| Conditions or Reasons: | 1)
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
PL-600 Rev B - Location Plan
PL-601 Rev F - Block Plan
PL-602 Rev I - Proposed Site Plan
PL-603 Rev I - Proposed Presentation Site Plan
PL-604 Rev E - Building Heights Plan
PL-605 Rev E - Tenure Plan
PL-606 Rev G - Parking Plan
PL-607 Rev E - Materials Plan
PL-608 Rev F - Detailed Site Plan Sheet 1
PL-609 Rev F - Detailed Site Plan Sheet 2
PL-610 Rev F - Detailed Site Plan Sheet 3
PL-611 Rev G - Accessibility Plan
PL-612 Rev G - Garden Sizes Plan
PL-630 Rev C - Plans and Elevations - Vyne-Vyne
PL-631 Rev C - Plans and Elevations - Vyne-Vyne-Vyne
PL-632 Rev F - Plans and Elevations - Charleston-Charleston M4(2) Sheet 1
PL-633 Rev E - Plans and Elevations - Charleston-Charleston M4(2) Sheet 2
PL-634 Rev E - Plans and Elevations - Charleston-Charleston M4(2) Sheet 3
PL-635 Rev D - Plans and Elevations - Frogmore
PL-636 Rev D - Plans and Elevations - Parham-Parham Sheet 1
PL-637 Rev C - Plans and Elevations - Parham-Parham Sheet 2
PL-638 Rev D - Plans and Elevations - Parham-Parham
PL-639 Rev E - Plans and Elevations - Parham-Parham Custom
PL-641 Rev D - Plans and Elevations - Hampton V2
PL-642 Rev E - Plans and Elevations - Hampton V2-Vyne
PL-643 Rev F - Plans and Elevations - Penshurst V2 M4(2)
PL-646 Rev F - Plans and Elevations - Highgrove-3B Bespoke Corner
PL-647 Rev F - Plans and Elevations - 3B Bespoke Corner
PL-648 Rev F - Plans and Elevations - 3B Bespoke Corner-Parham
PL-649 Rev D - Plans and Elevations - Woburn
PL-650 Rev F - Plans and Elevations - Arlington Sheet 1
PL-651 Rev D - Plans and Elevations - Arlington Sheet 2
PL-652 Rev E - Plans and Elevations - Lydford V2 Sheet 1
PL-653 Rev D - Plans and Elevations - Chartwell M4(2)
PL-654 Rev E - Plans and Elevations - Grantham
PL-655 Rev E - Plans and Elevations - Goodwood M4(2)
PL-656 Rev D - Plans and Elevations - Lydford V2 Sheet 2
PL-660 Rev D - Plans and Elevations - Garages and Cycle Stores
PL-668 Rev A - Plans and Elevations - Double Garages
PL-661 Rev G - Ground Floor Plan - Flat Block Sheet 1
PL-662 Rev G - First Floor Plan - Flat Block Sheet 2
PL-663 Rev F - Second Floor Plan - Flat Block Sheet 3
PL-664 Rev F - Third Floor Plan - Flat Block Sheet 4
PL-665 Rev E - Elevations - Flat Block Sheet 5
PL-666 Rev F - Elevations - Flat Block Sheet 6
PL-670 Rev G - Street Scenes - Parcel 6 Sheet 1
PL-671 Rev E - Street Scenes - Parcel 6 Sheet 2
PL-672 Rev F - Street Scenes - Parcel 6 Sheet 3
PL-673 Rev E - Street Scenes - Parcel 6 Sheet 4
Pr-1130.BTP.006 Rev E - Boundary Plan
Pr-1130.HLP.005 Rev E - Hard Landscape Plan
Pr-1130.HSLP.001 Rev E - Overall Landscape Plan
Pr-1130.PPO.002 Rev E - Planting Plan Overview
Pr-1130.PP.003 Rev E - Planting Plan
Pr-1130.PP.004 Rev E - Planting Plan
Pr-1130.TSP.007 Rev E - Tree Strategy Plan
Reason: To identify the approved plan/s and to avoid doubt |
2)
No building shall be occupied until the junction of the respective site access with the roads constructed as part of the wider Phase 4 Advanced Infrastructure 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. |
3)
Visibility splays shall be provided at the junction of the accesses with the roads constructed as part of the wider Phase 4 Advanced Infrastructure before dwellings within the respective area of the development are occupied. 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 43m 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. |
4)
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. |
5)
Visibility splays shall be provided at all respective road junctions and bends falling within the site before being opened for use by residents to access their properties. Where a junction is formed with a Shared Surface, the minimum dimensions to provide the required splay lines shall be 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. For junctions formed with Hill View Street, the minimum dimensions to provide the required splay lines shall be 2.4m measured along the centre line of the minor road from its junction with the nearside channel of Hill View Street and 25m measured from the centre line of the minor road along the line of the nearside channel of Hill View Street. 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 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. |
6)
Notwithstanding the details shown, a scheme for long-stay (resident) cycle parking, 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. |
7)
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. |
8)
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 have 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. |
9)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 (or any amendment), 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.
