| 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:
LMN100447-MCB-ZZ-ZZ-DR-A-0201-D5-P2- Site Location Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0230-D5-P8-Site Layout Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0232-D5-P5-External Materials and Boundary
Treatments Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0233-D5-P4-Affordable Tenure Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0234-D5-P4-Refuse Management Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0235-D5-P4-Parking Strategy Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0237-D5-P6-Garden areas Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0238-D5-P4- Ecology Enhancements Plan
LMN100447-MCB-ZZ-ZZ-DR-A-0105-D5-P02-21x2B Flats_Plots 55-75
LMN100447-MCB-ZZ-ZZ-DR-A-0106-D5-P02-21x2B Flats_Plots 55-75
LMN100447-MCB-ZZ-ZZ-DR-A-0107-D5-P02-21x2B Flats_Plots 55-75
LMN100447-MCB-ZZ-ZZ-DR-A-0108-D5-P2-9x2B Flats_Plots 199-207
LMN100447-MCB-ZZ-ZZ-DR-A-0109-D5-P2-9x2B Flats_Plots 199-207
LMN100447-MCB-ZZ-ZZ-DR-A-0110-D5-P2-12xAF2B Flats_Plots 208-219
LMN100447-MCB-ZZ-ZZ-DR-A-0111-D5-P2-12xAF2B Flats_Plots 208-219
LMN100447-MCB-ZZ-ZZ-DR-A-0115-D5-P02-Marston_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0116-D5-P02-Tanton_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0117-D5-P02-Avington_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0118-D5-P02-Avington_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0119-D5-P02-Cornwood_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0120-D5-P02-Hartwood_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0121-D5-P02-Hartwood_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0122-D5-P02-Holkham_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0123-D5-P02-Lingwood_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0124-D5-P02-Scotswood_K1
LMN100447-MCB-ZZ-ZZ-DR-A-0125-D5-P02-Scotswood_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0126-D5-P02-Scotswood_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0127-D5-P02-Thurlwood_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0128-D5-P02-Thurlwood_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0129-D5-P02-Queenswood_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0130-D5-P02-Queenswood_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0131-D5-P02-Queenswood FG_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0132-D5-P02-Queenswood FG_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0133-D5-P02-Morden_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0134-D5-P02-Morden_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0135-D5-P02-Bideford_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0136-D5-P02-HH Type 2_K1
LMN100447-MCB-ZZ-ZZ-DR-A-0137-D5-P02-HH Type 2_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0138-D5-P02-Gipping_K1
LMN100447-MCB-ZZ-ZZ-DR-A-0139-D5-P02-Gipping_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0140-D5-P02-Gipping_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0141-D5-P02-HH Type 1_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0142-D5-P02-HH Type 1_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0143-D5-P02-LM3_K1
LMN100447-MCB-ZZ-ZZ-DR-A-0144-D5-P02-LM3_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0145-D5-P02-Cromford_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0146-D5-P02-Cromford_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0147-D5-P02-Moulton_K1
LMN100447-MCB-ZZ-ZZ-DR-A-0148-D5-P02-Moulton_V1
LMN100447-MCB-ZZ-ZZ-DR-A-0149-D5-P02-Moulton_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0150-D5-P02-Bideford_V2
LMN100447-MCB-ZZ-ZZ-DR-A-0160-D5-P01-Garages
LMN100447-MCB-ZZ-ZZ-DR-A-0270-D5-P2-Illustrative Streetscenes AA,BB
LMN100447-MCB-ZZ-ZZ-DR-A-0271-D5-P2-Illustrative Streetscenes CC,DD
LMN100447-MCB-ZZ-ZZ-DR-A-0272-D5-P2-Illustrative Streetscenes EE,FF
LMN100447-MCB-ZZ-ZZ-DR-A-0273-D5-P2-Illustrative Streetscenes
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LMN100447-MCB-ZZ-ZZ-DR-A-0274-D5-P2-Illustrative Streetscenes MM,NN,OO
LMN100447-MCB-ZZ-ZZ-DR-A-0275-D5-P2-Illustrative Streetscenes PP,QQ
LMN100447-MCB-ZZ-ZZ-DR-A-0276-D5-P2-Illustrative Streetscenes RR,SS
LMN100447-MCB-ZZ-ZZ-DR-A-0277-D5-P2-Illustrative Streetscenes
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8560.HSP.3.0 B - Hard Surfacing Plan Overview
8560.HSP.3.1 B - Hard Surfacing Plan Sheet 1 of 6
8560.HSP.3.2 B - Hard Surfacing Plan Sheet 2 of 6
8560.HSP.3.3 B - Hard Surfacing Plan Sheet 3 of 6
8560.HSP.3.4 B - Hard Surfacing Plan Sheet 4 of 6
8560.HSP.3.5 B - Hard Surfacing Plan Sheet 5 of 6
8560.HSP.3.6 B - Hard Surfacing Plan Sheet 6 of 6
