| 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:
255-L(10)-100 rev P4 Location Plan
255-L(20)-30B Rev P7 Basement Plan as Proposed
255-L(20)-30R Rev P6 Roof Plan as Proposed
255-L(20)-200 Rev P10 Site Plan as Proposed
255-L(20)-300 Rev P9 Lower Ground Floor Plan as Proposed
255-L(20)-301 Rev P7 Upper Ground Floor Plan as Proposed
255-L(20)-400 Rev P4 Sections as Proposed
255-L(20)-500 Rev P6 Elevations as Proposed
255-L(20)-501 Rev P4 Contextual Elevations as Proposed
8476-LDA-ZZ-XX-DR-L-1000-Landscape General Arrangement Key Plan
8476-LDA-ZZ-XX-DR-L-1001-Landscape General Arrangement (sheet 1 of 2)
8476-LDA-ZZ-XX-DR-L-1002-Landscape General Arrangement (sheet 2 of 2)
8476-LDA-ZZ-XX-DR-L-1100-Landscape General Arrangement Lower Ground
8476-LDA-ZZ-XX-DR-L-6000-Site Sections
Reason: To identify the approved plan/s and to avoid doubt. |
3)
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) |
4)
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) |
5)
Prior to commencement of development a Sustainability Strategy demonstrating how the development would comply with the objectives set out in Policy CC1 of the Central Bedfordshire Local Plan (2021) shall be submitted to and be approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the Sustainability Strategy.
Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan (2021). |
6)
Within 3 months of practical completion of the development, a Post Verification Survey shall be submitted to and approved in writing by the Local Planning Authority, which confirms that the measures set out in the Sustainability Strategy (the subject of condition 5 of this permission) to address climate change and sustainability in the development, have been implemented in full.
Reason: In the interests of sustainability and to minimise the impact of the development on climate change, in accordance with Policies CC1, EE2, EE4, CC3, CC5 and HQ1 of the Central Bedfordshire Local Plan (2021). |
7)
Prior to occupation a scheme for the provision of a fire hydrant(s) at the development shall be submitted and approved in writing by the Local Planning Authority. Prior to occupation of the building the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and to accord with the requirements of Bedfordshire Fire and Rescue Service (Section 12, NPPF) |
8)
Prior to the commencement of above ground works, details of a Public Art Scheme for the public realm area shall be submitted to and approved in writing by the Local Planning Authority. The Public Art Scheme shall include:
a) Brief for involvement of artists, site context, background to development, suitable themes and opportunities for public art
b) Management - who will administer the commission and contact details.
c) Time scales / programme
d) Method of commissioning artists / artisans, means of contact, selection process / selection panel and draft contract for appointment of artists
e) Community engagement to be undertaken by artists.
f) Funding - budgets and administration.
g) Future care and maintenance.
Reason: In the interests of visual amenity, promoting local distinctiveness and creating a sense of place, in accordance with Policy HQ7 of the Central Bedfordshire Local Plan (2021). |
9)
The development shall be implemented in accordance with the FRA & Drainage Strategy (Ref: Healy, G25006-HCE-ALL-XX-REP-C-001) 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 (+40%CC), it will use infiltration methods with evidence of site testing to BRE365 standards. 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 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 Policies CC3 to CC5 of the Central Bedfordshire Local Plan (2021) and NPPF Paras 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
10)
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. |
11)
Prior to development, a detailed Arboricultural Method Statement shall be submitted to the Local Planning Authority for approval, based on the findings of the supporting document 'Arboricultural Impact Assessment' by SJ Stephens Associates, dated 11th July 2025, which includes Appendix A 'Preliminary Tree Protection Plan' (Drawing No. 1974-01 Rev H) and Appendix B -'Tree Schedule'. The approved Arboricultural Method Statement shall then be implemented in strict accordance with the required sequence of operations and arboricultural supervision, with all tree protection fencing and ground protection remaining securely in position throughout the entire course of development works.
Reason: To ensure that pre-construction tree works and construction methodology are carried out in accordance with that required to facilitate development, and shall address all identified arboricultural implications, and is undertaken in accordance with arboricultural good practice. (Section 15, NPPF) |
12)
Prior to development, the Local Planning Authority shall be provided with the name and contact details of the qualified arboricultural consultant, who shall be appointed by the developer to oversee all aspects of arboricultural methodology and supervision, as outlined in Section 5.8 of the supporting document "Arboricultural Impact Assessment" by SJ Stephens Associates, dated 11th July 2025. The appointed arboricultural consultant shall record and communicate all findings of arboricultural supervision, and liaise with the Local Planning Authority accordingly.
