| Conditions or Reasons: | 1)
All external works hereby approved shall be carried out in materials detailed on drawing no. LIN100071-MCB-ZZ-ZZ-DR-A-0232-D5-P07-External Materials and Boundary Treatments Plan, unless alternative materials are first approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved materials.
Reason: To control the appearance of the development in the interests of the visual amenities of the locality. (Section 12, NPPF) |
2)
No development shall take place above slab level 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: To ensure that an acceptable relationship results between the new development and adjacent buildings and public areas. (Section 12, NPPF) |
3)
The development hereby approved shall be completed in full accordance with the planting, soft and hard landscaping schemes (including boundary treatments) shown on approved drawings reference;
BELL24720-10E Landscape Masterplan
BELL24720-30C Ecological Enhancement Plan
BELL24720specB Soft Landscape Specification
BELL24720-13E Hard Landscape Proposals Sheet 1
BELL24720-13E Hard Landscape Proposals Sheet 2
BELL24720-13E Hard Landscape Proposals Sheet 3
BELL24720-13E Hard Landscape Proposals Sheet 4
BELL24720-13E Hard Landscape Proposals Sheet 5
BELL24720-14F Soft Landscape Proposals Sheet 1
BELL24720-14F Soft Landscape Proposals Sheet 2
BELL24720-14F Soft Landscape Proposals Sheet 3
BELL24720-14F Soft Landscape Proposals Sheet 4
BELL24720-14F Soft Landscape Proposals Sheet 5
BELL24720-15C Tree Species Location Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0231-D5-P05 Surfacing Materials Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0232-D5-P07 External Materials and Boundary Treatments Plan
The landscaping 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 shall mean the period from October to March). The trees, shrubs and grass shall subsequently be maintained for a period of five years from the date of planting and any which die or are destroyed during this period shall be replaced during the next planting season with others of a similar size and species and in accordance with the Landscape Management Plan (BELL24720manG - Soft Landscape Management and Maintenance Plan) hereby approved.
Reason: To ensure an acceptable standard of landscaping. (Policy HQ1, CBLP and Sections 12 & 15, NPPF) |
4)
No building shall be occupied until the junction of the respective site access with the roads constructed as part of the Phase 3B Advanced Infrastructure within the development site on which it relies has been constructed in accordance with the approved details, amended as necessary by the technical and safety audit process, and opened to traffic. (See Notes to the Applicant)
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the proposed estate road, and to provide safe pedestrian access to the site. (Policy T2, CBLP and Section 9, NPPF) |
5)
Visibility splays shall be provided at the junction of the accesses with the roads constructed as part of the Phase 3B Advanced Infrastructure within the development site before the respective area of the development is brought into use. The minimum dimensions to provide the required splay lines shall be 2.0m (access to a single dwelling) or 2.4m (all other accesses) measured along the centre line of the proposed access from its junction with the channel of the highway (Advanced Infrastructure) and 25m measured from the centre line of the proposed access along the line of the channel of the highway (Advanced Infrastructure). The required vision splays shall be kept free of any obstruction.
Reason: To provide adequate visibility between the highway and the proposed accesses, and to make the accesses safe and convenient for the traffic which is likely to use them (Policy T2, CBLP and Section 9, NPPF) |
6)
Driver-pedestrian intervisibility splays shall be provided at all individual and shared private means of access before being first brought into use. The triangular vision splays shall be provided on each side of the access and shall be 2.8m measured along the back edge of the highway (including footway, where present) from the centre line of the anticipated vehicle path, to a point 2.0m measured from the back edge of the highway (including footway, where present) into the site along the centre line of the anticipated vehicle path. The vision splays so described and on land under the applicant's control (and subsequently a dwelling occupier's control, where relevant) shall be maintained free of any obstruction to visibility exceeding a height of 600mm above the adjoining highway level.
