| 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 PL.001A, PL.002, PL.201, PL.202, PL.203, PL.204, PL.010B, PL.205A, PL.210A
Reason: To identify the approved plan/s and to avoid doubt. |
3)
Prior to above ground level works, notwithstanding the details submitted with the application, details of the materials to be used for the external walls, roofs and fenestration 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 visual amenities of the locality.
(Section 12, NPPF) |
4)
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: Maitre, MTR334, 12/1/2026, rev 2) 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 utilise infiltration methods. 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 condition is pre-commencement 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. |
5)
No dwelling shall 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 |
6)
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. |
7)
Prior to above ground works, full details of any convertible parking spaces shown indicatively on drawing PL.010 Rev B shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The submitted details shall include the location of the spaces, their dimensions, means of access, and the proposed treatment/material, to demonstrate that they can function as compliant parking spaces in practice.
Where a convertible parking space requires access from an internal estate road or shared access, the submitted details shall also identify the associated dropped kerb, vehicle crossover, or flush transition required to serve that space. Any such dropped kerb, vehicle crossover, or flush transition shall be installed as part of the initial estate road/frontage works and prior to first occupation of the dwelling to which it relates. The approved details for the convertible parking spaces shall be implemented before the relevant parking areas are first brought into use and shall thereafter be retained.
Reason: To ensure that the indicatively shown convertible parking provision is clearly defined and capable of being readily converted for parking use in the future, and to ensure that any necessary dropped kerb/vehicle crossover access is provided at the outset while estate road/frontage construction works are being undertaken. This is in accordance with Policy T3 of the Central Bedfordshire Local Plan and CBC's Parking Standards for New Development SPD, and in the interests of proper parking layout, usability and highway safety. |
8)
Prior to first occupation of each dwelling, one active electric vehicle charging point with a minimum nominal rated output of 7kW shall be provided for that dwelling, in accordance with details first submitted to and approved in writing by the Local Planning Authority. The charging points shall be provided in the locations shown indicatively on drawing PL.010 Rev B, unless otherwise agreed in writing by the Local Planning Authority, and shall thereafter be retained and kept available for that purpose.
Reason: To ensure appropriate electric vehicle charging infrastructure is provided in theinterests of sustainable development. |
9)
Prior to first use of either vehicular access, the pedestrian visibility splays shown on Proposed Site Plan PL.010 Rev E shall be provided at both accesses. In addition, vehicular visibility splays of 2.4m x43m shall be provided in both directions at both accesses. Thereafter, all pedestrian and vehicular visibility splays shall be permanently retained and kept free from any obstruction to visibility above 0.6m in height.
Reason: To ensure adequate visibility is provided and maintained at both accesses in the interests of highway and pedestrian safety. |
10)
Prior to above damp proof course level, 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 shall be 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) |
11)
All ecological measures and/or works shall be carried out in accordance with the details contained in the January 2026 Ecological Impact 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. (Section 15 of the NPPF) |
12)
Prior to above ground work level, an Ecological Enhancement Plan must be submitted to and approved in writing by the local planning authority. The scheme shall include details of bat and bird box installation, hedgehog provisions and other ecological enhancements. The content shall be informed by the January 2026 Ecological Impact 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: To ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with Section 15 of the National Planning Policy Framework (2024) |
13)
Prior to development, a Tree Protection Plan and finalised Arboricultural Method Statement shall be submitted to the Local Planning Authority for approval, based on the findings of the supporting document 'BS 5837 : 2012 Tree Survey and Arboricultural Impact Assessment' by GHA Trees, dated 14th January 2026 (Document Ref. GHA/DS/160333 : 26). This includes Appendix A 'Site Plan/Arboricultural Impact Plan' (Revision F dated January 2026), Appendix B 'Tree Table' and Appendix C 'Tree Fencing Detail''. The approved Tree Protection Plan and finalised Arboricultural Method Statement shall then be implemented in strict accordance with the required sequence of operations.
REASON
To finalise the necessary tree protection requirements and positioning of tree protection barriers and ground protection, and to confirm that the finalised tree protection measures are in full accordance with the findings of the Tree Survey and Arboricultural Impact Assessment. |
14)
Prior to the commencement of above ground works, 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. The boundary treatment shall be completed in accordance with the approved scheme before the buildings are occupied and be thereafter retained.
Reason: To safeguard the appearance of the completed development and the visual amenities of the locality.
(Section 12, NPPF) |
15)
Prior to above damp proof course level, a scheme shall be submitted to and approved in writing by the Local Planning Authority, in consultation with Bedfordshire Fire & Rescue Service, for the provision of fire hydrants at the development. Prior to the first occupation of the dwelling(s) the fire hydrant(s) serving that development must be inspected and passed by a Hydrant Technician from Bedfordshire Fire & Rescue Service. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason:
To ensure adequate water supply infrastructure is available for firefighting purposes, in accordance with the Fire and Rescue Services Act 2004, and in the interests of fire safety and providing safe and accessible developments as listed in the National Planning Policy Framework (NPPF) |
16)
The development hereby permitted shall be undertaken in full accordance with the Councils adopted Construction Code of Practice for Developers and Contractors - November 2023 Update 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) |
17)
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) |
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