref. CB/25/01599/DOC.
Reason: In the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety, in accordance with Policies T2, HQ1 and CC8 of the Central Bedfordshire Local (2021). |
4)
The development hereby permitted shall be carried out in accordance with the details set out in the Arboricultural Method Statement (RGS - Robert C Yates - April 2025) submitted to discharge Condition 4 of LPA ref. CB/24/01935/FULL, as submitted under LPA ref. CB/25/01599/DOC.
Reason: To ensure the protection of existing trees which are of amenity and ecological value, in accordance with Policies EE2 and EE4 of the Central Bedfordshire Local Plan (2021). |
5)
The development hereby permitted shall be constructed in accordance with the materials and fenestration materials in the 'Planning Materials Schedule' submitted to discharge Condition 5 of LPA ref. CB/24/01935/FULL, as submitted under LPA ref. CB/25/01599/DOC, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To control the appearance of the building in the interests of the visual amenities of the locality, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
6)
The development hereby permitted shall be constructed in accordance with the finished floor levels and ridge heights as shown on plan ref. 23-23-150-P0 as submitted to discharge Condition 6 of LPA ref. CB/24/01935/FULL, as submitted under LPA ref. CB/25/01599/DOC.
Reason: To ensure that a satisfactory relationship results between the new development and adjacent buildings, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
7)
Notwithstanding the details shown, the dwellings hereby approved shall not be occupied until details of the junction of the vehicular access to serve the dwellings (the eastern access onto Wavendon Road), including details of the removal of the telegraph pole, has been submitted and approved in writing by the Local Planning Authority. Furthermore, no dwellings 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, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
8)
Visibility splays shall be provided at the junction of the eastern access with the public highway before the first occupation of the proposed dwellings. The minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the proposed access from its junction with the channel of the public highway and 43m measured from the centre line of the proposed access along the line of the channel of the public highway. 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, and to make the access safe and convenient for the traffic which is likely to use it, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
9)
The approved dwellings shall not be occupied until the vehicular and cycle parking and turning areas have been provided in accordance with the approved drawing. These spaces shall thereafter be kept available for parking at all times.
Reason: To minimise the potential for on-street parking/reversing on to the highway thereby safeguard the interest of the safety and convenience of road users, in accordance with Policies T2 and T3 of the Central Bedfordshire Local Plan (2021) |
10)
Before the first occupation of the dwellings hereby approved, the eastern vehicular access onto Wavendon Road 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 5m into the site, measured from the highway boundary. Arrangements shall be made for surface water drainage from 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, in accordance with Policies T2 and CC5 of the Central Bedfordshire Local Plan (2021). |
11)
Prior to the occupation of the dwellings hereby approved, details of any existing or proposed external artificial lighting shall be submitted to and approved in writing by the Local Planning Authority. Such details shall include, where necessary: Lighting contours to demonstrate that the vertical illumination of residential premises is in accordance with the recommendations of the Institution of Lighting Professionals in the 'Guidance Note for the Reduction of Obtrusive Light'; any measures to minimise use of lighting and prevent glare and sky glow by correctly using, locating, aiming and shielding luminaries; timings of the use of any external lighting. Lighting colour shall be warm in appearance and not exceeding a temperature of 3000 Kelvin (K). The erection or installation of any lighting shall be carried out in accordance with the approved details and thereafter be retained with the exception of specific changes to the lighting details that are requested by the Local Planning Authority in writing to address statutory nuisance.
Reason: To ensure that there would be no light pollution arising from the existing employment or proposed residential development which would be harmful to neighbouring or future residents, in accordance with Policies HQ1 and CC8 of the Central Bedfordshire Local Plan (2021). |
12)
Prior to the first occupation of the dwellings hereby approved, a verification report, to demonstrate that the internal areas of the dwellings have been adequately protected against any noise impacts, in accordance with British Standards, shall be submitted to and approved in writing by the Local Planning Authority.
