| Conditions or Reasons: | 1)
The development hereby permitted shall begin not later than three years from 15th October 2025.
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:
490.001 Site location plan
490.101 Existing site plan
1203-ARC-DR-05 (S1-P3) Proposed block plan
1203-ARC-DR-01 (S1-P2) Proposed floorplans
1203-ARC-DR-02 (S1-P3) Proposed elevations
1035.08A Existing floorplans
1035.09 Existing elevations
1203-ARC-DR-03 (S1-P2) Parking plan
202508033_Impact_Map_V01
Flood Risk Assessment (FRA 3504 - June 2025)
Drainage Technical Note
Preliminary Roost Assessment (PRA) (Cherryfields 12.11.2024
Design, Access & Heritage Statement 26.11.21
Reason: To identify the approved plan/s and to avoid doubt. |
3)
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR152, or a 'Further Licence') and with the proposals detailed on plan "Land and Buildings to the Rear of 51 High Street: Impact plan for great crested newt District Licensing (Version 1)" dated 29th September 2025.
Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR152, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006. |
4)
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 30 year event (+10%UC), and a maintenance and management plan for the scheme has been submitted to and approved in writing by the Local Planning Authority.
Infiltration will be explored via BRE365 testing however, attenuation before discharge into the existing pipework may be required. The ownership of said pipework will need proving and permissions given.
The final detailed design shall be based on the agreed Drainage Technical note (Ref: Civilstix TN/1 412, April 2022) including the flood resilient construction design measures 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 the equivalent 1 in 1 year rate, or an appropriate rate as agreed by the Bedford Group of Internal Drainage Boards.
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. |
5)
No building / dwelling shall be occupied until the developer has formally submitted in writing to the Local Planning Authority a finalised 'Maintenance and Management Plan' for the entire surface water drainage system, inclusive of any adoption arrangements and/or private ownership or responsibilities, and that the approved surface water drainage scheme has been correctly and fully installed as per the final approved details.
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)
No development shall comment, notwithstanding the details submitted with the application, until details of the materials to be used for the external walls and roofs 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: This is a pre-commencement condition to control the appearance of the building in the interests of the visual amenities of the locality.
(Sections 12 and 16 NPPF) |
7)
No development shall commence until an Ecological Enhancement Plan (EEP) for the creation of new wildlife features such as such as log piles, the inclusion of integrated bird/bat and bee boxes in buildings/structures and hedgehog holes in fences, has been submitted to and approved in writing by the local planning authority. The works shall be carried out strictly in accordance with the approved details and shall be retained in that manner thereafter.
Reason: This is a pre-commencement condition to ensure that development is ecological sensitive and secures biodiversity enhancements in accordance with Section 15 of the National Planning Policy Framework. |
8)
Prior to the construction of vehicular parking areas associated with the approved dwelling, a scheme for the charging of electric and ultra-low emission vehicles shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall accord with Policy T5 of CBLP and shall include the following:
Details of active charging posts or passive provision such as cabling and electricity supply for the dwelling.
Timescales / triggers for implementation of the scheme.
The development shall be completed in accordance with these approved details including the agreed timescales / triggers.
Reason: To assist with the transition to low-emission vehicles in line with Policy T5 of the CBLP and paragraph 112 of the National Planning Policy Framework. |
9)
Before the premises are occupied, all on site vehicular areas (including parking) shall be provided and made available for use. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995, or any amendments thereto, these areas shall not be used for any purpose that precludes their use for access, parking and manoeuvring unless permission has been granted by the Local Planning Authority on an application made for that purpose.
Reason: To minimise inconvenience to users of the premises and ensure satisfactory parking of vehicles outside highway limits. (Section 9, NPPF) |
10)
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that Order with or without modification), no windows shall be inserted into the eastern flank elevation of the proposed dwelling, without the grant of further specific planning permission from the Local Planning Authority.
Reason: To protect the privacy of neighbouring residents.
(Section 12, NPPF) |
11)
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) |
12)
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) |
13)
The dwelling hereby approved must comply with the water efficiency standard of 110 litres per person per day as detailed by Regulation 36(2)(b) of Part G of Schedule 1 and
Regulation 36 to the Building Regulations 2010 (as amended).
Reason: To ensure the efficient use of water in accordance with Policy CC1 of the Central Bedfordshire Local Plan (2021) and the objectives of sustainability set out in the
NPPF (2024). |
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