| Conditions or Reasons: | 1)
Application for the approval of the reserved matters shall be made to the Local Planning Authority within three years from the date of 02 June 2025 (the date of the approval of the host permission, reference CB/24/02722/OUT). The development shall begin not later than two years from the final approval of the reserved matters or, if approved on different dates, the final approval of the last such matter to be approved.
Reason: To comply with Section 92 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004. |
2)
No development shall take place until approval of the details of the appearance, landscaping, layout and scale of the development [and any other details required i.e. the landscaping adjoining it] within that area (herein called 'the reserved matters') has been obtained in writing from the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To comply with Part 3 Article 6 of the Town and Country Planning (General Development Procedure) Order 2015. |
3)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR152, or a 'Further Licence') and with the proposals detailed on plan "The Strawberry Farm: Impact plan for great crested newt District Licensing (Version 1)" dated 22nd April 2025.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
4)
No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence (WML-OR152, or a 'Further Licence'), and in addition in compliance with the following:
-Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WML-OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
5)
No development shall take place until an Ecological Enhancement Strategy for the creation of new wildlife features such as hibernacula, the inclusion of integrated bird/bat and bee boxes in buildings/structures and hedgehog holes in fences has been submitted to and approved in writing by the local planning authority.
Reason: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with policy EE2 of the Central Bedfordshire Local Plan and chapter 15 of the National Planning Policy Framework. |
6)
Prior to commencement of the development, a noise assessment shall be submitted to the Council for approval of external noise levels and details of the sound insulation of the building envelope, orientation of habitable rooms away from major noise sources and of acoustically attenuated mechanical ventilation as necessary to achieve internal room and external amenity noise standards in accordance with the Central Bedfordshire Councils Design Guide. Approved details shall be implemented prior to occupation of the development and thereafter be permanently retained.
Reason: In the interests of safeguarding the amenity and living conditions of future residential occupants. (Policy CC8, Central Bedfordshire Local Plan, Section 15, NPPF) |
7)
Before the development hereby permitted is commenced, an intrusive (phase two) site investigation shall be carried out to establish whether the site is contaminated, to assess the degree and nature of any contamination present 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 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+A2:2017 Investigation 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: To protect human health and the environment (Policy CC8, Central Bedfordshire Local Plan, Section 15, NPPF) |
8)
A method statement setting out the proposed means of dealing with any contamination and asbestos present on the site shall then be submitted in writing to the Local Planning Authority for approval before the development commences. The remediation 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: To protect human health and the environment (Policy CC8, Central Bedfordshire Local Plan, Section 15, NPPF) |
9)
Following completion of remediation works, and prior to the occupation of the approved dwelling, 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 in compliance with and by a competent person who conforms to Land Contamination Risk Assessment (LRCM) guides.
Reason: To protect human health and the environment (Policy CC8, Central Bedfordshire Local Plan, Section 15, NPPF) |
10)
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 43.0m 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.(Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
11)
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 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. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
12)
No development shall take place until a scheme for car parking in accordance with the Central Bedfordshire Council's Parking standards for new developments Supplementary Planning Document (SPD) has been submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development is occupied and the car parking areas shall not thereafter be used for any other purpose.
Reason: To ensure that adequate provision is made for vehicles to park clear of the highway in the interests of highway safety. (Policy T3, Central Bedfordshire Local Plan, section 9, NPPF) |
13)
The detailed layout plans to be submitted for approval of reserved matters in connection with this development shall illustrate a vehicular turning area for service/delivery/emergency vehicles within the curtilage of all premises taking access directly from the public highway.
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
14)
Prior to occupation, a scheme for the secure and covered parking of cycles on the site (including the internal dimensions of the cycle parking area, stands/brackets to be used and access thereto), calculated at one cycle parking space per bedroom and 1 short stay spaces per unit, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
(See Notes to the Applicant)
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 T3, Central Bedfordshire Local Plan, section 9, NPPF) |
15)
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. (Policy T2, Central Bedfordshire Local Plan, section 9, NPPF) |
16)
The Reserved Matters Application regarding scale and layout shall be based on the findings of a BS 5837 : 2012 Tree/Hedge Survey, Tree/Hedge Constraints Plan and an Arboricultural Impact Assessment, prepared by a suitably qualified arboricultural consultant. The Reserved Matters Application shall also be supported by a Tree Protection Plan and an Arboricultural Method Statement, to be submitted to the Local Planning Authority for approval. The approved Tree Protection Plan and Arboricultural Method Statement shall then be implemented before the commencement of development, with all tree/hedge protection barriers remaining securely in position throughout the entire course of development works.
Reason: To secure the protection of retained boundary landscaping within the finalised layout, so as to maintain its physical integrity, rooting health, landscape, screening and biodiversity value. (Policy EE4, Central Befordshire Local Plan, section 15, NPPF) |
17)
No development shall take place until a scheme has been submitted to and approved by a suitable Building Control Body and Fire Officer for the provision of appropriate fire safety measures at the development. Prior to first occupation of the dwelling, the approved fire safety measures shall be installed as approved. Thereafter, the fire safety measures shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
18)
Prior to first occupation of the dwelling hereby approved, 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 the Councils's Minerals and Waste Local Plan 2014, Policy WSP5 and the adopted SPD "Managing Waste in New Developments" (2006). |
19)
No development shall take place until a landscaping scheme to include all hard and soft landscaping 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) |
20)
The dwelling included as part of any Reserved Matters application shall not exceed 1.5 or 2 storey(s) in height.
Reason: To ensure that the site is not overdeveloped and that the character and visual appearance of the area is not adversely affected. (Section 12, NPPF) |
21)
Any subsequent Reserved Matters application shall include a scheme for the charging of electric and ultra-low emission vehicles for dwelling. The scheme shall accord with Policy T5 of the Central Bedfordshire Local Plan and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply
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) and paragraph 117 of the National Planning Policy Framework. |
22)
All existing onsite buildings and other structures as shown on drawing no. drawing no. P001 rev. B 'Proposed Site Plan' shall be demolished and all resultant detritus completely removed from the site prior to the commencement of building works.
Reason: In the interests of the visual amenities of the area.
(Section 12, NPPF) |
23)
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) |
24)
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) |
25)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers E001 rev. A - Location Plan, and in general accordance with the details shown on drawing no. P001 rev. B - Proposed Site Plan.
Reason: To identify the approved plan/s and to avoid doubt. |
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