Reason: To ensure the correct implementation of the Arboricultural Method Statement and Tree Protection Plans , as approved by the Local Planning Authority, so as to ensure that pre-construction tree works, tree protection measures, and all working methodology is carried out in accordance with the approved plans and documents, and complies with
arboricultural best practice. (Section 15, NPPF) |
13)
The pro shop, as shown on drawing drawing "Upper Ground Floor as Proposed" (ref. 255_L(20)-301 Rev. P7), shall only be used as ancillary retail in association with the golf club house operations. At no time shall the pro shop be separately let or operated or used for any other purpose falling within Use Class E of the Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 (or any order revoking and re-enacting that Order with or without modification).
Reason: In the interest of safeguarding retail provision and to accord with the requirements of Policy R1 of the Central Bedfordshire Local Plan (2021). |
14)
Notwithstanding the details submitted with the application, prior to commencement of any above ground construction works on site, full details of all external materials proposed to be used in the new clubhouse building hereby approved (including cladding, glazing, balustrade, louvers, pergola and rainwater goods) shall be submitted to, for approval in writing by, the Local Planning Authority, by way of:
a) Annotated elevation drawings showing the use of particular external materials around the building.
b) A complete on-site assemblage of external materials proposed to be used, clearly labelled/marked in correspondence with the annotated elevation drawings stipulated above, for Local Planning Authority inspection.
The approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HQ1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework. |
15)
Notwithstanding the details submitted with the application, prior to the commencement of any above ground construction works on site, a full written schedule of all proposed external final finishes in respect of the new clubhouse building hereby approved, with colours expressed as RAL nos. or manufacturers product name or code, or demonstrated by colour swatches, shall be submitted to and approved in writing by the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HQ1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework. |
16)
Notwithstanding the details submitted with the application, full details of the proposed glazing shall be submitted to and approved in writing by the Local Planning Authority prior to any work of building construction being undertaken on site, and the approved works shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the approved works are carried out in a manner that safeguards the character of historic parkland and registered park and garden (Section 16, NPPF). |
17)
Notwithstanding the details submitted with the application, details of automatic blackout blinds shall be submitted to and approved in writing by the Local Planning Authority prior to any work of building construction being undertaken on site, and the approved works shall be undertaken thereafter strictly in accordance with the approved details. Following installation, the blinds shall be programmed to deploy at nautical sunset and retract at sunrise indefinitely or with the agreement in writing of the Local Planning Authority.
Reason: To ensure that the approved works are carried out in a manner that safeguards the character of historic parkland and registered park and garden (Section 16, NPPF) |
18)
Notwithstanding the details submitted with the application, prior to the commencement of any above ground construction works on site, full product details, including intended final colour finishes, of all furniture and surfacing items included on Landscape General Arrangement Plan (Sht 1 of 2) (ref. 8476-LDA-ZZ-XX-DR-L-1001) and Landscape General Arrangement Plan (Sht 2 of 2) (ref. 8476-LDA-ZZ-XX-DR-L-1002), to be provided by way of illustrated schedule, shall be submitted to, and approved in writing by, the Local Planning Authority and the approved development shall be undertaken thereafter strictly in accordance with the approved details.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework. |
19)
Notwithstanding the details submitted with the application, full details of any extract vents or flues exiting in any respect upon the exterior of the new clubhouse building hereby approved, including details of vent or flue external finishing, shall be submitted to, and approved in writing by, the Local Planning Authority prior to any installation on site and the approved development shall thereafter be implemented strictly in accordance with the approved details.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework. |
20)
Prior to commencement of above ground works on site, details of the solar PV panels to be installed (to include details of mounting equipment and maintenance) on the roof of the clubhouse/office building shall be submitted to and approved in writing by the local planning authority. The solar PV panels shall be installed prior to the first use of the clubhouse/office building in accordance with the approved details. Thereafter it shall be maintained in accordance with the approved maintenance plan.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework. |
21)
Prior to commencement of above ground works on site, a landscaping scheme to include all soft and hard landscaping and a scheme for landscape maintenance and management for a period of ten years following the implementation of the landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. These details shall include:
a) proposed finished levels or contours; vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. Street furniture,
signs); proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines indicating lines, manholes, supports);
b) planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate and an implementation programme;
c) a ten-year landscape maintenance and management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas.
