| 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:
SMH/330/A1/01 Existing ground floorplan
SMH/330/A1/02 Existing elevations
SMH/330/A1/04B Proposed ground floorplan (scale 1:100)
SMH/330/A1/05B Proposed elevations
SMH/330/A1/06C Site location & block plans
SMH/330/A1/07 Proposed ground floor plan (scale 1:50)
SMH/330/A1/07 Existing car parking block plan
SMH/330/A1/08B Car Parking Block Plan
SMH/330/A1/09 Existing roof plan
SMH/330/A1/10 Proposed roof plan
Arboricultural Pre-Development Report dated October 2025 (Rev.A)
Preliminary Ecological Appraisal dated 11 September 2025
The Small Sites Metric
Biodiversity Net Gain Report dated 16 September 2025
Planning, Design & Access & Heritage Statement November 2025
Flood Risk Assessment & Suds Strategy January 2026
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Part A: No development shall commence until a Written Scheme of Archaeological Resource Management (WSARM) 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 any archaeological remains that will be affected by the development.
2. a method statement for the preservation in situ of any archaeological remains whose survival will not be compromised by any element of the proposal from construction through implementation and operation (if appropriate).
3. a strategy for post-excavation assessment, analysis, archive preparation 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 archaeological fieldwork have been undertaken, 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 2 years 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 production of an 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, or an approved final archaeological report is submitted for inclusion in 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 5 years of the archaeological fieldwork date of completion. Should the project not warrant the production of a Post Excavation Assessment Report and Updated Project Design (Item 2 of Part B), Item 5 of Part B 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 (December 2023): 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)
No development shall commence (including any, ground works, site clearance) until an ecological Precautionary Method of Working (PMW) for Bats has been submitted to and approved in writing by the local planning authority. The PMW shall be informed by the Preliminary Ecological Appraisal (Eco 360, September 2025) and 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 works do not result in adverse impacts to protected species. (Section 15 of the NPPF) |
5)
Notwithstanding the details submitted, no development shall commence until an updated Arboriculture Impact Assessment and method statement has been submitted to and approved in writing by the Local Planning Authority, this should take account of the amended car park layout as shown on plan no SMH/330/A1/08B to include details of the installation of tree protection fencing and methodology. The development shall be carried out in accordance with the approved details.
Reason: This is a pre-commencement condition to safeguard existing trees, including the tree covered by the Tree Preservation Order (Central Bedfordshire Council Tree Preservation Order 1/2026 The Memorial Hall, Church Street, Tempsford, SG19 2AW).
(Sections 12 & 15, NPPF) |
6)
Notwithstanding the details submitted, no foundations shall be dug until details of the proposed foundations have been submitted to and approved in writing by the Local Planning Authority to include the layout, with positions, dimensions and levels, of service trenches, ditches, drains and other excavations on site, insofar as they may affect trees and hedgerows on or adjoining the site. The foundations shall be constructed in accordance with the approved details.
Reason: This is a pre-commencement condition to ensure the protection of the root systems and rooting medium associated with the trees and hedgerows to be retained, including the tree covered by the Tree Preservation Order (Central Bedfordshire Council Tree Preservation Order 1/2026 The Memorial Hall, Church Street, Tempsford, SG19 2AW).
(Sections 12 & 15, NPPF) |
7)
No development shall commence until details have been submitted to and approved in writing by the Local Planning Authority of the surfacing of all on site vehicular areas. The surfacing shall be carried out in durable materials. Details shall include the demarcation of all parking spaces and arrangements for surface water drainage from the vehicular areas within the site to soak away within the site so that it does not discharge into the highway or into the main drainage system. The development shall not be brought into use until the works have been carried out in accordance with the approved scheme and shall be retained in perpetuity.
Reason: To safeguard the visual amenities of the locality, to ensure the protection of the tree covered by the Tree Preservation Order (Central Bedfordshire Council Tree Preservation Order 1/2026 The Memorial Hall, Church Street, Tempsford, SG19 2AW), 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, and reduce the risk of flooding and to minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits.
(Policies HQ1, EE4 and T3 of the Central Bedfordshire Local Plan Adopted July 2021) |
8)
Notwithstanding the details submitted, no development shall commence until the final detailed design of the surface water drainage scheme has been submitted to and approved by the Local Planning Authority. The final detailed design shall be based on the agreed FRA & Drainage Strategy (Ref: EAS, 6158/2025, rev A, 13/1/2026) and DEFRAs National standards for sustainable drainage systems (July 2025) and shall be implemented and maintained as approved. The scheme will manage surface water runoff from the development for up to and including the 1 in 100 year event (+40%CC,+10%UC), it will prioritise infiltration methods with evidence of site testing to BRE365 standards, where infiltration is proven to be unviable, attenuated discharge to a watercourse will be limited to the 1 in 1 year greenfield runoff rate, and there is to be no increase in peak flow in a receiving watercourse. The approved surface water drainage scheme will be implemented early in the construction phase, prior to the construction of any impermeable surfaces and at slab level of phase one at the latest. Any variation to the connections and controls indicated on the approved scheme and supporting drawings, which may be necessary at the time of construction, would require the resubmission of those details to the Local Planning Authority for approval. The applicant must provide details to satisfy points 1 to 11 of the attached informative when submitting details to discharge the condition.
