| 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 plan numbers: 2194_001 Rev: B, 2194_002 Rev: B, 2194_101 Rev: D, 2194_103, 2194_200, 2194_300 Rev: A, 2194_301 Rev: A, 2194_302 Rev: A, 2194_400 Rev: A, 2194_401 Rev: A, ART301.03.D, 1262-SK1_RevB.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Notwithstanding the provisions of Part 1, Class A of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no extensions to the building(s) hereby permitted shall be carried out without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the external appearance of the building/s in the interests of the amenities of the area (Policy DP3 of the NPPF). |
4)
Notwithstanding the provisions of Part 1 Class E of Schedule 2 to the Town and Country (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no buildings or other structures shall be erected or constructed within the curtilage of the property without the grant of further specific planning permission from the Local Planning Authority.
Reason: To control the development in the interests of the visual amenity of the area (Policy DP3 of the NPPF). |
5)
The dwelling hereby approved must comply with the water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021) and the objectives of sustainability set out in the NPPF (2026). |
6)
The proposed landscape scheme shall be carried out in accordance with the details contained in the Landscape Proposals - Revised Landscape Proposal - 17.02.26 and drawing number: ART301.03.D. The landscaping shall be implemented by the end of the full planting season immediately following completion and/or first occupation of the dwelling (a full planting season means the period of October to March). The landscaping shall 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 (Policy EE5 of the CBLP and Policy DP3 and N2 of the NPPF). |
7)
No development shall take place until an Ecological Enhancement Plan has been submitted to and approved in writing by the local planning authority. The scheme shall include details of bat and bird box installation, hedgehog provisions and other ecological enhancements. The content shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives(including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) 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: This is a pre-commencement condition to ensure the proposed development is ecologically sensitive and secures biodiversity enhancements in accordance with Policies EE2 and EE3 of the CBLP and Policy N2 of the NPPF. |
8)
Prior to occupation 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.
(Policy DP3, NPPF) |
9)
Before development begins and notwithstanding the details submitted with the application, details of the materials to be used for the external windows, doors, walls, roof, rainwater goods and solar panel installations of the proposed building/s shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved details.
Reason: This is a pre-commencement condition to ensure that the development is in keeping with the character and appearance of the area (Policy HQ1 and HE3 of the CBLP and Policy DP3 of the NPPF). |
10)
No development shall take place until drawings of all new and proposed replacement windows and doors to a scale of 1:10 or 1:20, together with a specification of the materials and finishes has been submitted to and approved in writing by the Local Planning Authority. Details provided shall clearly show a section of the glazing bars, frame mouldings, door panels, the position of the door or window frame in relation to the face of the wall, the depth of the reveal and arch and sill details. The development shall be carried out only in accordance with the approved details.
Reason: This is a pre-commencement condition to ensure that the proposed development is carried out in a manner that safeguards the historic character of the building (Policy HQ1 and HE3 of the CBLP and Policies DP3, HE6 and HE7 of the NPPF). |
11)
No development shall take place, until a schedule of works detailing all proposed repairs, re-instatement and making good to the fabric of the building has been submitted to and approved in writing by the Local Planning Authority. The development shall only be carried out only in accordance with the approved schedule of works. Details shall include a full and detailed specification of all materials to be used in the works.
Reason: This is a pre-commencement condition to ensure that the special historical and architectural interest and integrity of the building is conserved and maintained (Policy HQ1 and HE3 of the CBLP and Policies DP3, HE6 and HE7 of the NPPF). |
12)
Before the development hereby permitted is commenced, a site investigation and asbestos survey shall be carried out to establish whether the site is contaminated, to assess the degree and nature of any contamination present, including asbestos within the existing buildings/structures on the site, and to determine its potential for the pollution of the water environment and risk to other receptors. The method and extent of the investigation shall be agreed with the Local Planning Authority in consultation with the Environment Agency prior to the commencement of work, but for the avoidance of doubt shall be carried out according to the requirements of the Local Planning Authority, including BS 10175:2011+A2:2017Investigation of potentially contaminated sites Code of practice and in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM)guides.
Reason: This is a pre-commencement condition to ensure that any contamination which exists on the site is identified and properly dealt with in the interests of the residential amenity of the future occupiers of the site and of the surrounding area. (Policy CC8 of the CBLP and Policy P3 of the NPPF). |
13)
A method statement setting out the proposed means of dealing with any contamination and asbestos present on the site, including measures to prevent pollution of groundwater and surface water, shall then be submitted in writing to the Local Planning Authority for approval in consultation with the Environment Agency before the development commences. There mediation strategy shall set out a timetable of works and the proposed means of dealing with any contamination and asbestos on site, including provisions for monitoring any specified actions and validating the outcomes. The development shall then proceed in strict accordance with the measures approved. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved. All works must be carried out in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: This is a pre-commencement condition to ensure that any contamination which exists on the site is identified and properly dealt with in the interests of the residential amenity of the future occupiers of the site and of the surrounding area. (Policy CC8 of the CBLP and Policy P3 of the NPPF). |
14)
Following completion of remediation works, the developer should submit a Verification Report to the Local Planning Authority for approval. The Verification Report should provide confirmation that all measures outlined in the approved Remediation Strategy have been completed including where appropriate validation testing. All works must be carried out incompliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To ensure that the site is suitable for its end use and to protect human health and the water environment. (Policy CC8 of the CBLP and Policy P3 of the NPPF). |
15)
No external lighting shall be installed on the site/building unless details have first been submitted to the Local Planning Authority for its approval in writing. Any external lighting shall be installed in accordance with the approved details.