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 that the development hereby approved is implemented in a manner that is appropriate in all respects to the landscape setting context in accordance with Policy EE5 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework. |
22)
Prior to first operation of the clubhouse, a scheme for the installation of equipment to suppress and disperse fumes and/or odours produced by cooking and food preparation, shall be submitted to and approved by the local planning authority. The scheme shall include full details of the method of odour abatement and all odour abatement equipment to be used, including predicted noise levels of the equipment in operation. The scheme shall be installed and operational prior to use of the clubhouse/office building hereby permitted commencing and the equipment shall be effectively operated for so long as the commercial food use continues.
Reason: In the interest of safeguarding the amenity of the area in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2021). |
23)
No development shall take place, including any works of demolition, until a Construction 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 the following, as may be relevant to this site:
a) The parking of vehicles
b) Loading and unloading of plant and materials used in the development
c) Storage of plant and materials used in the development
d) The location and arrangement of site access, compounds (including accommodation and cabins).
e) The erection and maintenance of security hoarding / scaffolding & temporary fencing affecting the highway if required.
f) The handling and storage of topsoil (including imported topsoil)
g) Measures for the protection of existing vegetation and landscape areas (in accordance with BS5837:2012)
h) Wheel washing facilities
i) Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
j) Footpath/footway/cycleway or road closures needed during the development period
k) Traffic management needed during the development period.
l) Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site during the development of the site.
m) Details of escorts for abnormal loads;
n) Temporary removal and replacement of highway infrastructure and street furniture;
o) The reinstatement of any signs, verges or other items displaced by construction traffic;
p) banksman and escort details; and
q) Responsibilities, and monitoring / reporting measures including supervision by appropriately qualified personnel.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: In the interest of safeguarding the landscape setting and ensuring no adverse impact on the highway network in accordance with Policies EE5 and T1 of the Central Bedfordshire Local Plan (2021) and Section 9 and 12 of the National Planning Policy Framework. |
24)
Prior to commencement of above ground development, a Travel Plan shall be submitted to and approved in writing by the Council. The Travel Plan should include the following details:
a) Predicted travel to and from the site and targets to reduce car use for both visitors and staff.
b) Details of existing and proposed transport links, to include links to both pedestrian, cycle and public transport networks.
c) Proposals and measures to minimise private car use and facilitate walking, cycling and use of public transport.
d) Timetable for implementation of measures designed to promote travel choice.
e) Plans for monitoring and review within 6 months of occupation and then annually for a period of 5 years at which time the obligation will be reviewed by the planning authority.
f) Details of provision of cycle parking in accordance with Central Bedfordshire guidelines.
g) Details of site-specific marketing and publicity information, to include:
i. Site specific travel and transport information
ii. Incentives for sustainable travel
iii. Details of relevant pedestrian, cycle and public transport
routes to, from and within the site
iv. Copies of relevant bus and rail timetables
h) Details of the appointment of a Travel Plan Co-ordinator
i) An Action Plan listing the measures to be implemented and timescales for this.
No part of the development shall be occupied prior to implementation of those parts identified in the Travel Plan as capable of being implemented prior to occupation. Those parts of the approved Travel Plan that are identified as being capable of implementation after occupation shall be implemented in accordance with an agreed timetable and shall continue to be implemented as long as any part of the development is occupied.
Reason: To promote sustainable modes of travel and to reduce the potential traffic impact of the development on the local highway network to accord with Policy T1 of the Central Bedfordshire Local Plan (2021) and Section 9 of the National Planning Policy Framework. |
25)
Notwithstanding the provisions of the Town and Country Planning Use Classes Order 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. (Section 9, NPPF) |
26)
The development hereby approved shall not be brought into use until details of improvements to the pair of existing bus stops on London Road (A1081) at Beech Tree Drive have been submitted to, and approved in writing by, the local planning authority. The improvements shall include shelters and real time passenger information screens to the Council's specification (available on request from the Public Transport Team), and any associated surfacing and footway widening works as necessary.