Reason: This is a pre-commencement condition to ensure the approved system will function to a satisfactory minimum standard of operation and maintenance and prevent the increased risk of flooding both on and off site, in accordance with CBC Local policy CC3 to CC5 and NPPF Paras 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
9)
The extension hereby approved shall not be occupied until the developers finalised 'Maintenance and Management Plan' for the entire surface water drainage system, has been formally accepted, in writing by the Local Planning Authority. The plan will confirm that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details and include adoption arrangements and/or private ownership or responsibilities and Management Company contact details (where MC is utilised). The surface water drainage system must be proven to be fully operational before any buildings are occupied. Where any SuDS features are used temporarily, they shall be remediated in full accordance with the approved design prior to occupation.
Reason: To ensure that the implementation and long term operation of a sustainable drainage system (SuDS) is in line with what has been approved, in accordance with Written Statement HCWS161, 18th December 2014. |
10)
Flood prevention should be prioritised from the land clearance phase of the development, there shall be no increase to existing properties or infrastructure in flood risk from any source. Construction methods shall include temporary or intermediate drainage works as necessary to prevent and manage flood risk prior to the site's approved drainage being fully functional. If temporary measures are required, they should be included in the FRA/DS and updated details provided at each stage.
Reason: To ensure safety of existing property and infrastructure as required by NPPF Paras 170 to 182 Inclusive of foot notes 62 and 63 and its supporting technical guidance. |
11)
A scheme shall be submitted for approval in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected on the eastern and northern boundaries of the car park hereby approved. The boundary treatment shall be completed before the car park hereby permitted is first brought into use and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
12)
No development above slab level shall commence 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) |
13)
The 1m high timber post and rail fence shown on plan no SMH/330/A1/08B shall be erected prior to the first use of the car park hereby approved and thereafter retained.
Reason: To protect the tree covered by a Tree Preservation Order (Central Bedfordshire Council Tree Preservation Order 1/2026 The Memorial Hall, Church Street, Tempsford, SG19 2AW).
(Policy EE4 of the Adopted Local Plan) |
14)
Notwithstanding the details shown in the Arboricultural Pre-Development Report dated October 2025 (Rev.A), Preliminary Ecological Appraisal dated 11 September 2025 and Flood Risk Assessment & Suds Strategy January 2026, the parking layout shall be laid out in accordance with the plan no. SMH/330/A1/08B and retained in perpetuity of the development.
Reason: For the avoidance of doubt and to provide adequate and workable parking provision.
(Policy T3 of the Central Bedfordshire Local Plan Adopted July 2021) |
15)
Notwithstanding the provisions of the Town and Country Planning General Permitted Development (England) Order 2015 (or any order revoking and reenacting that Order with or without modification), the parking provision on the site as indicated on plan number SMH/330/A1/08B shall not be used for any purpose, other than as parking provision.
Reason: To retain off-street parking provision and thereby minimise the potential for on-street parking which could adversely affect the convenience of road users.
(Policies T2 and T3 of the Central Bedfordshire Local Plan Adopted July 2021) |
16)
The turning area for vehicles annotated on plan no. SMH/330/A1/08B shall be implemented prior to the development being brought into use and retained thereafter free of obstruction for the perpetuity of the development
Reason: To enable vehicles to draw off, park and turn outside the highway limits thereby avoiding the reversing of vehicles on to the highway.
(Policies T2 and T3 of the Central Bedfordshire Local Plan Adopted July 2021) |
17)
Details of the 'keep clear, turning area' signage and its location, shall be submitted to and approved in writing by the local planning authority and implemented prior to the development being brought into use and retained in perpetuity.
Reason: For the avoidance of doubt and to alert those using the car park that the area is for vehicle turning and not an ad hoc parking space.
(Policy T2 of the Central Bedfordshire Local Plan Adopted July 2021) |
18)
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) in accordance with the current guidance shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first brought into use 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.
(Policy T3 of the Central Bedfordshire Local Plan Adopted July 2021) |
19)
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) |
20)
Prior to the installation of any external lighting details shall be submitted to and approved by the Local Planning Authority. The external lighting shall be implemented in accordance with the approved details and retained thereafter.
Reason: To safeguard the visual amenities of the site and protect the residential amenity of neighbouring properties and/or highway safety.
(Section 12, NPPF) |
21)
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) |
22)
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) |
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