Reason: To provide adequate intervisibility between the drivers emerging from private accesses and pedestrians using the highway. (Policy T2, CBLP and Section 9, NPPF) |
7)
Visibility splays shall be provided at all respective road junctions and bends falling within the site (Shared Minor Streets) before being opened for use by residents to access their properties. The minimum dimensions to provide the required splay lines shall be, at junctions, 2.4m measured along the centre line of the minor road from its junction with the projected anticipated nearside path of vehicles along the major road and 17m measured from the centre line of the proposed access along the line of the projected anticipated nearside path of vehicles travelling along of the major road. Forward visibility through bends shall be a minimum of 11m measured from a 1.5m offset from the nearside boundary of a vehicle's path. Visibility envelopes shall be defined on the site by or on behalf of the developers and retained be free of obstruction above 600mm from the adjacent ground level. In these shared surface environments, achieving these splays is incumbent on the identified features proposed within the shared surfaces, to influence a vehicle's path through the street.
Reason: To provide adequate intervisibility at road junctions and bends in the interest of road user safety. (Policy T2, CBLP and Section 9, NPPF) |
8)
Notwithstanding the details shown on Plan LIN100071-MCB-ZZ-ZZ-DR-A-0235 D5 P05, a scheme for long-stay (resident) cycle parking for houses, in accordance with CBC's Parking Standards for New Developments SPD (August 2023) or any subsequent revision thereof, shall be submitted to, and approved in writing by, the local planning authority. The cycle parking facilities shall made available before the respective dwellings are first occupied 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. (Policy T2, CBLP and Section 9, NPPF) |
9)
The maximum gradient of a private access / driveway shall be 10% (1 in 10).
Reason: In the interests of the safety of persons using the access and users of the highway. (Policy T2, CBLP and Section 9, NPPF) |
10)
No dwelling shall be occupied until the carriageway(s) (including surface water drainage/disposal, vehicular turning head(s) and street lighting) providing access from the nearest public highway to that dwelling has been completed to at least binder course level and the footway(s) to surface course level.
Reason: To ensure a satisfactory means of access for occupants of the development. (Policy T2, CBLP and Section 9, NPPF) |
11)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 or any amendments thereto, the parking provision for the site as detailed on the approved plans shall not be used for any purpose other than as parking provision unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To retain adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. (Policy T3, CBLP and Section 9, NPPF) |
12)
No gates shall be installed on accesses or driveways within 5.0 metres of the highway (including verges and footways). Any gates shall open away from the highway.
Reason: To enable vehicles to draw off the highway before the gates are opened. (Policy T2, CBLP and Section 9, NPPF) |
13)
The boundary treatment to Plots 105/106 & 111/112 facing the Shared Minor Street shall be restricted to a maximum height of 600mm above the level of the adjacent highway (Shared Minor Street).
Reason: To ensure appropriate intervisibility between road users in the interest of highway safety. (Policy T2, CBLP and Section 9, NPPF) |
14)
The boundary treatment to Plots 105/106 & 111/112 facing the Shared Minor Street shall be restricted to a maximum height of 600mm above the level of the adjacent highway (Shared Minor Street).
Reason: To ensure appropriate intervisibility between road users in the interest of highway safety. (Policy T2, CBLP and Section 9, NPPF) |
15)
The development hereby approved shall be completed in full accordance with the Sustainability Statement (reference 03473_SUST) by Turley dated June 2025. Prior to the first occupation the last dwelling, a Post-Construction Verification Report shall be submitted to and approved in writing by the Local Planning Authority which provides as-built evidence that the development achieved the acknowledged planning policy CC1 requirements.
Reason: In order to ensure the development is sustainable in terms of climate change and renewable energy. (Policy CC1, CBLP) |
16)
The development shall be carried out in accordance with the surface water drainage scheme detailed within document reference 1244-00-PC1 by Infrastructure Design Ltd. dated May 2025.