Reason: In the interest of encouraging the use of sustainable modes of travel among staff and users of the proposed development. (Section 9, NPPF) |
27)
The development hereby approved shall not be brought into use until the bus stop improvements as detailed within the approved plans to be agreed in Condition 26 have been completed in accordance with the approved details, amended as necessary by any technical and safety audit process and made available for use by the public. (See Informatives)
Reason: In the interest of encouraging the use of sustainable modes of travel among staff and users of the proposed development. (Section 9, NPPF) |
28)
Prior to the first occupation of development, a scheme for directional signage to the proposed development shall be submitted to, and agreed in writing by, the Local Planning Authority. The approved scheme shall be implemented in full prior to the first occupation of the site.
Reason: In order to minimise danger, obstruction and inconvenience to users of the highway to accord with Policy T1 of the Central Bedfordshire Local Plan (2021) and Section 9 of the National Planning Policy Framework. |
29)
Prior to staging any major golf tournament at the site (with major classed as any event attracting more than 350 attendees within a single day, an Event and Travel Management Plan (ETMP) shall be submitted to, and approved in writing by the local planning authority. The ETMP shall include:
a) Measures relating to the management of impacts on ecology.
b) A strategy for the installation of temporary external lighting and means to reduce impacts on ecology.
c) Measures relating to the management of impacts on arboriculture, which shall include details of all temporary tree protection measures for use during the relevant tournament, timing of installation and specifications for all physical barriers and a strategy for monitoring effects, demobilisations and reinstatement.
d) An environmental management plan, setting out measures to prevent the pollution and physical damage to water bodies.
e) Measures to manage and reduce the impacts on the landscape, and where appropriate a landscape restoration plan.
f) A Written Scheme of Archaeological Resource Management
g) Engagement with the Central Bedfordshire Safety Advisory Group (SAG) regarding matters such as on- and off-site traffic management and ways to reduce dependency on travel by private car for events held at Luton Hoo which will attract more than 350 attendees (including players and contractors). The applicant shall give SAG sufficient notice period of such events (currently six months for events attracting 350-4,000 daily attendees and 12 months for events attracting more than 4,000 daily attendees).
h) Appropriate traffic measures for inclusion within the plan are likely to include providing temporary car parking (particularly for disabled visitors), bus and coach parking on-site using appropriate methods; shuttle services between the site and public transport hubs; and traffic management and temporary traffic regulation orders (to prevent parking on London Road (A1081), for example).
Any major golf tournament shall be held in accordance with the approved ETMP, unless otherwise agreed in writing with the local planning authority.
Reason: To ensure appropriate environmental safeguards and in the interest of the safety and convenience of visitors to the site and users of the public highway to accord with Policies T1, T2, T3, EE3 and EE4 of the Central Bedfordshire Local Plan (2021)and Sections 9 and 15 of the National Planning Policy Framework. To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the historic environment and landscape setting context in accordance with Policies EE5, HE1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework. |
30)
The approved CEMP shall be adhered to and implemented throughout the construction period in accordance with the details contained in the February 2025 "Construction Environmental Management Plan - Biodiversity" as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species. (Section 15 of the NPPF) |
31)
No development shall take place until an Ecological Enhancement Strategy (EES) for the creation of new wildlife features such as hibernacula, hedgerow, shrub and wildflower
planting/establishment has been submitted to and approved in writing by the local planning authority. The content shall be informed by the November 2025 "Ecological Impact
Assessment (EcIA)" and 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
32)
The development shall not commence until a [Habitat Management and Monitoring Plan (the HMMP)], prepared in accordance with the approved Biodiversity Gain Plan and including:
(a) a non-technical summary;
(b) the roles and responsibilities of the people or organisation(s) delivering the [HMMP];
(c) the planned habitat creation and enhancement works to create or improve habitat to achieve the biodiversity net gain in accordance with the approved Biodiversity Gain Plan;
(d) the management measures to maintain habitat in accordance with the approved Biodiversity Gain Plan for a period of 30 years from the completion of development; and
(e) the monitoring methodology and frequency in respect of the created or enhanced habitat to be submitted to the local planning authority.
Reason: This is a pre-commencement condition 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 Central Bedfordshire Local Plan (2021). |
33)
Prior to first occupation of the building hereby permitted, a scheme for the charging of electric and ultra-low emission vehicles to serve that building shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of Central Bedfordshire Local Plan and the Electric Vehicle Charging:
Guidance for New Developments - SPD (2022) and shall include the following:
a) Details of active charging posts or passive provision such as cabling and electricity supply for each space provided
b) 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 Central Bedfordshire Local Plan (2021), the Electric Vehicle Charging: Guidance for New Developments - SPD (2022), and Section 9 of the National Planning Policy Framework. |
34)
Part A: No development shall take place until a Written Scheme of Heritage Asset Resource Management (WSHARM) has been submitted to and approved in writing by the Local Planning Authority. The said development shall only be implemented in full accordance with the approved historic environment scheme and the WSHARM shall contain the following components:
1. a method statement for an archaeological trial trench evaluation including details of post-excavation analysis, reporting, and archiving for this stage.
