| 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:
RM 25/001.1A
RM 25/001.2A
RM 25/001.3C
76577BDLS-01
Reason: To identify the approved plan/s and to avoid doubt. |
3)
All external works hereby permitted shall be carried out in materials to match as closely as possible in colour, type and texture, those detailed on drawing number RM 25/001.3C.
Reason: To safeguard the appearance of the completed development by ensuring that the development hereby permitted is finished externally with materials that are in the interests of the visual amenities of the locality.
(Policy HQ1, CBLP; Section 12, NPPF) |
4)
Prior to the first use of the building hereby approved, the final detailed design of the surface water drainage scheme shall be submitted to and approved by the Local Planning Authority. The final detailed design shall be based on the agreed FRA (Ref: Geosmart, 85089R4, 28/7/2025. Plus RM 25/001.3C 07/10/2025) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented prior to the first use of the building and maintained as approved. The scheme will manage surface water runoff from the development for up to and including the 1 in 100 year event (+30%CC), it will utilise attenuated discharge to a watercourse limiting the outfall rate to a minimum of 20% betterment of the existing runoff rate, and there is to be no increase in peak flow in a receiving watercourse. Any variation to the connections and controls indicated on the approved scheme and supporting drawings, which may be necessary at the time of construction, would require the resubmission of those details to the Local Planning Authority for approval. The applicant must provide details to satisfy points 1 to 8 of the attached informative when submitting details to discharge the condition.
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 CBC Local policy CC3 to CC5 and NPPF Paras 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
5)
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. This shall include a 'verification report' confirming that the surface water drainage scheme has been constructed and is operating as per the approved design. The report shall be prepared by a suitably qualified professional and shall include photographic evidence, testing reports, and any other necessary information to confirm the system's functionality. The surface water drainage system must be proven to be fully operational before any buildings are occupied. Where any SuDS features are used temporarily, they shall be remediated in full accordance with the approved design prior to occupation.
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. |
6)
Prior to first use of the development hereby approved, a flood evacuation plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include flood evacuation and escape routes, signing up to flood warning services, and signage, as necessary. Thereafter, the flood evacuation plan shall be retained as approved in perpetuity.
Reason: To ensure that users of the site will be safe during flood events, in accordance with Policy CC3 of the Central Bedfordshire Local Plan (2021) and Section 14 of the NPPF. |
7)
Prior to development, and following permitted tree work, tree protection barriers shall be installed, positioned and supervised in strict accordance with Appendix 2 'Tree Protection Plan -Pre-Development' (Drawing No. AAS/0565 TPP Rev 01), Appendix 3 'Fencing and Ground Protection Details', Appendix 4 'Statement of Supervision', Appendix 5 'Timetable for Tree Protection Works' and Appendix 9 'Signage' of the supporting document "Tree Survey, Arboricultural Impact Assessment and Method Statement" by Arc Arboricultural Solutions, dated 2nd July 2025 (Document Ref. AAS/0565 Rev 01). All tree protection barriers shall then remain securely in position throughout the entire course of development works.
Reason: To establish a Construction Exclusion Zone around the designated Root Protection Areas of retained trees, so as to prevent damage from construction operations and ancillary development activity. |
8)
Tree works to be carried out to facilitate development, or being undertaken for safety reasons, shall be confined to that specified in Appendix 1 'Tree Schedule' and in accordance with Appendix 2 'Tree Protection Plan - Pre-Development' (Drawing No. AAS/0565 TPP Rev 01) and Appendix 5 'Timetable for Tree Protection Works' of the supporting document "Tree Survey, Arboricultural Impact Assessment and Method Statement" by Arc Arboricultural Solutions, dated 2nd July 2025 (Document Ref. AAS/0565 Rev 01). The tree work shall be carried out by competent and qualified arborists, in full compliance with BS 3998 : 2010 'Tree Work -Recommendations'.
Reason: To ensure that only tree work required to facilitate construction or for site safety is carriedout, and to the required standard of workmanship, so that unnecessary, unjustified or poor quality tree work is avoided, which would otherwise be to the detriment of the landscape value of the site. |
9)
Throughout the entire course of development activity, all working methodology shall fully comply with the requirements set out in Appendix 8 -'General Guidance'' of the supporting document "Tree Survey, Arboricultural Impact Assessment and Method Statement" by Arc Arboricultural Solutions, dated 2nd July 2025 (Document Ref. AAS/0565 Rev 01).
Reason: To ensure that all work is undertaken in accordance with good arboricultural practice, and in full compliance with the arboricultural recommendations, so that the trees are protected from damage caused by harmful construction practices. |
10)
Prior to first use of the development hereby approved, all ecological enhancement measures, comprising of bat and bird boxes, shall be carried out in complete accordance with the details included on plan number RM 25/001.3C.
Reason: To ensure the proposed development is ecologically sensitive and secures biodiversity enhancements in accordance with Policy EE2 of the Local Plan and Section 15 of the National Planning Policy Framework. |
11)
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) |
12)
The development hereby permitted shall be undertaken in full accordance with the Council's 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) |
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