| Informative Notes: | | 1
)In accordance with Article 22 of the Town & Country Planning (General Development Procedure) Order 1995 (as Amended), the Council hereby certify that the proposal as hereby approved conforms with the relevant policies of the Development Plan comprising of the Regional Spatial Strategy for the East of England (the East of England Plan and the Milton Keynes and South Midlands Sub-Regional Strategy), 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:
Regional Spatial Strategy
East of England Plan - ENV7 Quality in the Built Environment
South Bedfordshire Local Plan Review
BE8 Design Considerations
H2 Fall-In Sites
T10 Parking - New DevelopmentsIn accordance with Article 22 of the Town & Country Planning (General Development Procedure) Order 1995 (as Amended), the Council hereby certify that the proposal as hereby approved conforms with the relevant policies of the Development Plan comprising of the Regional Spatial Strategy for the East of England (the East of England Plan and the Milton Keynes and South Midlands Sub-Regional Strategy), 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:
Regional Spatial Strategy
East of England Plan - ENV7 Quality in the Built Environment
South Bedfordshire Local Plan Review
BE8 Design Considerations
H2 Fall-In Sites
T10 Parking - New Developments |
| 2
)In accordance with Article 22 of the Town and Country Planning (General Development Procedure) Order 1995 (as Amended), the reason for any condition above relates to the Policies as referred to in the Regional Spatial Strategy (RSS), Bedfordshire Structure Plan 2011 (BSP) and the South Bedfordshire Local Plan Review (SBLPR).In accordance with Article 22 of the Town and Country Planning (General Development Procedure) Order 1995 (as Amended), the reason for any condition above relates to the Policies as referred to in the Regional Spatial Strategy (RSS), Bedfordshire Structure Plan 2011 (BSP) and the South Bedfordshire Local Plan Review (SBLPR). |
| 3
)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. |
| 4
)The applicant/developer is advised that the site is located on the Gault Clay Formation overlain with superficial deposits of sand and gravel - a secondary aquifer. Secondary aquifers are permeable strata capable of supporting water supplies at a local rather than strategic scale and in some cases form an important source of base flow to rivers. Further guidance in respect of Condition 2, from the Environment Agency is available via the following link: http://www.environment-agency.gov.uk/commondata/acrobat/devguidev1_1155225.pdf.The applicant/developer is advised that the site is located on the Gault Clay Formation overlain with superficial deposits of sand and gravel - a secondary aquifer. Secondary aquifers are permeable strata capable of supporting water supplies at a local rather than strategic scale and in some cases form an important source of base flow to rivers. Further guidance in respect of Condition 2, from the Environment Agency is available via the following link: http://www.environment-agency.gov.uk/commondata/acrobat/devguidev1_1155225.pdf. |
| 5
)The Environment Agency recommends that developers should:
1) Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination, when dealing with land affected by contamination.
2) Refer to the Environment Agency Guidance on Requirements for Land Contamination Reports for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, e.g. human health.
3) Refer to our website at www.environment-agency.gov.uk for more information.
The Environment Agency also offers the following advice and information:
Sustainable Urban Drainage Systems:
The use of infiltration drainage would only be acceptable if a site investigation shows the presence of no significant contamination. The use of non infiltration SUDs may be acceptable subject to agreement with the Environment Agency. The Environment Agency would need to be consulted on the results of the site investigation and on any protection measures.
SUDS for the disposal of surface water should be designed and constructed wholly in accordance with BRE Digest 365 or CIRIA C697 and to the satisfaction of the Councils Building Control Section.
In accordance with the Environment Agency Groundwater Protection: Policy and Practice (GP3) SUDs should not allow for a direct discharge to groundwater.
All infiltration structures (permeable pavements, infiltration trenches, soakaways, etc.) to be constructed to as shallow a depth as possible to simulate natural infiltration.
The base of infiltration structures is to be at least 1 metre above the highest seasonal water-table.
