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

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

16.2422-1     Revision C

17.2422-2     Revision B

17.2422-3     Revision B

17.2422-4     Revision B

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

3

No development (except demolition and site clearance) shall take place until details of the materials, including details of doors and windows at a scale of 1:20 and rainwater goods and brick bonding to be used in the construction of the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.

Reason:  To ensure a satisfactory appearance to the development and the interests of the visual amenities of the Conservation Area in accordance with the aims of saved Policy 120 of the Dacorum Borough Local Plan (2004) and Policies CS12 and CS27 of the Dacorum Core Strategy (2013).

4

No development (except demolition and site clearance) 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;

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

minor artefacts and structures (e.g. furniture, play equipment,  other storage units, signs, lighting 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.

5

The dwellings hereby approved shall not be occupied until details of facilities for the storage of refuse have been submitted to and approved in writing by the local planning authority. The approved facilities shall then be provided before the development is first brought into use and they shall thereafter be permanently retained unless otherwise agreed in writing with the local planning authority.

Reason: To accord with Policy 129 of the Dacorum Borough Local Plan 1991-2011.

6

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.

7

All remediation or protection measures identified in the Remediation Statement referred to in Condition 6 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 (2012).

8

The development permitted by this planning permission shall be carried out in accordance with the approved Sustainable Drainage Strategy carried out by RSK reference 133126-R1(0) dated 05 October 2017 submitted and the following mitigation measures detailed within the FRA:

1. Limiting the surface water run-off rates to maximum of 5.3l/s with discharge into Thames Surface water sewer.

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. Implementing the appropriate drainage strategy using appropriate above ground SuDS measures to include permeable paving as indicated on drainage drawing.

Reason: To reduce the risk of flooding to the proposed development and future occupants.

9

No development shall take place until the final design of the drainage scheme is completed and sent to the LPA for approval. The scheme shall also include;

1. Confirmation of proposed drainage scheme based on either infiltration or discharge in surface water sewer.

2. Infiltration tests should be conducted to BRE Digest 365 Standards where infiltration is proposed.

3. Implementing the appropriate drainage strategy using appropriate above ground SuDS measures where possible.

4. 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. The plan should show any pipe 'node numbers' that have been referred to in network calculations and it should also show invert and cover levels of manholes.

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

Reason: To reduce the risk of flooding to the proposed development and future occupants.

10

Prior to the first occupation of the development hereby permitted, vehicular visibility splays measuring 43m x 2.4 metres shall be provided to each side of the access where it meets the highway and such splays shall thereafter be maintained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway

Reason: In the interests of highway safety.

11

Construction of the development hereby approved shall not commence 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 including demolition, excavation and construction of all elements of the proposals. 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. Traffic management requirements; c. Construction and storage compounds (including areas designated for car parking); d. Siting and details of wheel washing facilities; e. Cleaning of site entrances, site tracks and the adjacent public highway; f. Timing of construction activities to avoid school pick up/drop off times; g. Provision of sufficient on-site parking prior to commencement of construction activities; h. Post construction restoration/reinstatement of the working areas and temporary access to the public highway.

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way.

12

No development (except demolition and site clearance) shall take place until details of fire hydrants or other measures to protect the development from fire have been submitted to and approved in writing by the local planning authority. