| 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: BURG/22512/EXISTC, BURG/22512/PLANNING2C, BURG/22512/SITELOC.
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Prior to development, and following all permitted tree surgery, tree protection fencing (and ground protection where necessary) shall be constructed, installed and positioned in strict accordance with Section 5.3 'Tree Protection' (includes subsections 5.3.1 'Protective Fencing/Protective Barrier' and 5.3.2 'Ground Protection'), Appendix D 'Protective Barrier and Fencing', Appendix E 'Indicative Arboricultural Supervision' and Appendix H 'Tree Protection Plan' (Drawing No. 1337.25.3B) of the supporting document 'BS5837 Tree Survey, Arboricultural Impact Assessment and Method Statement' (Document Ref. 1337) as prepared by Elizabeth Greenwood, dated October 2025, and amended February 2026.
Reason: This is a pre-commencement conditon to establish a Construction Exclusion Zone around the designated Root Protection Areas of retained trees so as to protect from compaction, excavation and chemical contamination damage, so as to maintain tree health, anchorage, landscape, amenity and biodiversity value (Policy EE4 of the CBLP and Section 15 of the NPPF). |
4)
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 WSI shall include the following components:
1. a method statement for the investigation of all archaeological remains present at the site.
2. If appropriate, a method statement for the preservation in situ of those archaeological remains whose survival will not be compromised by any element of the proposal from construction, through to operation.
3. an outline strategy for post-excavation assessment, analysis and publication, 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 fieldwork (outlined in Part A 1-3) have been completed and the date of completion has been confirmed in writing by the Local Planning Authority.
2. the post-excavation assessment, analysis and final archaeological report has been submitted to and approved in writing by the Local Planning Authority. This shall be done within 12 months of the date of completion of all elements of the fieldwork unless otherwise agreed in advance in writing by the Local Planning Authority.
3. The preparation of the site archives (both physical and digital) for deposition at stores approved by the Local Planning Authority has been undertaken and confirmed in writing by the Local Planning Authority. For digital archives this will include confirmation of the intention to deposit with a CoreTrustSeal certified repository dedicated to storing historic environment
archives.
4. the preparation of an archive report and the submission of a publication report (if applicable) have been undertaken and confirmed in writing by the Local Planning Authority
Unless otherwise agreed in advance in writing by the Local Planning Authority, items 3, and 4 of Part B of this condition shall be completed within 2 years of the archaeological fieldwork date of completion.
Reason: This condition is pre-commencement as a failure to secure archaeological investigation in advance of development, to secure the long term future of the archive and to make the record of that work publicly available would be contrary to Policy HE1 of the Central Bedfordshire Local Plan 2015-2035 (adopted July 2021) and Paragraph 218 of the National Planning Policy Framework that requires developers to record and advance of understanding of the significance of any heritage assets affected by development before they are lost (wholly or in part). |
5)
No development shall take place (including any, ground works, site clearance) until an ecological Precautionary Method of Working (PMW) has been submitted to and approved in writing by the local planning authority. The PMW shall include the following:
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'.
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method
statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
h) Use of protective fences, exclusion barriers and warning signs. The approved PMW shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the local planning authority.
Reason: This is a pre-commencement condition to ensure that the works are ecologically sensitive and do not result in adverse impacts to protected species (Policies EE2 and EE3 of the CBLP and Section 15 of the NPPF). |
6)
No development shall take place until an Ecological Enhancement Plan displaying details of bat and bird box installation has been submitted to and approved in writing by the local planning authority. (The content shall be informed by the March 2026 Preliminary Roost Assessment as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.) The extent and location of proposed works must be shown on appropriate scale maps and plans. The details shall be implemented as approved and retained thereafter.
Reason: This is a pre-commencement condition to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with Policies EE2 and EE3 of the CBLP and Section 15 of the NPPF. |
7)
All ecological measures and/or works shall be carried out in accordance with the details contained in the March 2026 Preliminary Ecological Appraisal and Preliminary Roost
Assessment as already submitted with the planning application and agreed in principle with the local planning authority prior to determination (or any equivalent document submitted to include updated survey results).
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species. (Policies EE2 and EE3 of the CBLP and Section 15 of the NPPF). |
8)
Tree surgery and tree removal associated with this development shall adhere to that being specified in Section 5.2 'Tree Works' and as shown in Appendix B 'Tree Schedule Sheets' and Appendix G 'Tree Surgery and Removal Plan' (Drawing No. 1337.25.2B) of the supporting document 'BS5837 Tree Survey, Arboricultural Impact Assessment and Method Statement' (Document Ref. 1337) as prepared by Elizabeth Greenwood, dated October 2025, and amended February 2026.
Reason: To ensure that only tree surgery and tree removal identified in the tree survey documents is undertaken, thereby avoiding unjustified or unnecessary tree works, which would otherwise be to the detriment of the landscape, amenity and biodiversity value of the site (Policy EE4 of the CBLP and Section 15 of the NPPF). |
9)
Throughout the course of development, all working methodology shall be undertaken in strict accordance with Section 5.4 'Methods of Construction' (includes subsections 5.4.1 'Hand dig', 5.4.2 'Surfacing within the Root Protection Area', 5.4.3 'Location of Underground Services', 5.4.4 'Contingency Plans' and 5.4.5 'Site Supervision'), Section 5.5 'Post
Construction and Landscaping Near Trees', Appendix E 'Indicative Arboricultural Supervision' and Appendix H 'Tree Protection Plan' (Drawing No. 1337.25.3B), of the supporting document 'BS5837 Tree Survey, Arboricultural Impact Assessment and Method Statement' (Document Ref. 1337) as prepared by Elizabeth Greenwood, dated October 2025, and amended February 2026.
Reason: To ensure that all working practices conform to good arboricultural practice, are made under arboricultural supervision, and thereby adhere to the requirements of the Arboricultural Method Statement (Policy EE4 of the CBLP and Section 15 of the NPPF). |
10)
All external works hereby permitted shall be carried out in materials to those detailed on drawing number: BURG/22512/PLANNING2C.
Reason: To safeguard the appearance of the completed development in the interests of the visual amenities of the locality (Policy HQ1 of the CBLP and Section 12 of the NPPF). |
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