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 (Policies CC3 and CC5, CBLP and section 15, NPPF) |
17)
The first and second floor window(s) in the side elevations of plots 12, 14, 15, 17, 25, 26, 30, 49, 50, 51, 52, 54, 55, 56, 57, 58, 59, 60, 61, 62, 65, 66, 67, 68, 69, 70, 76, 96, 107, 108, 109, 110, 113, 117, 118, 121, 122, 123, 125, 126, 126, 129, 130, 131, 132, 133, 136, 137, 138, 139, 140, 141, 142, 143, 144, 145, 147, 148, 149, 150, 151, 153 and 153; and the first floor window(s) in the rear elevations serving plots 24, 27, 53 and 146 of the development hereby permitted shall be permanently fitted with obscured glass of a type to substantially restrict vision through it at all times and shall be non-opening, unless the parts of the window(s) which can be opened are more than 1.7m above the floor of the room(s) in which the window(s) is installed. No further windows or other openings shall be formed in the side or rear elevations.
Reason: To safeguard the privacy of occupiers of adjoining properties. (Section 12 NPPF and policy HQ1, CBLP) |
18)
Notwithstanding the provisions of Part 1, Class A, AA, B and C 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 and to safeguard neighbouring privacy. (Section 12, NPPF) |
19)
The development shall be carried out in accordance with the lighting scheme as detailed within document references: 3127-D-01-rev D 'Proposed Road Lighting and Illuminance Layout' and 3127-Area-rev B - Outdoor Lighting Report by Nick Smith Associates dated 8 October 2025. The lighting shall be installed prior to first occupation of the development. The approved lighting shall not be turned on within the hours of 23:00-7:00.
Reason: In the interests of amenity and to ensure that the approved lighting complies with the Institution of Lighting Engineers "Guidance Note 1 for the reduction of obtrusive light" (Policies HQ1 and CC8, CBLP and sections 12 and 15, NPPF). |
20)
No development above ground level shall commence until either (a) confirmation that the development will achieve the Secured by Design Developers' Award, or (b) a Security Statement (to be agreed with the Local Planning Authority in consultation with Bedfordshire Police) has been submitted to and approved in writing.
The Statement shall address spatial and management-related designing-out-crime principles only, including:
access control to apartment entrances/cores;
secure cycle and bin stores;
the interface between external lighting and communal spaces;
defensible space;
management of communal and semi-private areas.
The development shall be carried out in accordance with the approved measures and retained thereafter.
Reason: To design out crime and enhance community safety (Policy HQ1, CBLP and section 8 NPPF). |
21)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
