| Description: | Demolition of existing dwelling, workshop and ancillary storage sheds, removal of mobile home, removal of hardstanding; and erection of 12 dwellings, formation of new access, remediation works, formation of suds, and associated landscaping. |
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| Informative Notes: | | 1
)In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF).In accordance with Article 35 (1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015, the reason for any condition above relates to the Policies as referred to in the South Bedfordshire Local Plan Review (SBLPR) and the National Planning Policy Framework (NPPF). |
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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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)The applicant should take all relevant precautions to minimise the potential for disturbance to the occupiers of neighbouring properties in terms of noise and dust during the demolition and construction phases of the development. This should include not working outside the hours of 08.00 to 18.00hrs on Monday to Friday, 08.00hrs to 13.00hrs on Saturdays, nor at any time on Sundays, Bank or Public Holidays. The advising of neighbours and publication of a hotline in advance of any works is highly recommended. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated noise or dust complaints be received. For further information please contact the environmental health service.The applicant should take all relevant precautions to minimise the potential for disturbance to the occupiers of neighbouring properties in terms of noise and dust during the demolition and construction phases of the development. This should include not working outside the hours of 08.00 to 18.00hrs on Monday to Friday, 08.00hrs to 13.00hrs on Saturdays, nor at any time on Sundays, Bank or Public Holidays. The advising of neighbours and publication of a hotline in advance of any works is highly recommended. The granting of this planning permission does not indemnify against statutory nuisance action being taken should substantiated noise or dust complaints be received. For further information please contact the environmental health service. |
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)If during any site investigation, excavation, engineering or construction works evidence of land contamination is identified, the applicant shall notify the Public Protection Team without delay. Any land contamination identified, shall be remediated to the satisfaction of the Public Protection Team to ensure that the site is made suitable for its end use. You are reminded that the responsibility for safe development rests with the owner and/or developer.If during any site investigation, excavation, engineering or construction works evidence of land contamination is identified, the applicant shall notify the Public Protection Team without delay. Any land contamination identified, shall be remediated to the satisfaction of the Public Protection Team to ensure that the site is made suitable for its end use. You are reminded that the responsibility for safe development rests with the owner and/or developer. |
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)Best practical means shall be taken at all times to ensure that all vehicles leaving the development site during demolition/construction of the development are in a condition such as to not emit dust or deposit mud, slurry or other debris on the highway, in particular efficient means shall be installed prior to commencement of the development and thereafter maintained and employed at all times during construction of the development of cleaning the wheels of all construction vehicles leaving the site.Best practical means shall be taken at all times to ensure that all vehicles leaving the development site during demolition/construction of the development are in a condition such as to not emit dust or deposit mud, slurry or other debris on the highway, in particular efficient means shall be installed prior to commencement of the development and thereafter maintained and employed at all times during construction of the development of cleaning the wheels of all construction vehicles leaving the site. |
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)The Council's Waste Team advises the following:
The Council's waste collection pattern for Hockliffe is as follows:
Week 1 1 x 240 litre residual waste wheelie bin, 1 x 45l glass box
Week 2 1 x 240 litre recycling wheelie bin, 1 x 240 litre garden waste wheelie bin
Please note that bins are chargeable for all properties and developers will be required to pay for all required bins prior to discharging the relevant condition. Our current costs for these are: £25 +VAT per 240l bin.The Council's Waste Team advises the following:
The Council's waste collection pattern for Hockliffe is as follows:
Week 1 1 x 240 litre residual waste wheelie bin, 1 x 45l glass box
Week 2 1 x 240 litre recycling wheelie bin, 1 x 240 litre garden waste wheelie bin
Please note that bins are chargeable for all properties and developers will be required to pay for all required bins prior to discharging the relevant condition. Our current costs for these are: £25 +VAT per 240l bin. |
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)Highways England have provided the following advice with regard to Section 278 Agreements.
If as part of development proposals, there is a need to alter the trunk road network either to provide access on to it or to provide improvements to the road and its junctions, in order to mitigate the impact of the development, then the developer will need to enter in an arrangement with Highways England to procure and deliver these works.
This is undertaken by entering into a Section 278 Agreement of the Highways Act, 1980, as amended by section 23 of the New Roads and Street Works Act 1991, with Highways England.
The Agreement provides a financial mechanism for ensuring delivery of the mitigation works identified and determined as necessary for planning permission to be granted. This protects the Public owned Company against the risk of carrying out the works without adequate funds being in place.
Following granting of planning consent, the developer should contact the Route Performance Manager of the particular trunk road affected to discuss taking these matters forward. The contact details are:
(State Trunk Road and name) Service Delivery Manager
Highways England
Woodlands
Manton Lane
Bedford MK41 7LW
Email Aran Nugent@highwaysengland.co.uk
Telephone 0300 470 4940
There are a number of key points that should be noted in the delivery of highway works:
It will be necessary underwrite the whole cost of the works required under the S278 Agreement. This will include
the preparation of the cost estimate by our Managing Agents
The company employs managing agents who provide day to day operational support to maintaining and operating the trunk road network. The Cost Estimate is the initial estimate of all the costs associated with implementing the scheme and provides the initial basis for entering into a S278 agreement.
review of the design of proposed works agreed at the planning stage.
Sometimes there is a significant delay between agreeing highway measures at the planning stage, receiving planning consent and implementation. The check is to ensure the proposed works are still appropriate in light of any changing circumstances.
site supervision.