8560.PP.2.0 B - Soft Planting Plan Overview
8560.PP.2.1 B - Soft Planting Plan Sheet 1 of 6
8560.PP.2.2 B - Soft Planting Plan Sheet 2 of 6
8560.PP.2.3 B - Soft Planting Plan Sheet 3 of 6
8560.PP.2.4 B - Soft Planting Plan Sheet 4 of 6
8560.PP.2.5 B - Soft Planting Plan Sheet 5 of 6
8560.PP.2.6 B - Soft Planting Plan Sheet 6 of 6
8560.PSP.4.0 A - Play Area Proposal
8560.TPD.5.0 - Tree Pit Detail Sheet 1 of 2
8560.TPD.5.1 - Tree Pit Detail Sheet 2 of 2
8560.Lan.Spec.002 - Landscape Specification
E4302-500D-Drainage Strategy-Sheet 1 of 2
E4302-501D-Drainage Strategy-Sheet 2 of 2
E4302-700D-Highway Surface Finishing-Sheet 1 of 2
E4302-701D-Highway Surface Finishing Sheet 2 of 2
E4302-702D-Highway Visibility-Sheet 1 of 2
E4302-703E-Highway Visibility-Sheet 2 of 2
E4302-790G-Refuse Tracking-Sheet 1 of 2
E4302-791E-Refuse Tracking-Sheet 2 of 2
E4302-792C-Fire Engine Tracking-Sheet 1 of 2
E4302-793C-Fire Engine Tracking-Sheet 2 of 2
E4302-795C-Delivery Van Tracking - Sheet 1
E4302-796C-Delivery Van Tracking - Sheet 2
Reason: To identify the approved plan/s and to avoid doubt. |
2)
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 (=3000K) and full cut-off/shielding where required;
- demonstrate compatibility with designing-out-crime principles for paths, communal entrances and parking; and
- include management/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). |
3)
Notwithstanding the details shown on the plans, no development above ground level shall commence until details are submitted to, and approved in writing by, the local planning authority showing an amended arrangement for the entry into the shared surface along the street fronted by Plot 1-3 & 13-14. The details to be submitted shall show either:
· Minimum separation of 15 metres between the ramped entry to the shared surface,
and the raised continuous footway crossing at the junction with the spine road
adjacent to Plot 1; or
· the continuation of the shared surface from the raised continuous footway crossing at the junction with the spine road adjacent to Plot 1.
The development shall be constructed in accordance with the approved details and made available for use prior to first occupation of Plots 1-2; 8-14; and 29-54.
Reason: In the interest of highway safety and the comfort of vehicle occupiers, cyclists and motorcyclists |
4)
Notwithstanding the details shown on the plans, no development above ground level shall commence until details are submitted to, and approved in writing by, the local planning authority showing the removal and, if possible, relocation of the in-street landscape feature opposite Plot 87. Any relocation of the landscape feature to elsewhere within the street, and any related changes, shall be supported by tracking diagrams showing that a refuse collection vehicle would not be unduly inhibited from travelling along the street. The visitor parking space adjacent to the landscape feature shall also be removed and, if possible, relocated if demonstrated to be necessary by the refuse collection vehicle tracking exercise.
The development shall be constructed in accordance with the approved details prior to first occupation of any plots taking access from the subject street.
Reason: In the interest of the safe and efficient operation of the highway. |
5)
Notwithstanding the details shown on the plans, no development above ground level shall commence until details are submitted to, and approved in writing by, the local planning authority for amendments of the scheme to provide carriageway widening to the front of Plots 177-179 & 187-190. The details to be submitted for approval shall include tracking diagrams demonstrating that a car may pass an 11.5m long refuse collection vehicle. The development shall be constructed in accordance with the approved details prior to first occupation of any plots taking access from the subject street (Plots 177-189 & 193-219).
Reason: In the interest of the safe and efficient operation of the highway. |
6)
Notwithstanding the details shown on the plans, prior to the occupation of Plots 142-145, amended details shall be submitted to, and approved in writing by, the local planning authority for a minimum 4.8m wide hard-surfaced access into the shared private driveway serving these dwellings. The details to be submitted for approval shall include the requisite width and construction of the vehicle crossover from the highway and any necessary amendments to the adjacent footway and grass verge. The development shall be constructed in accordance with the approved details prior to first occupation of Plots 142-145.
