| 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 24.044_PL.001-R3 Rev 02, 24.044_PL.002 Rev 00, 24.044_PL.003 Rev 00, 24.044_PL.004-R3 Rev R4, 24.044.PL.005_R4 Rev 04, 24.044_PL.006 Rev 03
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Part A: No development shall take place until an archaeological written scheme of investigation (WSI), 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 archaeological scheme and the WSI shall contain the following components:
1. method statements for the investigation of all archaeological remains present at the site.
2. a method statements for the preservation in situ of any archaeological remains that cannot be fully investigated (if appropriate)
3. an outline strategy for community engagement
4. an outline strategy for post-excavation assessment; analysis, publication, and archive deposition including details of the timetable for each stage of the post-excavation works.
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.
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, as a standalone monograph or the Historic Environment Record
and this has been confirmed in writing by the Local Planning Authority.
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.
Reason: In line with policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and paragraph 218 of the National Planning Policy Framework (Dec 2024): 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. |
4)
Prior to development (including demolition), tree protection barriers and ground protection shall be installed and positioned in strict accordance with Section 6.1 - 'Tree Protection Plan', Section 6.2 - 'Stage 1 Installation of Tree Protection Measures' and Appendix 6 'Tree Survey and Protection Plan' (drawing dated 4th August 2025) of the 'Arboricultural Impact Assessment and Method Statement' by MM Environmental, dated 7th August 2025. The tree protection barriers and ground protection shall then be maintained securely in position throughout the entire course of development works.
Reason: To protected the designated Root Protection Areas of surrounding trees from damage incurred from ancillary development activity, so as to maintain their health, screening , landscape and biodiversity value. (Section 15 of the NPPF) |
5)
Throughout the course of development, all working practices shall conform to Section 5 - 'Sequence of Works', Section 6.4 - 'Stage 3 - 'Incursions and works within Root Protection Area', Section 6.5 'Stage 4 - Tree Planting and Soft Landscaping', Section 6.6 'Underground Utilities, and Section 6.7 - 'Site Monitoring and Supervision' with full reference made to areas shown in Appendix 6 'Tree Survey and Protection Plan' (drawing dated 4th August 2025) of the 'Arboricultural Impact Assessment and Method Statement' by MM Environmental, dated 7th August 2025
Reason: To ensure that all working practices are in accordance with good arboricultural practice, and fully comply with the requirements set out in Section 6 'Arboricultural Method Statement'. (Section 15 of the NPPF) |
6)
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.
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) |
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