The costs of supervising any highway works to be undertaken. This is to ensure works are implemented in accordance with current standards and in a safe and appropriate manner
temporary traffic management (if required)
Temporary Traffic Management is a system of road traffic signs, placement of traffic cones required to ensure that road works can be carried out safely whilst still allowing traffic to proceed in safe manner
scheme works
The costs of the works
road safety audits (RSAs)
There are four different stages of Road Safety Audits depending on the stage of implementation of the works. The audits ensure that the highway design is safe to use. RSA Stage 1 is an initial safety audit check undertaken as part of the planning application process; RSA Stage 4 is a check of the operation of the scheme once the works have been completed and are open to traffic.
Highway England's administration fee
This sum covers all the administrative costs associated with processing and progressing the S278 works through to completion
maintenance commuted sum payment (if required)
This sum covers the maintenance to be undertaken by Highways England relating to elements of the proposed highway scheme and is calculated on the basis of a 60 years evaluation period in accordance with Her Majesty's Treasury guidelines.
Land Compensation Act 1973, Part 1 Claims (if required)
There is the potential for claims by adjoining property and/or land owners affected by the highway works under the Land Compensation Act 1973. This applies to individual property owners who consider they may have a right to compensation where the value of an interest in land is depreciated by physical factors caused by the highway works, such as an increase in traffic noise due to re-alignment of the carriageway and the provision of artificial lighting or traffic signals.
It should be noted that before any works can take place, the S278 Agreement will need to be signed and all the estimated costs, including administrative costs and Agents fees, will have to be paid prior to the commencement of the highways works. Highways England is not allowed under statute to bear any cost associated with the drawing up of the Agreement and related design and construction costs.
This is an initial guidance on the need for a S278 agreement. Further information on S278s can be found on Highways England's website www.highways.go.uk or by contacting Highways England using the contact details above.
It should be noted that any works on or adjacent to the trunk road may need traffic management. The process for this includes booking road space. Any required road space should be agreed at an early stage to avoid any delay in delivery any required changes to the highway.Highways England have provided the following advice with regard to Section 278 Agreements.
If as part of development proposals, there is a need to alter the trunk road network either to provide access on to it or to provide improvements to the road and its junctions, in order to mitigate the impact of the development, then the developer will need to enter in an arrangement with Highways England to procure and deliver these works.
This is undertaken by entering into a Section 278 Agreement of the Highways Act, 1980, as amended by section 23 of the New Roads and Street Works Act 1991, with Highways England.
The Agreement provides a financial mechanism for ensuring delivery of the mitigation works identified and determined as necessary for planning permission to be granted. This protects the Public owned Company against the risk of carrying out the works without adequate funds being in place.
Following granting of planning consent, the developer should contact the Route Performance Manager of the particular trunk road affected to discuss taking these matters forward. The contact details are:
(State Trunk Road and name) Service Delivery Manager
Highways England
Woodlands
Manton Lane
Bedford MK41 7LW
Email Aran Nugent@highwaysengland.co.uk
Telephone 0300 470 4940
There are a number of key points that should be noted in the delivery of highway works:
It will be necessary underwrite the whole cost of the works required under the S278 Agreement. This will include
the preparation of the cost estimate by our Managing Agents
The company employs managing agents who provide day to day operational support to maintaining and operating the trunk road network. The Cost Estimate is the initial estimate of all the costs associated with implementing the scheme and provides the initial basis for entering into a S278 agreement.
review of the design of proposed works agreed at the planning stage.
Sometimes there is a significant delay between agreeing highway measures at the planning stage, receiving planning consent and implementation. The check is to ensure the proposed works are still appropriate in light of any changing circumstances.
site supervision.
The costs of supervising any highway works to be undertaken. This is to ensure works are implemented in accordance with current standards and in a safe and appropriate manner
temporary traffic management (if required)
Temporary Traffic Management is a system of road traffic signs, placement of traffic cones required to ensure that road works can be carried out safely whilst still allowing traffic to proceed in safe manner
scheme works
The costs of the works
road safety audits (RSAs)
There are four different stages of Road Safety Audits depending on the stage of implementation of the works. The audits ensure that the highway design is safe to use. RSA Stage 1 is an initial safety audit check undertaken as part of the planning application process; RSA Stage 4 is a check of the operation of the scheme once the works have been completed and are open to traffic.
Highway England's administration fee
This sum covers all the administrative costs associated with processing and progressing the S278 works through to completion
maintenance commuted sum payment (if required)
This sum covers the maintenance to be undertaken by Highways England relating to elements of the proposed highway scheme and is calculated on the basis of a 60 years evaluation period in accordance with Her Majesty's Treasury guidelines.
Land Compensation Act 1973, Part 1 Claims (if required)
There is the potential for claims by adjoining property and/or land owners affected by the highway works under the Land Compensation Act 1973. This applies to individual property owners who consider they may have a right to compensation where the value of an interest in land is depreciated by physical factors caused by the highway works, such as an increase in traffic noise due to re-alignment of the carriageway and the provision of artificial lighting or traffic signals.
It should be noted that before any works can take place, the S278 Agreement will need to be signed and all the estimated costs, including administrative costs and Agents fees, will have to be paid prior to the commencement of the highways works. Highways England is not allowed under statute to bear any cost associated with the drawing up of the Agreement and related design and construction costs.
This is an initial guidance on the need for a S278 agreement. Further information on S278s can be found on Highways England's website www.highways.go.uk or by contacting Highways England using the contact details above.
It should be noted that any works on or adjacent to the trunk road may need traffic management. The process for this includes booking road space. Any required road space should be agreed at an early stage to avoid any delay in delivery any required changes to the highway. |
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