Reason: To retain adequate parking provision for the development without adversely affecting highway safety or convenience. |
10)
No gates shall be installed on private accesses or driveways within 5.0 metres of the adoptable highway (including verges and footways). Any gates shall open away from the highway.
Reason: To enable vehicles to draw off the highway before gates are opened. |
11)
Notwithstanding the details shown, a scheme that achieves junction visibility of 2.4m x 17m at the junction between Plots 32 & 45 shall be submitted to, and approved in writing by, the local planning authority. The resulting visibility envelopes shall be provided as part of the public realm and shall be free of obstruction (including free of boundary treatments of individual dwellings). Private parking areas shall be provided outside of the identified visibility envelopes.
Reason: To ensure appropriate intervisibility between road users in the interest of highway safety. |
12)
Notwithstanding the detail shown on the plans, details of hard surface finishes for all vehicular areas (including private areas) shall be submitted to, and approved in writing by, the local planning authority. Within shared private driveways, communal areas, including turning areas for service vehicles, shall be differentiated from individual dwellings' driveways and allocated parking spaces. Within shared surface streets, visitor and unallocated parking spaces shall utilise a contrasting finish or definition. For streets with segregated pedestrian provision, the carriageway on the approach to and at the interface with shared surfaces shall utilise a contrasting finish to the shared surface.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site so as to safeguard the interest of highway safety, to ensure satisfactory parking of vehicles outside of highway limits and to assist with the safe and efficient operation of the highway. |
13)
Prior to first occupation, a parcel-wide Refuse and Recycling Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall include:
- identification of all bin-collection points, ensuring refuse collection vehicles do not reverse more than 15m;
- confirmation that communal bins for apartment blocks will not require a drag distance greater than 10m from bin store to collection point;
- locations of all required dropped kerbs to facilitate bin movement;
- details of lighting and security arrangements for communal bin stores;
- confirmation of level, surfaced routes for bin movements without crossing unpaved, uneven or excessively steep surfaces
The approved measures shall be implemented prior to occupation and retained thereafter.
Reason: To ensure safe, efficient and accessible refuse collection arrangements in accordance with CBLP Policies HQ1, T2 and T3 and the CBC Design Guide. |
14)
No development above ground level shall commence until a scheme for (non highways) external lighting has been submitted to and approved in writing by the Local Planning Authority. The scheme shall:
- identify luminaire locations/specifications, illuminance and light-spill controls;
- avoid illumination of habitats/green corridors and ecological features, using warm-white light (typically <2700K unless otherwise agreed) and full cut-off/shielding where required;
- demonstrate compatibility with designing-out-crime principles for paths, communal entrances and parking; and- include maintenance arrangements.
The approved scheme shall be installed prior to first occupation of the relevant parcel and retained thereafter unless otherwise agreed in writing.
Reason: To provide safe and inclusive access and reduce crime/fear of crime (CBLP HQ1; NPPF Ch. 12) and to protect biodiversity (NPPF Ch. 15). |
15)
Prior to first occupation of the development, 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) shall be 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. |
16)
The development shall be carried out in accordance with the approved soft landscaping details, including:
Pr-1130.HSLP.001 Rev E - Overall Landscape Plan
Pr-1130.PPO.002 Rev E - Planting Plan Overview
Pr-1130.PP.003 Rev E - Planting Plan
Pr-1130.PP.004 Rev E - Planting Plan
All soft landscaping shall be implemented in full in accordance with the approved details and in coordination with underground services and drainage infrastructure.
All planting shall be carried out in the first planting season following occupation or completion of the relevant phase of development, whichever is the sooner.
Any trees or plants which within a period of five years from completion die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
Reason: To ensure that the landscaping is delivered as a coordinated and viable scheme, avoids conflict with services and drainage infrastructure, and contributes to the character and quality of the development in accordance with the Area Design Code 4. |
17)
Prior to first occupation, an updated Ecological Enhancement Plan (based on the approved strategy) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall:
- confirm types, locations and total numbers of all bat, bird and invertebrate features;
- show compliant indicative orientations in line with current best practice (RSPB, BCT);
- ensure hedgehog gaps are only shown in locations where they can be practically delivered (i.e. not through masonry walls unless pre-formed openings are included);
- specify that areas beneath trees and other marginal spaces shall use biodiverse, pollinator-rich seed mixes rather than amenity grass;
- include an implementation schedule ensuring installation during the appropriate stages of construction.
The approved measures shall be implemented in full and retained thereafter.
Reason: To secure biodiversity gains in line with CBLP Policies EE2 and EE3, the Area 4 Design Code. |
18)
Notwithstanding the approved plans, the first floor side facing windows on Plots 43, 44 and 49 that face adjoining private amenity space shall be fitted with obscure glazing to a minimum of Pilkington Level 3 (or equivalent) and shall be non-opening below 1.7 metres above internal floor level. The windows shall be permanently retained in this condition thereafter.
Reason: To safeguard the amenity and privacy of occupiers of adjoining dwellings, in accordance with the Central Bedfordshire Design Guide and the National Planning Policy Framework. |
19)
Notwithstanding the provisions of Part 1, Class A, AA, B, C and E 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. (Section 12, NPPF). |
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