| 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:
DS/2025-01/01A
DS/2025-01/02A
DS/2025-01/03B
DS/2025-01/04
DS/2025-01/05
DS/2025-01/06
DS/2025-01/07
CBC.001
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Notwithstanding the details submitted with the application, no development shall take place until details of the materials to be used for the external walls, roofs and windows of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.
Reason: To control the appearance of the building in the interests of the character and appearance of the area.
(Section 12, Policy HQ1, CBLP) |
4)
Notwithstanding the details submitted with the application, the dwelling hereby approved shall not be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed in accordance with the approved scheme before the dwelling is occupied and be thereafter retained.
Reason: To control the external appearance of the development in the interests of residential amenity and the character and appearance of the area.
(Policy HQ1, CBLP; Section 12, NPPF) |
5)
No development shall take place until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
a) A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with LCRM. The report shall include a detailed quantitative human health and environmental risk assessment.
b) A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
All such work shall be undertaken in accordance with BS:10175:2011, The Environment Agency Land Contamination Risk Management (LCRM) or other appropriate guidance issued by the regulatory authorities. The work shall be sufficient to ensure that measures will be taken to mitigate any risks to human health, groundwater and the wider environment.
Reason: To minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 183 and 184 of the NPPF, and in order to protect human health and the environment. This condition is pre-commencement given it relates to below ground contamination which could be harmful during construction and to future occupiers. |
6)
In the event that contamination is found at any time when carrying out the approved development which has not previously been identified, the additional contamination shall be reported immediately to the local planning authority. Development on the part of the site affected shall be suspended until a risk assessment has been carried out and submitted to, and approved in writing, by the local planning authority. Where unacceptable risks are found, the development shall not resume or continue until remediation and verification schemes have been carried out in accordance with details that shall first have been submitted to and approved in writing by the local planning authority.
Reason: To protect human health and the environment, in accordance with Policy CC8 of the Central Bedfordshire Local Plan (2021). |
7)
Prior to first occupation of the development hereby approved, a validation report shall be submitted, and approved in writing, by the Local Planning Authority detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: To minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 183 and 184 of the NPPF, and in order to protect human health and the environment. |
8)
No development above slab level shall take place until an Ecological Enhancement Plan (EEP) displaying details of bat and bird box installation has been submitted to and approved in writing by the local planning authority. The content of the EEP shall be informed by the Ecological Appraisal (Cherryfield Ecology, November 2025) 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with Policy EE2 and EE3 of the Central Bedfordshire Local Plan and Section 15 of the NPPF. |
9)
All ecological measures and/or works shall be carried out in accordance with the details contained in the Ecological Appraisal (Cherryfield Ecology, November 2025) as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.
Reason: To ensure that works are ecologically sensitive and do not result in adverse impacts to protected species.
(Policy EE2 and EE3, CBLP; Section 15 of the NPPF) |
10)
No development above slab level shall take place 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.
(Policies HQ1, EE4 and EE5, CBLP; Sections 12 and 15, NPPF) |
11)
The dwelling hereby approved shall not be occupied until a scheme for the provision of waste receptacles for the dwelling has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of a refuse collection point located at the site frontage and outside of the public highway and any visibility splays. The scheme shall be fully implemented prior to occupation of any dwelling and shall be retained thereafter.
Reason: In the interest of residential amenity and the visual amenity of the surrounding area and in order to minimise danger, obstruction and inconvenience to users of the highway and the premises.
(Policy HQ1, T2, CBLP; Sections 9, 12, NPPF) |
12)
Prior to occupation, 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), calculated at one cycle parking space per bedroom and 2 short stay spaces per unit, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented before the development is first occupied or brought into use and thereafter retained for this purpose.
(See Notes to the Applicant)
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.
(Policies T2 and T3, CBLP; Section 9, NPPF) |
13)
Prior to the occupation of the dwelling hereby approved, details of an electric charging point, including details of equipment design and colour, within the site shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented, with the charging point available for use prior to occupation.
Reason: To ensure that adequate parking with facilities for the charging of electric vehicles are provided in accordance with Policy HQ1, T5, T3, T2 and CC1 of the CBLP and Section 9 of the NPPF. |
14)
The proposed vehicular access shall be surfaced in bituminous or other similar durable material (not loose aggregate) as may be approved in writing by the Local Planning Authority for a distance of 5m into the site, measured from the highway boundary, before the premises are occupied. Arrangements shall be made for surface water drainage from the site to be intercepted and disposed of separately so that it does not discharge into the highway.
Reason: To avoid the carriage of mud or other extraneous material or surface water from the site into the highway so as to safeguard the interest of highway safety.
(Policies T2 and T3, CBLP; Section 9 of the NPPF). |
15)
Prior to the demolition of the existing building, all facilitative tree works must be undertaken in strict accordance with that specified in Section 8.0 'Design advice, Arboricultural Method Staltement' and 'Appendix 5 - Timetable for Tree Protection Works' of the supporting document 'Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement' by Arc Arboricultural Solutions, Job Ref AAS/0586, Rev 01, dated 08/12/2025.
Reason: To ensure that tree work only required to facilitate development is undertaken and to prevent direct conflict with the demolition logistics.
(Policy EE4, CBLP; Section 15, NPPF) |
16)
Prior to construction of the dwelling hereby approved, and following the demolition of the existing building, tree protection fencing shall be installed and positioned in strict accordance with Appendix 2 'Tree Constraints & Protection Plan - Existing and Proposed Layout (AAS/0586 TCP & TPP - Rev 01 - December 2025), Appendix 3 'Tree Protection Fencing', Appendix 5 'Timetable for Tree Protective Works' and Appendix 7 'Signs for Tree Protection Fencing' of the supporting document 'Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement' by Arc Arboricultural Solutions, Job Ref AAS/0586, Rev 01, dated 08/12/2025. The installed tree protection fencing shall then remain securely in position throughout the entire course of development works.
Reason: To ensure full compliance with the tree protection specifications that are to protect the designated Root Protection Areas of retained trees from ancillary development activity, so as to safeguard their health, anchorage, landscape screening and biodiversity value.
(Policy EE4, CBLP; Section 15, NPPF) |
17)
Throughout the course of development, all working methodology shall comply with the general precautions specified in 'Appendix 6 - General Guidance' and be supervised in strict accordance with 'Appendix 4 - Statement of Supervision' of the supporting document 'Tree Survey, Arboricultural Impact Assessment and Preliminary Method Statement' by Arc Arboricultural Solutions, Job Ref AAS/0586, Rev 01, dated 08/12/2025.
Reason: To ensure that all working operations are being carried out in the interests of good arboricultural practice.
(Policy EE4, CBLP; Section 15, NPPF) |
18)
The development hereby permitted shall be undertaken in full accordance with the Council's 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 (Policy HQ1, CBLP; Section 12, NPPF) |
19)
The development hereby permitted shall be undertaken in full accordance with the Council's 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 (Policies EE2, EE3 and EE4 CBLP; Section 15, NPPF) |
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