| 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 JS-2023/001; JS-2023/002; JS-2023/003/ rev B; JS-2023/004/ rev G; JS-2023/005; JS-2023/100/ rev C; JS-2023/010/ rev C; Flood Risk Emergency Plan (FREP), Wormald Burrows Partnership Limited, ref: E4226-Flood Risk Emergency Plan-Rev0, dated November 2025; Flood Risk Assessment and Drainage Strategy (Wormald Burrows Partnership Limited, ref: E4226-FRA&DrainageStrategyReport-Rev0, dated November 2025
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 of the existing building, and as shown on approved drawing ref: JS-2023/010/ rev B and as detailed in the submitted application form.
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) |
4)
Prior to the commencement of development, a precautionary working method statement shall be submitted to, and approved in writing by, the Local Planning Authority. The statement shall include details of reasonable avoidance measures for great crested newts. The development shall proceed in accordance with the approved measures, unless otherwise agreed in writing by the Local Planning Authority.
Reason
This condition is pre-commencement to ensure the survival of species protected by legislation and notable species that may otherwise be affected by the development and the protection of great crested newts and their breeding/ resting places (Policies EE2 and EE3, Central Bedfordshire Local Plan, 2021) |
5)
Prior to the commencement of development, an Ecological Enhancement Plan (EEP) shall be submitted with a revised Proposed Development Plan showing revised locations for the proposed three bat boxes on the newly planted tree on the eastern site boundary. The development shall be fully implemented in accordance with the approved EEP and Proposed Development Plan.
Reason
This condition is pre-commencement to ensure that works are ecological sensitive and do not result in adverse impacts to protected species (Section 15, NPPF). |
6)
All ecological measures and/or works shall be carried out in accordance with the details contained in the March 2025 Preliminary Ecological Appraisal and Preliminary Roost
Assessment as already submitted with the planning application and agreed in principle with the local planning authority prior to determination (or any equivalent document submitted to include updated survey results or documentation, including revised Proposed Development Plan as required by condition 5).
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species. (Section 15 of the NPPF) |
7)
No development shall commence until the final detailed design of the surface water drainage scheme, and a full surface water maintenane and management plan, has been submitted to, and approved by the Local Planning Authority. The final detailed design shall be based an agreed FRA & Drainage Strategy (Ref: Wormald burrows, E4226, November 2025, rev01) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented 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 prioritise infiltration methods with evidence of site testing to BRE365 standards, where infiltration is proven to be unviable, attenuated discharge to a watercourse will be limited to the 1 in 1 year greenfield runoff rate, and there is to be no increase in peak flow in a receiving watercourse. The approved surface water drainage scheme will be implemented early in the construction phase, prior to the construction of any impermeable surfaces and at slab level of phase one at the latest. 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 10 of the attached informative when submitting details to discharge the condition.
Reason:
This condition is pre-commencement 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. |
8)
Prior to the commencement of development on-site, full details of a fire-fighting strategy shall be submitted to, and approved in writing by, the Local Planning Authority. The development shall be implemented in full accordance with the approved details.
Reason:
This condition is pre-commencement to ensure that the development will function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development (Paragraph 135, NPPF) |
9)
No development shall take place until a landscaping scheme to include all hard and soft native landscaping, in particular along the northern and western boundaries of the site, 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 & 15, NPPF) |
10)
The building shall only be used for the storage of potatoes and associated farming machinery in connection with the existing use of the site.
Reason: To ensure that the use of the building is appropriate for its location and is not used in ways that would be more appropriate within an urban area, in accordance with
Policies SP7 and HQ1 of the Central Bedfordshire Local Plan (2021) |
11)
The external sound level emitted from plant, machinery or equipment at the development hereby approved shall not exceed the lowest existing background sound level in order to prevent any adverse impact. The assessment shall be made in accordance with BS4142:2014 at the nearest and/or most affected noise sensitive premises, with all machinery operating together at maximum capacity.
Reason: In the interest of neighbouring residential amenity (Policy CC8, Central Bedfordshire Local Plan, 2021) |
12)
Any planting (trees and shrubs) shall be planted 1 metre into the site measured from the highway boundary.
Reason: To ensure adequate visibility splays are maintained along the frontage of the site and to avoid enroachment and to allow pass and re-pass onto the public
highway (Policy T2, Central Bedfordshire Local Plan, 2021) |
13)
No external lighting shall be installed on the building hereby approved, nor additional lighting within the site
Reason: To protect the residential amenity of neighbouring properties, highway safety and ecological interests
(Sections 9, 12 and 15, NPPF) |
14)
The parking spaces shown on drawing ref: JS2023/004/ revG shall be demarcated and made available for use prior to the first occupation of the building hereby approved. The parking spaces shall be retained thereafter.
Reason
In the interests of providing sufficient parking areas for the existing and proposed buildings (Policy T3, Central Bedfordshire Local Plan, 2021) |
15)
No development above slab level take place until a detailed Sustainability Statement has been submitted to and approved in writing by the Local Planning Authority. The Sustainability Statement shall demonstrate:
all buildings must achieve 10% carbon emission reduction of the Part L 2021;
opportunities for renewable energy generation have been maximised;
demonstrate that buildings are not at risk of overheating;
water usage is reduced to BREEAM very good rating standard.
Thereafter, the buildings hereby approved shall not be occupied until a Post-Construction Verification Report has been submitted to and approved in writing by the Local Planning Authority, which evidences that the development has been constructed and is achieving the measures as set out in the approved Sustainability Statement.
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 Central Bedfordshire Local Plan (2021) and the objectives of sustainability set out in the National Planning Policy Framework (2021). |
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