Reason: To prevent light pollution to the residential amenity of neighbouring properties and to preserve highway safety (Policy DP3 and P3 of the NPPF). |
16)
Prior to the occupation of the dwelling at the site, a scheme for the provision of waste receptacles for the dwelling shall be submitted to and agreed in writing by the Local Planning Authority. The receptacles shall be provided before occupation takes place.
Reason: In the interest of residential amenity and to reduce waste generation in accordance with Policy EE14 of the CBLP. |
17)
All works shall be carried out in accordance with the details contained in the 16.07.25 'Protected Species Survey of Potters End Barns, Eversholt, Central Bedfordshire' as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure existing or new habitats affected by development are managed effectively over an established period. (Policy EE3 of the CBLP and Policy N2 of the NPPF). |
18)
Prior to development (including demolition), a Tree/Hedge Protection Plan and an Arboricultural Method Statement, prepared by a suitably qualified arboricultural consultant, shall be submitted to the Local Planning Authority for approval, based on the requirements stipulated in BS 5837 : 2012. The approved Tree/Hedge Protection Plan and Arboricultural Method Statement shall then be implemented in strict accordance with the required sequence of operations, with all tree/hedge protection barriers and/or ground protection, remaining securely in position throughout the entire course of demolition and construction works.
Reason: This is a pre-commencement condition to ensure that the roadside hedge (excluding the section of hedge required for access and visibility splays), and its associated trees, are not damaged in the course of demolition or construction operations, so as to maintain the rural character and visual amenity of the area, and help integrate the development into its surroundings (Policy EE4 of the CBLP and Policy N3 of the NPPF). |
19)
Prior to the construction of vehicular parking areas associated with the approved dwelling, 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 the CBLP (and any future associated guidance that may be adopted by the Council) and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for each dwelling
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 CBLP and Policy TR3 of the NPPF. |
20)
Prior to the occupation of the dwelling hereby approved, a scheme for the provision of fire hydrants at the development shall be submitted in writing to the Local Planning Authority for their approval. The fire hydrants serving the dwelling shall be installed as approved and thereafter retained in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments (Policy DP3 of the NPPF). |
21)
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 and approved in writing by the Local Planning Authority which will include information on:
(A) Proposed means of access, temporary and permanent
(B) Loading and unloading of plant and materials used in the development
(C) Storage of plant and materials used in the development
(D) The erection and maintenance of security hoarding / scaffolding affecting the
highway if required.
(E) Wheel washing facilities
(F) Temporary TRO footpath/footway/cycleway or road closures needed during the
development period
(G) Temporary TRO/traffic management needed during the development period.
(H) Any safety barriers, fencing, or other measures to safely segregate the site access
and working area from other users of the public highway / ROW
(I) The provision of banksmen to manage any larger construction or delivery vehicles.
(J) Details of parking for contractor / construction staff parking
(K) A commitment to deliveries outside of peak times
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: This is a pre-commencement condition in the interests of safety, protecting the amenity of local land uses, neighbouring residents and highway safety (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
22)
The development shall not be brought into use until the junction of the proposed vehicular access with the highway 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 (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
23)
There shall be no direct vehicular access into / from the existing access south of the proposed access unless otherwise agreed in writing by the local planning authority.
Reason: In the interests of road safety and traffic movement (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
24)
Visibility splays shall be provided at the junction of the access with the public highway before the development is brought into use. 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 90.0m 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 (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
25)
The proposed vehicular access 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 5.0m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the vehicular areas within 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 (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
26)
Any gates provided shall open away from the highway and be set back a distance of at least 5.0m from the nearside kerbline and be located within the site.
Reason: To enable vehicles to draw off the highway before the gates are opened (Policy T2 of the CBLP and Policy TR3 of the NPPF). |
27)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 2015, or any amendments thereto, the 3 space parking provision on the site and covered cycle parking provision shall not be used for any purpose, other than as parking provision both vehicular and cycle 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 and 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 (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
28)
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 (Policies T2 and T3 and CBLP and Policy TR3 of the NPPF). |
29)
All vegetative growth encroaching into, on and overhanging the public highway shall be cut back to the site/highway boundary prior to the parking provision being brought into use, and thereafter, maintained free of obstruction to pedestrian access and the public highway. Any new boundary planting should be set back 1.0m into the site measured from the site boundary with the public highway.
Reason: To allow pedestrian access along the public highway and to provide adequate intervisibility at the accesses with those using the site and the highway, for the avoidance of doubt and the avoidance of future vegetative growth into the highway (Policies T2 and T3 of the CBLP and Policy TR3 of the NPPF). |
30)
The proposed landscape along the southern boundary shown on drawing number: ART301.03.D shall be maintained such that it does not encroach Public Footpath No. 5.
Reason: To preserve the amenity and enjoyment of the path by the public (Policy EE12 of the CBLP). |
31)
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 (Policies N2 and N3 of the NPPF). |
32)
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 (Policy NP3 of the NPPF). |
|
|---|