Reason: In order to provide a safe and efficient access to these dwellings, to the benefit of the residents and other users of the adjacent highway. |
7)
No building shall be occupied until the junction of the respective site access with the roads constructed as part of the Phase 1 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. |
8)
Visibility splays shall be provided at the junction of the accesses with the roads constructed as part of the Phase 1 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 and 43m (spine road; named 'Road 1' on the engineering drawings) or 25m (all other roads) measured from the centre line of the proposed access along the line of the channel of the highway. 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. |
9)
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. |
10)
Visibility splays shall be provided at all respective road junctions and bends within the site 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 channel of the major road and 17m measured from the centre line of the proposed access along the line of the channel of the highway. Forward visibility through bends shall be a minimum of 17m 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 shared surface environments, achieving these splays is incumbent on the illustrated features proposed within the shared surfaces, to influence a vehicle's path through the street.
Reason: To provide adequate visibility at road junctions and bends in the interest of road user safety. |
11)
Details of 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. |
12)
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. |
13)
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. To this end, gates or other means of enclosure shall not be introduced at undercrofts or car ports.
Reason: To retain adequate parking provision for the development hereby permitted without adversely affecting the convenience of site and road users. |
14)
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 the gates are opened. |
15)
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.
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. |
16)
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. |
17)
No development above ground level shall commence until a Revised Ecological Enhancement Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall confirm feature types and totals, correct indicative orientations for bird and bat boxes in line with current good practice, any integrated measures, and an implementation programme to ensure installation during the appropriate construction stage. The development shall be carried out in accordance with the approved Plan and thereafter retained.
Reason: To secure biodiversity enhancements consistent with Development Plan policy and the approved Design Code. |
18)
Notwithstanding the submitted drawings, no development above ground level shall commence until a detailed Soft Landscaping Scheme has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
- full planting schedules (species, sizes, densities), increased hedge species diversity to support hierarchy/wayfinding, and tree species/sizes to ADC4;
- quantified watering/establishment regime and 5-year maintenance;
- strimmer guards to all trees in grass; and
- hedge height notes where visibility splays require maintenance at or below 600 mm.
The approved soft landscaping shall be implemented in the first planting season following first occupation of each phase/parcel and maintained for 5 years, with any failures replaced in the next planting season.
Reason: To ensure a resilient landscape that accords with the Design Code and maintains highway visibility. |
19)
No development above ground level shall commence until a Hard Landscaping & Street Furniture schedule and drawings has been submitted to and approved in writing by the Local Planning Authority. The details shall include:
- confirmation that all on-plot parking bays are block-paved (not asphalt);
- transitional paving between material types at junctions; and
- a street furniture schedule substituting non-compliant items with ADC4-specified benches/bins.
The development shall be carried out in accordance with the approved details and retained thereafter.
Reason: To secure a coherent public realm consistent with the Area 4 Design Code. |
20)
No development above ground level shall commence until full elevations and material details for all boundary treatments are submitted to and approved in writing by the Local Planning Authority. Masonry walls shall be constructed in stretcher bond and reflect the materials of adjoining plots. The approved details shall be implemented prior to the occupation of the respective dwelling(s) and retained thereafter.
Reason: In the interest of visual amenity, legibility and Design Code compliance. |
21)
Notwithstanding the submitted play drawings, no development above ground level shall commence until a manufacturer-designed LAP (minimum approx. 100 mē) for ages 36 has been submitted to and approved in writing by the Local Planning Authority. The LAP shall provide at least three items including an inclusive swinging item (e.g. nest swing) and a small multi-play (climb/slide/balance), with no loose-fill bark surfacing, accessible routes, compliant benches (with back/arms) on hardstanding, lidded bins, and standard fencing/gates with signage. The LAP shall be installed prior to occupation of the 200th dwelling within the parcel (or as otherwise agreed in writing) and retained thereafter.
Reason: To provide accessible, inclusive play in accordance with local standards and the Design Code. |
22)
Prior to first occupation, a Refuse and Recycling Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall include only those details not already shown on the approved plans, including final dropped-kerb locations, confirmation of maximum drag distances, lighting and security arrangements for apartment bin stores, and identification of collection points ensuring refuse collection vehicles do not reverse more than 15 metres.
The approved measures shall be implemented prior to occupation of the respective dwellings/blocks and retained thereafter.
Reason: To ensure safe and efficient waste collection and adequate provision for future residents. |
23)
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. |
24)
No development above ground level shall commence until a detailed schedule of external materials for all buildings has been submitted to and approved in writing by the Local Planning Authority. The schedule shall include:
- full brick specifications (including confirmation of all TBC brick types);
- roof tiles (type, profile and colour);
- mortar colour and joint profile;
- window and door materials and finishes;
- feature brickwork or detailing (e.g., soldier courses, string courses, contrasting panels);
- rainwater goods (material and colour);
- materials for communal entrances to the apartment buildings.
The development shall thereafter be carried out in accordance with the approved details and retained as such.
Reason: To ensure a high-quality appearance consistent with the Area 4 Design Code and to safeguard the character of the development. |
25)
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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