All covered areas are to drain to foul sewer, eg. under canopy at Petrol Filling Stations, multi-storey car parks, etc.
Roof water downpipes should be connected to the drainage system directly, via a re-use device such as a water butt or by means of back inlet gullies provided with sealing plates. There should be no open gratings
Roof water should discharge to separate infiltration systems to those used for road and vehicle parking areas.
Soakaways:
Soakaways for the disposal of surface water should be designed and constructed wholly in accordance with BRE Digest 365 (or CIRIA Report 156) and to the satisfaction of the Councils Building Control Section.
The discharge of surface water will require the consent of the Environment Agency under Schedule 10 of the Water Resources Act 1991. Such consent is not implied by these observations.
In accordance with the Environment Agency Groundwater Protection: Policy and Practice (GP3) soakaways should not be constructed at depths deeper than two metres below existing ground level. The base of infiltration structures is to be at least 1 metre above the highest seasonal water-table. Soakaways should not be used for the disposal of contaminated water, constructed in contaminated ground or used in areas on site where they would present a risk to groundwater. If permitted their location must be approved in writing by the LPA.
Deep soakaways (including boreholes or other structures that bypass the soil layers) should not be used. Soakaways should not be used for the disposal of surface water that is susceptible to oil contamination. Such surface water must firstly be passed through an oil separator.
Piling:
Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater.
Should the applicant or developer require any further information from the Environment Agency they should contact either Neville Benn on 01480 483996 or the Groundwater and Contaminated Land Technical Officer, Jennifer Morrison on 01480 483070 or by e-mailing: Planning_Liaison.Anglian_Central@environment-agency.gov.ukThe Environment Agency recommends that developers should:
1) Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination, when dealing with land affected by contamination.
2) Refer to the Environment Agency Guidance on Requirements for Land Contamination Reports for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, e.g. human health.
3) Refer to our website at www.environment-agency.gov.uk for more information.
The Environment Agency also offers the following advice and information:
Sustainable Urban Drainage Systems:
The use of infiltration drainage would only be acceptable if a site investigation shows the presence of no significant contamination. The use of non infiltration SUDs may be acceptable subject to agreement with the Environment Agency. The Environment Agency would need to be consulted on the results of the site investigation and on any protection measures.
SUDS for the disposal of surface water should be designed and constructed wholly in accordance with BRE Digest 365 or CIRIA C697 and to the satisfaction of the Councils Building Control Section.
In accordance with the Environment Agency Groundwater Protection: Policy and Practice (GP3) SUDs should not allow for a direct discharge to groundwater.
All infiltration structures (permeable pavements, infiltration trenches, soakaways, etc.) to be constructed to as shallow a depth as possible to simulate natural infiltration.
The base of infiltration structures is to be at least 1 metre above the highest seasonal water-table.
All covered areas are to drain to foul sewer, eg. under canopy at Petrol Filling Stations, multi-storey car parks, etc.
Roof water downpipes should be connected to the drainage system directly, via a re-use device such as a water butt or by means of back inlet gullies provided with sealing plates. There should be no open gratings
Roof water should discharge to separate infiltration systems to those used for road and vehicle parking areas.
Soakaways:
Soakaways for the disposal of surface water should be designed and constructed wholly in accordance with BRE Digest 365 (or CIRIA Report 156) and to the satisfaction of the Councils Building Control Section.
The discharge of surface water will require the consent of the Environment Agency under Schedule 10 of the Water Resources Act 1991. Such consent is not implied by these observations.
In accordance with the Environment Agency Groundwater Protection: Policy and Practice (GP3) soakaways should not be constructed at depths deeper than two metres below existing ground level. The base of infiltration structures is to be at least 1 metre above the highest seasonal water-table. Soakaways should not be used for the disposal of contaminated water, constructed in contaminated ground or used in areas on site where they would present a risk to groundwater. If permitted their location must be approved in writing by the LPA.
