| Informative Notes: | | 1
)In accordance with Article 5 of the Town & Country Planning (General Development Procedure) (England) (Amendment) Order 2003, the Council hereby certify that the proposal as hereby approved conforms with the relevant policies of the Development Plan (comprising of the Bedfordshire Structure Plan 2011 and the South Bedfordshire Local Plan Review ) and material considerations do not indicate otherwise. The policies which refer are as follows:
Bedfordshire Structure Plan 2011
Policy 6 (Chilterns Area of Outstanding Natural Beauty)
Policy 7 (Areas of Great Landscape Value)
Policy 8 (New development)
Policy 10 (Quality in town and country)
Policy 13 (Preserving features)
Policy 24 (Development within Green Belt)
Policy 44 (Special needs).
South Bedfordshire Local Plan Review
Policy GB1 (Control of development in Green Belt)
Policy NE1 (Location and design of development in Green Belt)
Policy NE2 (Control of development in Area of Outstanding Natural Beauty) Policy NE3 (Control of development in Areas of Great Landscape Value)
Policies BE4/5 (Control of development in conservation areas)
Policy BE8 (Design and environmental considerations)
Policy T10 (Controlling parking in new developments)
Policy R16 (Control of sport and formal recreational facilities in countryside)
Policy IS7 (Improvement of community based care facilities).In accordance with Article 5 of the Town & Country Planning (General Development Procedure) (England) (Amendment) Order 2003, the Council hereby certify that the proposal as hereby approved conforms with the relevant policies of the Development Plan (comprising of the Bedfordshire Structure Plan 2011 and the South Bedfordshire Local Plan Review ) and material considerations do not indicate otherwise. The policies which refer are as follows:
Bedfordshire Structure Plan 2011
Policy 6 (Chilterns Area of Outstanding Natural Beauty)
Policy 7 (Areas of Great Landscape Value)
Policy 8 (New development)
Policy 10 (Quality in town and country)
Policy 13 (Preserving features)
Policy 24 (Development within Green Belt)
Policy 44 (Special needs).
South Bedfordshire Local Plan Review
Policy GB1 (Control of development in Green Belt)
Policy NE1 (Location and design of development in Green Belt)
Policy NE2 (Control of development in Area of Outstanding Natural Beauty) Policy NE3 (Control of development in Areas of Great Landscape Value)
Policies BE4/5 (Control of development in conservation areas)
Policy BE8 (Design and environmental considerations)
Policy T10 (Controlling parking in new developments)
Policy R16 (Control of sport and formal recreational facilities in countryside)
Policy IS7 (Improvement of community based care facilities). |
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)In accordance with the Town and Country Planning (General Development Procedure) (England) (Amendment) Order 2000, the reason for any condition above relates to the Policies as referred to in the Bedfordshire Structure Plan 2011 (B.S.P.) and the South Bedfordshire Local Plan Review (S.B.L.P.R.).In accordance with the Town and Country Planning (General Development Procedure) (England) (Amendment) Order 2000, the reason for any condition above relates to the Policies as referred to in the Bedfordshire Structure Plan 2011 (B.S.P.) and the South Bedfordshire Local Plan Review (S.B.L.P.R.). |
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)This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority.This permission relates only to that required under the Town & Country Planning Acts and does not include any consent or approval under any other enactment or under the Building Regulations. Any other consent or approval which is necessary must be obtained from the appropriate authority. |
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)Developments on this scale in these lower risk locations within Flood Zone 1 fall outside the scope of formal standing advice. The following is offered to aid LPAs and developers in managing the surface water runoff issues for information purposes only as a pointer towards best practice for surface water disposal.
Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management. This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. Approved Document Part H of the Building Regulations 2000 sets out a hierarchy for surface water disposal which encourages a SUDs approach.