Reason: To ensure that the road traffic noise and noise arising from the retained employment use has been suitably mitigated against, to safeguard the amenity and living conditions of future occupiers, in accordance with Policies HQ1 and CC8 of the Central Bedfordshire Local Plan (2021). |
13)
Prior to the first occupation of the dwellings hereby approved, the developer shall formally submit a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities to the Local Planning Authority, to be approved in writing, and the surface the approved surface water drainage scheme shall be 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, and Policies CC3 and CC5 of the Central Bedfordshire Local Plan (2021). |
14)
Notwithstanding the submitted details, prior to the occupation of the dwellings hereby approved, an Ecological Enhancement Strategy (EES) and soft and hard landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The schemes shall include:
a) detailed design of enhancements and landscaping (including, where relevant, type and source of materials to be used);
b) extent and location of proposed works shown on appropriate scale maps and plans;
c) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
d) persons responsible for implementing the works;
e) details of initial aftercare and long-term maintenance
f) confirmation that there would be compliance with the 30% tree canopy cover requirements as required in the Forest of Marston Vale
Reason: In the interest of securing a net gain in biodiversity, protecting species, and in the interest of amenity and high quality design, in accordance with Policies EE2, EE3, EE9 and HQ1 of the Central Bedfordshire Local Plan (2021). |
15)
Prior to the first occupation of the dwellings hereby approved, the type and location of boundary treatments (walls/ fencing/ means of enclosure) shall be submitted to and approved in writing by the Local Planning Authority. Thereafter, each dwelling hereby approved shall not be first occupied until the approved boundary treatments within it's curtilage have been erected in full accordance with the approved details.
Reason: To ensure each dwelling would benefit from an adequate degree of privacy and to safeguard the character and appearance of the area, in accordance with Policy HQ1 of the Central Bedfordshire Local Plan (2021) |
16)
Prior to first occupation of the development hereby approved, a 30 year (or as amended by sub-paragraph (4) of paragraph 9 of Schedule 7A of the Town and Country Planning Act 1990) Habitat Maintenance and Monitoring Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The HMMP shall include:
how the habitat will be maintained
who is responsible for creating or enhancing the habitats
who is responsible for maintenance, management and monitoring
All maintenance and monitoring shall be carried out in accordance with the details provided.
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 Local Plan. |
17)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m from the nearside edge of the carriageway of the adjoining highway.
Reason: To enable vehicles to draw off the highway before the gates are opened, in accordance with Policy T2 of the Central Bedfordshire Local Plan (2021). |
18)
Prior to the first occupation of the dwellings hereby approved, the bin storage and collection points shall be provided in accordance with the submitted plans.
Reason: In the interest of highway safety and high quality design, in accordance with Policies T2 and HQ1 of the Central Bedfordshire Local Plan (2021). |
19)
The surface water drainage shall be constructed to manage surface water runoff from the development for up to and including 1 in 100 year event (+40%CC), via discharge to an existing watercourse. The final detailed design shall be based on the agreed FRA and DS (Ref: Abington, 5/12/24, rev B.) 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. 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.
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 Policies CC3 and CC5 of the Central Bedfordshire Local Plan (2021). |
20)
The development hereby permitted shall be carried out in accordance with the mitigation measures outline in Table 5 of the Ecological Appraisal (Learn Ecology - June 2024).
Reason: To ensure that there would be no harm or risk to species and habitats, in accordance with Policies EE2 and EE3 of the Central Bedfordshire Local Plan (2021). |
21)
The dwellings hereby approved shall be constructed in accordance with the sustainability measures as outlined in 'Sustainability' in the Design and Access Statement (23-23-DAS.V1.0), and shall meet the higher water efficiency standard of 110 litres per person per day.
Reason: To increase the resilience of the development to the impacts of climate change, in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021). |
22)
At least 2 of the dwellings hereby permitted shall be constructed in accordance with the optional requirements of M4 (2) adaptable homes, and at least 1 dwelling shall be constructed in accordance with the optional requirements of M4 (3) wheelchair adaptable homes, as defined in the Building Regulations 2010 as amended and Approved Document M (Access to and use of buildings)
Reason: To ensure the provision of adaptable and accessible homes, in accordance with Policy H2 of the Central Bedfordshire Local Plan (2021). |
23)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the garage accommodation on the site shall not be used for any purpose, other than as garage accommodation, 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, in accordance with Policy T3 of the Central Bedfordshire Local Plan (2021). |
24)
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) |
25)
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) |
26)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers 23-23-100-P2; 23-23-103-P0; 23-23-111-P5; 23-23-113-P5; 23-23-310-P5; 23-23-311-P7; 23-23-501-P1; 23-23-E-111-P2; 23-23-500-P2; 23-23-501-P1; 23-23-112-P6; 23-23-110-P7; 23-23-104-P11; 23-23-E-110-P
Reason: To identify the approved plan/s and to avoid doubt. |
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