| Conditions or Reasons: | 3)
No development shall commence 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 Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with The Environment Agency Land Contamination Risk Management guidance (LCRM).
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.
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.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report 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 shall be submitted prior to first occupation of the development. 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 order to protect human health and the environment.
(Policy CC8, CBLP, Section 15, NPPF) |
4)
No development shall commence until a Tree and Landscape Protection Plan and an Arboricultural Method Statement, prepared by a suitably qualified arboricultural consultant, has been submitted to and approved in writing by the Local Planning Authority, based on the protection requirements set out in BS 5837 : 2012 "Trees in relation to design, demolition and construction -Recommendations". The approved Tree and Landscape Protection Plan and Arboricultural Method Statement shall then be implemented in strict accordance with the required sequence of operations, with all landscape protection fencing and/or ground protection remaining securely in position throughout the entire course of development works.
Reason: To protect existing trees, shrubs, hedging and new planting areas from any damage that may occur through ancillary development activity, so as to maintain the landscape value of the site and to protect the ground to be set aside for new planting from any compaction and contamination damage associated with ancillary construction works.
(Policy EE4, CBLP, Section 15, NPPF) |
5)
No development shall commence until a detailed surface water drainage scheme, to manage surface water runoff from the development for up to and including the 1 in 100 year event (+40%CC), via Attenuated discharge to a watercourse, and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority. The final detailed design shall be based on the agreed Drainage Strategy (Ref; JMS, SD2402111, 202, P3, 25/5/2024) and DEFRAs Non-statutory technical standards for sustainable drainage systems (March 2018) and shall be implemented and maintained as approved. Maintenance will ensure the system functions as designed for the lifetime of the development. Any variation to the connections and controls indicated on the approved drawing which may be necessary at the time of construction would require the resubmission of those details to the Local Planning Authority for approval. The discharge rate from the development will be limited to greenfield rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards. The applicant should address points 1 to 9 in the Informative Note when submitting details to discharge the condition (see Informative Notes).
Reason: 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.
(Policies CC3, CC4, CC5, CBLP, Section 14, NPPF) |
6)
No development shall commence until details of a turning area for a service vehicle (6.5m long), illustrated by tracking diagrams, have been submitted to and approved in writing by the Local Planning Authority. The details shall include any additional hardstanding area required to facilitate the turn and the surfacing details thereof. The approved details shall be constructed and made available for use prior to occupation of the dwellings hereby approved and retained for this use for the perpetuity of the development.
Reason: To enable vehicles to draw off, park and turn outside of the highway limits thereby avoiding the reversing of vehicles on to the highway in the interests of highway safety.
(Policies T2, T3, CBLP, Section 9, NPPF) |
7)
No development shall commence (including demolition, ground works, vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall be informed by the August 2023 'Ecological Impact Assessment and Biodiversity Net Gain Report' already submitted with the planning application, and 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 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 CEMP 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: To ensure that works are ecologically sensitive.
(Policies EE2, EE3, CBLP, Section 15, NPPF) |
8)
No development shall commence until a landscape and ecological management plan (LEMP) has been submitted to and approved in writing by the Local Planning Authority. The content of the LEMP shall include the following:
Description and evaluation of features to be managed.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Appropriate management options for achieving aims and objectives.
Prescriptions for management actions.
Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).
Details of the body or organization responsible for implementation of the plan.
Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason: To ensure that works are ecologically sensitive.
(Policies EE2, EE3, CBLP, Section 15, NPPF) |
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