In accordance with Approved Document Part H of the Building Regulations 2000, the first option for surface water disposal should be the use of sustainable drainage methods (SUDS) which limit flows through infiltration e.g. soakaways or infiltration trenches, subject to establishing that these are feasible, can be adopted and properly maintained and would not lead to any other environmental problems. For example, using soakaways or other infiltration methods on contaminated land carries ground water pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under BRE Digest 365.
Flow balancing SUDS methods which involve the retention and controlled release of surface water from a site may be an option for some developments at this scale where uncontrolled surface water flows would otherwise exceed the local greenfield run off rate. Flow balancing should seek to achieve water quality and amenity benefits as well as managing flood risk
Further information on SUDS can be found in PPG25 paragraphs 40-42, PPG25 appendix E, in the CIRIA C522 document Sustainable Urban Drainage Systems-design manual for England and Wales and the Interim Code of Practice for Sustainable Drainage Systems. The Interim Code of Practice provides advice on design, adoption and maintenance issues and a full overview of other technical guidance on SUDs. The Interim Code of Practice will be made available electronically on both the Environment Agency's web site at: Environment Agency's website and CIRIA¿s web site at: CIRIA,s website
Where it is intended that disposal be made to public sewer, the Water Company or its agents should confirm that there is adequate spare capacity in the existing system taking future development requirements into account
Note
Development which involves a culvert or an obstruction to flow on an Ordinary Watercourse will require Agency consent under the Land Drainage Act 1991. An Ordinary Watercourse is defined as any watercourse not identified as a Main River on maps held by the Environment Agency and DEFRA. For further information see LDA 1991 -Consent Ordinary Watercourses and Land Drainage Act Consent etc...Developments on this scale in these lower risk locations within Flood Zone 1 fall outside the scope of formal standing advice. The following is offered to aid LPAs and developers in managing the surface water runoff issues for information purposes only as a pointer towards best practice for surface water disposal.
Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management. This approach involves using a range of techniques including soakaways, infiltration trenches, permeable pavements, grassed swales, ponds and wetlands to reduce flood risk by attenuating the rate and quantity of surface water run-off from a site. This approach can also offer other benefits in terms of promoting groundwater recharge, water quality improvement and amenity enhancements. Approved Document Part H of the Building Regulations 2000 sets out a hierarchy for surface water disposal which encourages a SUDs approach.
In accordance with Approved Document Part H of the Building Regulations 2000, the first option for surface water disposal should be the use of sustainable drainage methods (SUDS) which limit flows through infiltration e.g. soakaways or infiltration trenches, subject to establishing that these are feasible, can be adopted and properly maintained and would not lead to any other environmental problems. For example, using soakaways or other infiltration methods on contaminated land carries ground water pollution risks and may not work in areas with a high water table. Where the intention is to dispose to soakaway, these should be shown to work through an appropriate assessment carried out under BRE Digest 365.
Flow balancing SUDS methods which involve the retention and controlled release of surface water from a site may be an option for some developments at this scale where uncontrolled surface water flows would otherwise exceed the local greenfield run off rate. Flow balancing should seek to achieve water quality and amenity benefits as well as managing flood risk
Further information on SUDS can be found in PPG25 paragraphs 40-42, PPG25 appendix E, in the CIRIA C522 document Sustainable Urban Drainage Systems-design manual for England and Wales and the Interim Code of Practice for Sustainable Drainage Systems. The Interim Code of Practice provides advice on design, adoption and maintenance issues and a full overview of other technical guidance on SUDs. The Interim Code of Practice will be made available electronically on both the Environment Agency's web site at: Environment Agency's website and CIRIA¿s web site at: CIRIA,s website
Where it is intended that disposal be made to public sewer, the Water Company or its agents should confirm that there is adequate spare capacity in the existing system taking future development requirements into account
Note
Development which involves a culvert or an obstruction to flow on an Ordinary Watercourse will require Agency consent under the Land Drainage Act 1991. An Ordinary Watercourse is defined as any watercourse not identified as a Main River on maps held by the Environment Agency and DEFRA. For further information see LDA 1991 -Consent Ordinary Watercourses and Land Drainage Act Consent etc... |
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