Agenda item

No

Condition

1

The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with the requirements of Section 91 (1) of the Town and Country Planning Act 1990 as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

2

No development shall take place until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan should consider all phases of the development. The development shall be carried out in accordance with the approved Construction Management Plan which shall include details of:

a) Demolition Method Statement

b) Construction vehicle numbers, type, routing

c) Traffic management requirements

d) Construction and storage compounds (including areas designated for car parking)

e) Siting and details of wheel washing facilities

f) Cleaning of site entrances, site tracks and the adjacent public highway

g) Timing of construction activities to avoid school pick up/drop off times

h) Provision of sufficient on-site parking prior to commencement of construction activities

i) Post construction restoration/reinstatement of the working areas and temporary access to the public highway

j) Construction or demolition hours of operation

k) Dust and noise control measures

l) Asbestos control measures where applicable.

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way, in accordance with Core Strategy (2013) Policy CS8.

3

No development shall take place until a Phase I Report to assess the actual or potential contamination at the site has been submitted to and approved in writing by the Local Planning Authority. If actual or potential contamination and/or ground gas risks are identified, further investigation shall be carried out and a Phase II Report shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development. If the Phase II Report establishes that remediation or protection measures are necessary, a Remediation Statement shall be submitted to and approved in writing by the Local Planning Authority.

For the purposes of this condition:

A Phase I Report consists of a desk study, site walkover, conceptual model and a preliminary risk assessment. The desk study comprises a search of available information and historical maps which can be used to identify the likelihood of contamination. A simple walkover survey of the site is conducted to identify pollution linkages not obvious from desk studies. Using the information gathered, a 'conceptual model' of the site is constructed and a preliminary risk assessment is carried out.

A Phase II Report consists of an intrusive site investigation and risk assessment. The report should make recommendations for further investigation and assessment where required.

A Remediation Statement details actions to be carried out and timescales so that contamination no longer presents a risk to site users, property, the environment or ecological systems.

Reason: To ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development, in accordance with Core Strategy (2013) Policy CS32.

4

All remediation or protection measures identified in the Remediation Statement referred to in Condition 3 above shall be fully implemented within the timescales and by the deadlines as set out in the Remediation Statement and a Site Completion Report shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any part of the development hereby permitted.

For the purposes of this condition: a Site Completion Report shall record all the investigation and remedial or protection actions carried out. It shall detail all conclusions and actions taken at each stage of the works including validation work. It shall contain quality assurance and validation results providing evidence that the site has been remediated to a standard suitable for the approved use.

Reason: To ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development, in accordance with Core Strategy (2013) Policy CS32 and the NPPF (2018).

5

No development, other than demolition and groundworks, shall take place until a scheme of tree works has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

i) Tree works to enhance sunlight penetration and remove potential tree related hazards along the western boundary of the application site

ii) Crown reductions of approximately 30% and pruning back of any overhanging foliage of all trees along the western boundary of the application site

iii) Tree safety works to remove any canopy deadwood, any dead trees or any tree defects which could present a hazard to the development site, or persons therein.

Prior to occupation of the development the scheme shall be implemented as approved.

Reason: In order to provide a safe and satisfactory means of access for all users and to provide appropriate management of the trees adjacent to the site, in accordance with Core Strategy (2013) Policy CS12 and Saved Policy 101 of the Local Plan (2004).

6

No development, other than demolition and groundworks, shall take place until details of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Please do not send materials to the council offices. Materials should be kept on site and arrangements made with the planning officer for inspection.

Reason: To ensure a satisfactory appearance to the development, in accordance with Core Strategy (2013) Policy CS12.

7

No development, other than demolition and groundworks, shall take place until further details of landscape works have been submitted to and approved in writing by the Local Planning Authority. These details shall include:

means of enclosure

soft landscape works which shall include planting plans

trees to be retained and measures for their protection during construction works

electric vehicle charging points including siting, type, the energy sources and the strategy/management plan of supplying and maintenance of the electric charging points.

The approved landscape works shall be carried out prior to the first occupation of the development hereby permitted.

Reason: To ensure a satisfactory appearance to the development, to safeguard the visual character of the immediate area and to comply with sustainable design, in accordance with Core Strategy (2013) Policies CS12 and CS29.

8

The development hereby permitted shall be carried out in accordance with the following approved plans/documents:

100_PL1 REV PL2

101_PL1 REV PL2

102_PL1 REV PL1

Reason: For the avoidance of doubt and in the interests of proper planning.

Article 35

Planning permission has been granted for this proposal. The Council acted pro-actively through positive engagement with the applicant during the determination process which led to improvements to the scheme. The Council has therefore acted pro-actively in line with the requirements of the Framework and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2015.

INFORMATIVES

Highway Safety

1. In order to ensure that any works within the highway are carried out in accordance with the provisions of the Highway Act 1980, the developer should be aware of the required standards regarding the maintenance of the public right of way and safety during construction. The public rights of way along the carriageway and footways should remain unobstructed by vehicles, machinery, materials and other aspects of construction works.

Contaminated Land

2. Paragraph 121 of the NPPF states that all site investigation information must be prepared by a competent person. This is defined in the framework as 'A person with a recognised relevant qualification, sufficient experience in dealing with the type(s) of pollution or land instability, and membership of a relevant professional organisation.' Contaminated Land Planning Guidance can be obtained from Regulatory Services or via the Council's website www.dacorum.gov.uk

3. In the event that contamination is found at any time when carrying out the approved development that was not previously identified, it must be reported in writing immediately to the Local Planning Authority with all works temporarily suspended because, the safe development and secure occupancy of the site lies with the developer.