| Informative Notes: | | 1
)GDP Policy Informative Central Beds Local Plan
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 Central Bedfordshire Local Plan and the National Planning Policy Framework (NPPF).GDP Policy Informative Central Beds Local Plan
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 Central Bedfordshire Local Plan 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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)Highways Informatives
In the event of a positive determination, the applicant will need to obtain separate approval from Central Bedfordshire Council for any works within the public highway. This is likely to be by way of a vehicle crossover licence under Section 184 of the Highways Act 1980, although a minor Section 278 agreement may be required depending on the extent of the works. The applicant should note that planning permission does not guarantee that such approval will be granted, as this is a separate process. The Highway Authority will advise on the appropriate mechanism and approved contractors.
Any hedgerow or other vegetation adjacent to the public highway must be managed and maintained so that it does not extend into or encroach upon the public highway and does not obstruct the required pedestrian or vehicular visibility splays.Highways Informatives
In the event of a positive determination, the applicant will need to obtain separate approval from Central Bedfordshire Council for any works within the public highway. This is likely to be by way of a vehicle crossover licence under Section 184 of the Highways Act 1980, although a minor Section 278 agreement may be required depending on the extent of the works. The applicant should note that planning permission does not guarantee that such approval will be granted, as this is a separate process. The Highway Authority will advise on the appropriate mechanism and approved contractors.
Any hedgerow or other vegetation adjacent to the public highway must be managed and maintained so that it does not extend into or encroach upon the public highway and does not obstruct the required pedestrian or vehicular visibility splays. |
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)Sustainable Drainage Informatives:
Surface water drainage must follow the SuDS National Standards; National standards for sustainable drainage systems (SuDS) - GOV.UK
Infiltration units should be a minimum 5m from structures and 2.5m from boundaries.
We will require adjusted drainage drawings showing all connections, control features, storage, inverts etc.
Culverting of existing watercourses will not be permitted.
There should be a minimum 1m between the base of a soakage unit and the seasonal water table.
Any watercourses (this includes culverted) within or adjacent to the site should be included in the maintenance and management plan, even if there is no discharge to them. This would be a riparian ownership issue but leaving it as such is no longer acceptable.
The connection of private surface water drainage systems to a highway system is not permitted.
Under Central Bedfordshire Council and IDB bylaws, any watercourse within or adjoining the site boundary will maintain a 9m development free easement (on the development side), unless otherwise agreed with the relevant drainage authority. This applies to all watercourses, where water is present for all or some of the year, including those not clearly stated on mapping, topography or planning documents.
Permeable block paving should be laid to CIRIA C768 'Guidance on the construction of SuDS' guidelines. This guidance also stipulates following Interlay guidance.
The Council is not required to adopt any SuDS feature, this subject to agreements. It is the responsibility of the applicant to ensure that the surface water drainage system, in its entirety, will be effectively maintained in the long-term. We therefore expect confirmation of the proposed arrangements for maintenance to be provided with the final detailed design, including the future maintenance and operational needs and the responsible bodies for undertaking maintenance (for all public and private drainage components).
11.The final detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance must be compliant with the 'Non-statutory technical standards for sustainable drainage (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753).Sustainable Drainage Informatives:
Surface water drainage must follow the SuDS National Standards; National standards for sustainable drainage systems (SuDS) - GOV.UK
Infiltration units should be a minimum 5m from structures and 2.5m from boundaries.
We will require adjusted drainage drawings showing all connections, control features, storage, inverts etc.
Culverting of existing watercourses will not be permitted.
There should be a minimum 1m between the base of a soakage unit and the seasonal water table.
Any watercourses (this includes culverted) within or adjacent to the site should be included in the maintenance and management plan, even if there is no discharge to them. This would be a riparian ownership issue but leaving it as such is no longer acceptable.
The connection of private surface water drainage systems to a highway system is not permitted.
Under Central Bedfordshire Council and IDB bylaws, any watercourse within or adjoining the site boundary will maintain a 9m development free easement (on the development side), unless otherwise agreed with the relevant drainage authority. This applies to all watercourses, where water is present for all or some of the year, including those not clearly stated on mapping, topography or planning documents.
Permeable block paving should be laid to CIRIA C768 'Guidance on the construction of SuDS' guidelines. This guidance also stipulates following Interlay guidance.
The Council is not required to adopt any SuDS feature, this subject to agreements. It is the responsibility of the applicant to ensure that the surface water drainage system, in its entirety, will be effectively maintained in the long-term. We therefore expect confirmation of the proposed arrangements for maintenance to be provided with the final detailed design, including the future maintenance and operational needs and the responsible bodies for undertaking maintenance (for all public and private drainage components).
11.The final detailed design including proposed standards of operation, construction, structural integrity and ongoing maintenance must be compliant with the 'Non-statutory technical standards for sustainable drainage (March 2015, Ref: PB14308), 'Central Bedfordshire Sustainable Drainage Guidance' (Adopted April 2014, Updated May 2015), and recognised best practise including the Ciria SuDS Manual (2016, C753). |
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)Nature Space Informatives:
The application site lies in the red impact zone as per the modelled district licence map, which indicates that there is highly suitable habitat for great crested newts within the area surrounding the application site. Therefore, anyone undertaking this development should be aware that great crested nets and their resting places are protected at all times by The Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended). Planning permission for development does not provide a defence against prosecution under this legislation or substitute the need to obtain a protected species licence if an offence is likely. If a great crested newt is discovered during site preparation, enabling or construction phases, then all works must stop until the advice of a professional/suitably qualified ecologist and Natural England is obtained, including the need for a licence.
The following recommendations are provided to further reduce the likelihood of impacts on this species:
Any vegetation in the construction area will be kept closely mown during the course of the construction work.
Any trenches left overnight should be covered or provided with ramps to prevent great crested newt from becoming trapped.
Any building materials such as bricks, stone etc. should be stored on pallets to discourage great crested newts from using them as shelter.
Any demolition materials should be stored in skips or similar containers rather than in piles on ground.Nature Space Informatives:
The application site lies in the red impact zone as per the modelled district licence map, which indicates that there is highly suitable habitat for great crested newts within the area surrounding the application site. Therefore, anyone undertaking this development should be aware that great crested nets and their resting places are protected at all times by The Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended). Planning permission for development does not provide a defence against prosecution under this legislation or substitute the need to obtain a protected species licence if an offence is likely. If a great crested newt is discovered during site preparation, enabling or construction phases, then all works must stop until the advice of a professional/suitably qualified ecologist and Natural England is obtained, including the need for a licence.
The following recommendations are provided to further reduce the likelihood of impacts on this species:
Any vegetation in the construction area will be kept closely mown during the course of the construction work.
Any trenches left overnight should be covered or provided with ramps to prevent great crested newt from becoming trapped.
Any building materials such as bricks, stone etc. should be stored on pallets to discourage great crested newts from using them as shelter.
Any demolition materials should be stored in skips or similar containers rather than in piles on ground. |
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