Deep soakaways (including boreholes or other structures that bypass the soil layers) should not be used. Soakaways should not be used for the disposal of surface water that is susceptible to oil contamination. Such surface water must firstly be passed through an oil separator.
Piling:
Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater.
Should the applicant or developer require any further information from the Environment Agency they should contact either Neville Benn on 01480 483996 or the Groundwater and Contaminated Land Technical Officer, Jennifer Morrison on 01480 483070 or by e-mailing: Planning_Liaison.Anglian_Central@environment-agency.gov.uk |
| 6
)The applicant/developer is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to write to Central Bedfordshire Council's Customer Contact Centre, 6th Floor, Borough Hall, Bedford, MK42 9AP quoting the Planning Application number and supplying a copy of the Decision Notice and a copy of the approved plan. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration.The applicant/developer is advised that no works associated with the construction of the vehicular access should be carried out within the confines of the public highway without prior consent, in writing, of the Central Bedfordshire Council. Upon receipt of this Notice of Planning Approval, the applicant is advised to write to Central Bedfordshire Council's Customer Contact Centre, 6th Floor, Borough Hall, Bedford, MK42 9AP quoting the Planning Application number and supplying a copy of the Decision Notice and a copy of the approved plan. This will enable the necessary consent and procedures under Section 184 of the Highways Act to be implemented. The applicant is also advised that if any of the works associated with the construction of the vehicular access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus stop signs or shelters, statutory authority equipment etc.) then the applicant will be required to bear the cost of such removal or alteration. |
| 7
)The applicant/developer is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained from the Central Bedfordshire Highways, Streetworks Co-ordination Unit, Borough Hall, Bedford. MK42 9AP.The applicant/developer is advised that the requirements of the New Roads and Street Works Act 1991 will apply to any works undertaken within the limits of the existing public highway. Further details can be obtained from the Central Bedfordshire Highways, Streetworks Co-ordination Unit, Borough Hall, Bedford. MK42 9AP. |
| 8
)The applicant/developer is advised that photographs of the existing highway that is to be used for access and delivery of materials will be required by the Local Highway Authority. Any subsequent damage to the public highway resulting from the works as shown by the photographs, including damage caused by delivery vehicles to the works, will be made good to the satisfaction of the Local Highway Authority and at the expense of the applicant. Attention is drawn to Section 59 of the Highways Act 1980 in this respect.The applicant/developer is advised that photographs of the existing highway that is to be used for access and delivery of materials will be required by the Local Highway Authority. Any subsequent damage to the public highway resulting from the works as shown by the photographs, including damage caused by delivery vehicles to the works, will be made good to the satisfaction of the Local Highway Authority and at the expense of the applicant. Attention is drawn to Section 59 of the Highways Act 1980 in this respect. |
| 9
)The applicant/developer is advised that all cycle parking to be provided within the site shall be designed in accordance with Central Bedfordshire Council's 'Cycle Parking Guidance - August 2006'.The applicant/developer is advised that all cycle parking to be provided within the site shall be designed in accordance with Central Bedfordshire Council's 'Cycle Parking Guidance - August 2006'. |
| 10
)The Buckingham & River Ouzel Internal Drainage Board advise that it is essential that ground conditions be investigated and if found satisfactory, the soakaways constructed in accordance with the latest Building Research Establishment Digest 365.
In the event that ground conditions are found not to be suitable for soakaway drainage, any alternative may require discharge to a public sewer, which should be discussed with Anglian Waters Services Ltd.The Buckingham & River Ouzel Internal Drainage Board advise that it is essential that ground conditions be investigated and if found satisfactory, the soakaways constructed in accordance with the latest Building Research Establishment Digest 365.
In the event that ground conditions are found not to be suitable for soakaway drainage, any alternative may require discharge to a public sewer, which should be discussed with Anglian Waters Services Ltd. |
|
|---|