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

Prior to the erection of any structure above ground level, 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 and to comply with CS12.

3

No development (other than demolition/site preparation works) shall take place until full details of both hard and soft landscape works shall have been submitted to and approved in writing by the local planning authority.  These details shall include:

hard surfacing materials;

means of enclosure;

soft landscape works which shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

proposed finished levels or contours;

scaled plans showing garden shed/bicycle storage and design of bin store;

car parking layouts and other vehicle and pedestrian access and circulation areas; and

proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines etc, indicating lines, manholes, supports etc).

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 and to safeguard the visual character of the immediate area and to comply with CS12.

4

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015  (or any Order amending or re-enacting that Order with or without modification) no development falling within the following classes of the Order shall be carried out without the prior written approval of the local planning authority:

Schedule 2 Part 1 Classes A, B, and E

Reason:  To enable the local planning authority to retain control over the development in the interests of safeguarding the residential and visual amenity of the locality and to comply with CS12. The properties are sited on a compact site with limited amenity space and close relationships with neighbouring dwellings.

5

No development above ground level shall commence until a Construction Management Plan (or Construction Method Statement) has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Management Plan shall include details of:

a. Construction vehicle numbers and type;

b. Access arrangements to the site;

c. Traffic management requirements

d. Construction and storage compounds (including areas designated for car parking, loading / unloading and turning areas);

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 (including delivery times and removal of waste) and 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;

j. where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements.

Development shall be carried out in accordance with the approved Management Plan.

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policies 5, 12, 17 and 22 of Hertfordshire's Local Transport Plan (adopted 2018) and to comply with Core Strategy Policy 12.

6

Prior to the commencement of any above ground development details of any front boundary treatment shall be submitted and approved by the local planning authority. Development shall be constructed in accordance with the approved details.

Reason: To ensure suitable, safe and satisfactory planning and development of the site in accordance with Policy 5 of Hertfordshire's Local Transport Plan (adopted 2018) and to comply with Core Strategy Policy CS12.

7

Prior to the first occupation of the development hereby permitted, vehicular access to and egress from the adjoining highway shall be limited to the accesses shown on drawing number 407-320 P2 only. Any other access shall be permanently closed, and the footway and a full height kerb shall be reinstated in accordance with a detailed scheme to be agreed with the Local Planning Authority, concurrently with the bringing into use of the new access. Prior to use arrangements shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

Reason: To ensure construction of a satisfactory access and in the interests of highway safety, traffic movement and amenity in accordance with Policy 5 of Hertfordshire's Local Transport Plan (adopted 2018) and to comply with Core Strategy Policy 12.

8

Prior to the first occupation of the development hereby permitted the proposed access, on-site car parking and turning area shall be laid out, demarcated, levelled, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use.

Reason: To ensure construction of a satisfactory development and in the interests of highway safety in accordance with Policy 5 of Hertfordshire's Local Transport Plan (adopted 2018) and to comply with Core Strategy Policy 12.

9

The windows at first floor level in the side elevations of unit 3 & 4 hereby permitted shall be fixed with obscure glass and top opening light 1.7 metres from the internal finished floor level.

Reason:  In the interests of the residential amenities of the occupants of the adjacent dwellings along Plantation Walk and Fennycroft Road and to comply with CS12.

10

The windows at first floor level in the rear elevation of Units 1 & 2 hereby permitted shall be top hung and permanently fitted with obscured glass.

Reason:  In the interests of the amenity of adjoining residents along Fennycroft Road and Spencer Way and to comply with CS12.

11

Parking space P5 shown on approved plan 407-321 Rev P2 shall be kept solely and permanently for the use of Unit 2 (the 3 bedroom dwelling hereby permitted on the north-western side of Middleknights Hill)

Reason: To ensure adequate parking for the 3 bedroom dwelling and to comply with Core Strategy Policy 12 and Saved Appendix 5 Parking Provision of the Dacorum Borough Local Plan.

12

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

407/301 Rev P2 Site as Existing

407/312 Location Plan

407/320 Rev P2 Site as Proposed

407/321 Rev P2 Proposed ground floor plans in context

407/322 Rev P1 Proposed first floor plans in context

407/323 Rev P1 Plans as Proposed - floor plans

407/324 Rev P1 Elevations as proposed Units 3 & 4

407/325 Rev P2 Elevations as proposed Units 1 & 2

407/326 Rev P1 Proposed site sections showing 25 degree test

Planning Statment dated August 2019 prepared by Litmus Planning and Development Consultancy

Design and Access Statement Rev 1-21/08/2019 prepared by Evolution Chartered Architects

Phase 1 Desk Study Report dated August 2019 prepared by Earth Environmental and Geotechnical

Phase 1 Desk Study Report Part Two Ref GS-5619504 prepared by Groundsure Location Intelligence

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

Informatives:

Highways

AN) Agreement with Highway Authority: The applicant is advised that in order to comply with this permission it will be necessary for the developer of the site to enter into an agreement with Hertfordshire County Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements. The construction of such works must be undertaken to the satisfaction and specification of the Highway Authority, and by a contractor who is authorised to work in the public highway. Before works commence the applicant will need to apply to the Highway Authority to obtain their permission and requirements. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/development-management/highways-development-management.aspx or by telephoning 0300 1234047.

REFUSE / WASTE COLLECTION: Provision has been made for on-site refuse/recycling stores within 30m of each dwelling and within 25m of the kerbside/bin collection and not stored on the highway, the arrangements of which are considered to be acceptable by HCC as Highway Authority. The collection method must be confirmed as acceptable by DBC waste management.

EMERGENCY VEHICLE ACCESS: The proposed dwellings are within the recommended emergency vehicle access of 45 metres from the highway. This adheres to guidelines as recommended in 'MfS', 'Roads in Hertfordshire; A Design Guide' and 'Building Regulations 2010: Fire Safety Approved Document B Vol 1 – Dwellinghouses'.

Thames Water

As you are redeveloping a site, there may be public sewers crossing or close to your development. If you discover a sewer, it's important that you minimize the risk of damage. We'll need to check that your development doesn't limit repair or maintenance activities, or inhibit the services we provide in any other way. The applicant is advised to read our guide working near or diverting our pipes. https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working-near-or-diverting-our-pipes.

With regard to surface water drainage, Thames Water would advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website.  https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services

Ecology

Any building clearance should be undertaken outside the nesting bird season (March to August inclusive) to protect breeding birds, their nests, eggs and young. If this is not practicable, a search of the area should be made no more than two days in advance of clearance by a competent Ecologist and if active nests are found, works should stop until the birds have left the nest.

In the event of bats or evidence of them being found, work must stop immediately and advice taken on how to proceed lawfully from an appropriately qualified and experienced Ecologist or Natural England.

The inclusion of gardens within the development will provide net gain for biodiversity. Any enhancements for wildlife, in the form of native planting, wildflower planting, garden pond, bat and bird boxes, etc, would be welcomed.

Article 35 Statement

Planning permission has been granted for this proposal. The Council acted pro-actively through early engagement with the applicant at the pre-application stage and positive engagement during the determination process which lead to improvements to the scheme. The Council has therefore acted pro-actively in line with the requirements of the Framework (paragraph 38) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2015.