LIN100071-MCB-ZZ-ZZ-DR-A-0201-D5-P02 Site Location Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0230-D5-P05 Site Layout Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0231-D5-P05 Surfacing Materials Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0232-D5-P07 External Materials and Boundary Treatments Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0233-D5-P06 Affordable Tenure Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0234-D5-P05 Refuse Management Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0235-D5-P05 Parking Strategy Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0236-D5-P05 Adoptable Highways Plan
LIN100071-MCB-ZZ-ZZ-DR-A-0237-D5-P05 Garden Areas Plan
LIN100071-ZZ-ZZ-DR-A-0270-D5-P3 Illustrative Street Scenes AA-BB-CC
LIN100071-ZZ-ZZ-DR-A-0270-D5-P3 Illustrative Street Scenes DD-EE-FF
LIN100071-ZZ-ZZ-DR-A-0270-D5-P4 Illustrative Street Scenes GG-HH-II
LIN100071-ZZ-ZZ-DR-A-0270-D5-P4 Illustrative Street Scenes JJ-KK-LL
LIN100071-MCB-ZZ-ZZ-DR-A-0105-D5-P3 Housetype Plans Block 89-94
LIN100071-MCB-ZZ-ZZ-DR-A-0106-D5-P3 Housetype Plans & Elevations Block 89-94
LIN100071-MCB-ZZ-ZZ-DR-A-0107-D5-P3 Housetype Elevations Block 89-94
LIN100071-MCB-ZZ-ZZ-DR-A-0115-D5-P3 Housetype Plans Block 154-161
LIN100071-MCB-ZZ-ZZ-DR-A-0116-D5-P3 Housetype Elevations Block 154-161
LIN100071-MCB-ZZ-ZZ-DR-A-0117-D5-P3 Housetype Elevations Block 154-161
LIN100071-MCB-ZZ-ZZ-DR-A-0118-D5-P3 Housetype Plans Block 34-48
LIN100071-MCB-ZZ-ZZ-DR-A-0119-D5-P3 Housetype Plans & Elevations Block 34-48
LIN100071-MCB-ZZ-ZZ-DR-A-0171-D5-P1 Hatfield
LIN100071-MCB-ZZ-ZZ-DR-A-0172-D5-P1 Hatfield B
LIN100071-MCB-ZZ-ZZ-DR-A-0173-D5-P1 Sheringham Floorplans
LIN100071-MCB-ZZ-ZZ-DR-A-0174-D5-P1 Sheringham Elevations
LIN100071-MCB-ZZ-ZZ-DR-A-0175-D5-P1 Sutton
LIN100071-MCB-ZZ-ZZ-DR-A-0176-D5-P1 Leavesden
LIN100071-MCB-ZZ-ZZ-DR-A-0177-D5-P1 Salcey
LIN100071-MCB-ZZ-ZZ-DR-A-0178-D5-P1 Oakwell
LIN100071-MCB-ZZ-ZZ-DR-A-0179-D5-P2 Pembrey
LIN100071-MCB-ZZ-ZZ-DR-A-0180-D5-P1 Marbury
LIN100071-MCB-ZZ-ZZ-DR-A-0181-D5-P2 Barnwell A
LIN100071-MCB-ZZ-ZZ-DR-A-0182-D5-P1 Barnwell B
LIN100071-MCB-ZZ-ZZ-DR-A-0183-D5-P1 Barnwell C
LIN100071-MCB-ZZ-ZZ-DR-A-0184-D5-P2 Barnwell SP
LIN100071-MCB-ZZ-ZZ-DR-A-0185-D5-P1 Campbell
LIN100071-MCB-ZZ-ZZ-DR-A-0186-D5-P1 Sundon
LIN100071-MCB-ZZ-ZZ-DR-A-0133-D5-P2 Blemmere
LIN100071-MCB-ZZ-ZZ-DR-A-0108-D5-P3 Housetype Plans Block 18-23
LIN100071-MCB-ZZ-ZZ-DR-A-0109-D5-P3 Housetype Plans & Elevations Block 18-23
LIN100071-MCB-ZZ-ZZ-DR-A-0110-D5-P3 Housetype Elevations Block 18-23
LIN100071-MCB-ZZ-ZZ-DR-A-0111-D5-P2 Housetype Plans Block 1-11
LIN100071-MCB-ZZ-ZZ-DR-A-0112-D5-P2 Housetype Elevations Block 1-11
LIN100071-MCB-ZZ-ZZ-DR-A-0113-D5-P2 Housetype Elevations Block 1-11
LIN100071-MCB-ZZ-ZZ-DR-A-0114-D5-P1 Housetype Elevations Block 1-11
LIN100071-MCB-ZZ-ZZ-DR-A-0150-D5-P02 AF2 Maisonettes A
LIN100071-MCB-ZZ-ZZ-DR-A-0151-D5-P02 AF2 Maisonettes B
LIN100071-MCB-ZZ-ZZ-DR-A-0152-D5-P03 Manciple
LIN100071-MCB-ZZ-ZZ-DR-A-0170-D5-P1 Delamere
LIN100071-MCB-ZZ-ZZ-DR-A-0154-D5-P03 Cartographer
LIN100071-MCB-ZZ-ZZ-DR-A-0160-D5-P01 Single Garage, Bins and Bike Storage
Reason: To identify the approved plan/s and to avoid doubt. |
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