2. an outline method statement for the investigation of archaeological remains that may be found during the evaluation and that will be directly impacted upon by the development.
3. a method statement for the investigation of any archaeological remains that may be affected by any areas of proposed new "Wood Pasture" planting.
4. a method statement for the investigation of any archaeological remains that may be affected by the de-silting of the North Lake.
5. an outline method statement for the preservation in situ/preservation by design of any archaeological remains that may be found during the evaluation which demonstrably relate to designated parkland and whose significance is sufficient to prevent their destruction.
6. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition for the investigation stages (items of 2, 3 and 4) of the project. This will include details of the timetable for each stage of the post-excavation works.
7. an outline strategy for a programme of public outreach, community engagement and interpretation. This will include provision for engagement and in relation to the results of the archaeological investigations and a longer-term plan in relation to the designed landscape.
Should the trial trench evaluation produce evidence of archaeological remains that require further mitigation, Items 2, 3, 4 and 5 of Part A of this condition will be finalised on the approval of the trial trench evaluation report. The updated WSHARM for the works will then be approved by the Local Planning Authority before any further fieldwork or development is undertaken. Should no further archaeological investigation be required it will not be necessary for the WSHARM to be amended and the applicant or developer can proceed with completing the work for item 7 in relation to the interpretation of the designed landscape and all items in Part B of the condition.
Part B: This condition shall only be fully discharged when:
1. all elements of the archaeological fieldwork have been completed and the date of completion has been confirmed in writing by the Local Planning Authority. This includes the any archaeological fieldwork associated with items 3 and 4 of Part A.
2. a final archaeological report or (if appropriate) a Post Excavation Assessment report and an Updated Project Design has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 18 months of the date of completion of the archaeological fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority.
3. the post-excavation analysis as specified in the approved Updated Project Design (if one is prepared) has been completed.
4. the preparation of the site archives (including the completion of the archive report) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For the digital archive this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing archaeological archives.
5. the publication report text has been prepared for submission to either a recognised archaeological journal or an approved final report is submitted to the Historic Environment Record, and this has been confirmed in writing by the Local Planning Authority.
6. the programme of public outreach, community engagement and interpretation has been completed and this has been confirmed in writing by the Local Planning Authority.
7. Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, 4 and 5 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion. Should the project not warrant the production of a Post Excavation Assessment report, an Updated Project Design and a publication text, Item 5 can be completed on the approval of the final archaeological report. Item 6 will be completed prior to operational use of the clubhouse/office building and golf course hereby approved, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to the historic environment in accordance with Policies HE1, HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Section 16 of the National Planning Policy Framework. In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 211 of the National Planning Policy Framework: to investigate and record any archaeological remains affected by the development, to safeguard the long-term future of the archive and to make the record of all the work publicly available. Part A of this condition is pre-commencement because development works can have an irreversible impact on archaeological remains and an approved programme of investigation must be in place before the development starts.
This is advice is in line with Chapter 18 of the Central Bedfordshire Local Plan 2015-2035 (2021) and Chapter 16 of the National Planning Policy Framework. |
35)
Notwithstanding the submitted details, prior to commencement of any above ground construction works on site, a written assessment and planting specification, as appropriate, for any required additional, or strengthened screen planting in respect of potential views of the clubhouse building and car park hereby approved from the access road known as Tank Drive (including along its length as agreed with the Local Planning Authority) (as shown on the Site Plan as Proposed ref. 255-L(20)-200 Rev. P10) and also on the edge of Stockings Wood (to the south) shall be submitted to and approved in writing by the local planning authority. The approved details shall thereafter be implemented and maintained strictly in accordance with the approved details.
Reason: To ensure that the development hereby approved is implemented in a manner that is appropriate in all respects to its listed building and landscape setting context in accordance with Policies HE2 and HE3 of the Central Bedfordshire Local Plan (2021) and Sections 12 and 16 of the National Planning Policy Framework. |
36)
No development shall take place 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 proposed building, 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 the development is integrated into the existing topography due to the extensive basement provision. (Section 12, NPPF) |
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