Agenda item

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 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 Policies CS12 and CS13 of the Core Strategy

3

Prior to the occupation of the development hereby approved, a noise control scheme shall be submitted for the approval of the Local Planning Authority. The assessment shall identify the sources of any noise from industrial activity and plan associated with the development and measure to be made for its control. The approved mitigation shall be implemented in accordance with the approved scheme and shall thereafter retained.

Reason: To ensure the noise control scheme remains relevant to the occupation of the site, it should outline any schedules for repair, maintenance and servicing of fixed plant or equipment. It should also contain a provision for review and revision of the noise control scheme, examples may include noise complaints, changes in the nature of site operations or hours of operation

INFORMATIVE

The noise control scheme should by way of assessment determine the likely noise impact on nearby sensitive receptors from the development and where required detailed measures to control it. Where guidance is available the assessment should have regard to this, for example the assessment of commercial/industrial noise shall consider BS 4142: 2014. Or any other equivalent standards.

4

No development shall commence until a Construction Traffic Management Plan 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 Traffic Management Plan shall include details of:

a. Construction vehicle numbers, type, routing;

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 and temporary access to the public highway;

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.

Reason: The construction traffic associated with the construction of this development needs to be accommodated appropriately on the site and highway network prior to issues arising during the construction of the scheme in the interests of highways safety in accordance with Policies CS8 and CS12 of the Core Strategy and Saved Policies 51 and 58 and Appendix 5 of the Dacorum Borough Local Plan 1991-2011.

5

The trees shown for retention on the approved Drawing No. and 1936-19-02 Revision B (Tree Protection) shall be protected during the whole period of site excavation and construction by the erection and retention of a 1.5 metre high chestnut paling fence on a scaffold framework positioned beneath the outermost part of the branch canopy of the trees.

Reason:  In order to ensure that damage does not occur to the trees during building operations.

6

All hard and soft landscape works shall be carried out in accordance with drawings 1936-19-03 Revision D 09 (Landscape Concept Plan) and 1936-19-04 Revision D (Landscape Section Plan) The works shall be carried out prior to the occupation of any part of the development or in accordance with a programme agreed with the local planning authority.

Reason:  To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area in accordance with Policies CS12 and CS13 of the Core Strategy and Saved Policies 99 and 100 of the Local Plan.

7

A landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas shall be submitted to and approved by the local planning authority prior to the occupation of the development or any phase of the development, whichever is the sooner, for its permitted use.  The landscape management plan shall be carried out as approved.

Reason:  To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area in accordance with Policies CS12 and CS13 of the Core Strategy.

8

The development hereby permitted shall not be occupied until the arrangements for vehicle parking, circulation, loading and unloading shown on Drawing No. 31161-PL-101A shall have been provided, and they shall not be used thereafter otherwise than for the purposes approved.

Reason:  To ensure the adequate and satisfactory provision of off-street vehicle parking facilities in accordance with Policies CS8 and CS12 of the Core Strategy and Saved Policies 51, 54, 58 and Appendix 5 of the Local Plan 1991-2011

9

The development permitted by this planning permission shall be carried out in accordance with the Flood Risk Assessment prepared by RPS Group Plc dated July 2019 and Drainage Design Philosophy prepared by RPS Group PLC dated March 2019 and the following mitigation measures;

1. Limiting the surface water run-off rates to maximum of 5l/s for Phase 2 into the wider system for all rainfall events up to and including the 1 in 100 year + climate change event.

2. Provide attenuation to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event.

3. Implement drainage strategy as indicated on the proposed drainage strategy drawing utilising a detention basin and below ground tanks.

Reason:  To ensure that the site is subject to an acceptable drainage system serving the development in accordance with Policies CS28 and CS31 of the Core Strategy.

10

No development shall take place until the final design of the drainage scheme is completed and sent to the LPA for approval. The surface water drainage system will be based on the submitted the Flood Risk Assessment prepared by RPS Group Plc dated July 2019 and Drainage Design Philosophy prepared by RPS Group PLC dated March 2019 The scheme shall also include;

1. Detailed engineered drawings of the proposed SuDS features including their, location, size, volume, depth and any inlet and outlet features including any connecting pipe runs and all corresponding calculations/modelling to ensure the scheme caters for all rainfall events up to and including the 1 in 100 year + 40% allowance climate change event.

2. Demonstrate an appropriate SuDS management and treatment train and inclusion of above ground features such as permeable paving, swales etc.

3. Silt traps for protection for any residual tanked elements.

4. Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

Reason: Further information is required in advance of development in order to ensure that appropriate drainage works are constructed expediently and to ensure that the appropriate disposal of surface water in accordance with Policy CS31 of the Core Strategy.

11

No development shall take place area until the applicant, or their agents or successors in title, have secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved in writing by the local planning authority.

The development shall be carried out fully in accordance with the approved scheme of investigation.

Reason: All development works have the potential to disturb on site archaeology and as such it is important that such matters are considered in advance of the commencement of development. This should ensure that reasonable facilities are made available to record archaeological evidence in accordance with Policy CS27 of the Core Strategy and Saved Policy 118 of the Dacorum Borough Local Plan 1991-2011.

12

The development hereby approved shall not be occupied until the results of any archaeological monitoring have been submitted to the County Council Archaeology Unit.

Reason: To ensure the adequate recording of archaeology in accordance with Policy CS27 of the Core Strategy and Saved Policy 118 of the Dacorum Borough Local Plan 1991-2011.

13

No development approved by this permission (other than that necessary for the discharge of this condition) shall be commenced until a Remediation Method Statement report has been submitted to and approved by the Local Planning Authority.

This site shall not be occupied, or brought into use, until:

1.            All works which form part of the Remediation Method Statement report pursuant to the above have been fully completed and if required a formal agreement is submitted that commits to ongoing monitoring and/or maintenance of the remediation scheme.

2.            A Remediation Verification Report confirming that the site is suitable for use has been submitted to, and agreed by, the Local Planning Authority.

Reason: The Council seeks to secure information on contamination and remediation prior to the commencement of works where it believes that any development has the potential to disturb contaminative material and as such would present a risk to human health. This condition is applied in order to ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development in accordance with Policy CS12, CS31 and CS32 of the Core Strategy.  

14

Any contamination, other than that reported by virtue of Condition 13 encountered during the development of this site shall be brought to the attention of the Local Planning Authority as soon as practically possible; a scheme to render this contamination harmless shall be submitted to and agreed by, the Local Planning Authority and subsequently fully implemented prior to the occupation of this site. Works shall be temporarily suspended, unless otherwise agreed in writing during this process because the safe development and secure occupancy of the site lies with the developer.

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.

15

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. The development shall be carried out in accordance with the approved details.

Reason: To protect the water environment, including groundwater in accordance with Policy CS31 of the Dacorum Core Strategy September 2013.

16

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

31161-PL-100-Location Plan

31161-PL-101A-Site Layout Plan

31161-PL-102 A-Illustrative Colour Elevations

31161-PL-103 Floor Plans

31161-PL-104A Elevations

1936-19-02 Revision B (Tree Protection Plan)

1936-19-03 Revision D 09 (Landscape Concept Plan)

1936-19-04 Revision D (Landscape Section Plan)

Flood Risk Assessment prepared by RPS Group Plc dated July 2019

Drainage Design Philosophy prepared by RPS Group PLC dated March 2019

Sustainability Statement by Turley Sustainability dated August 2019.

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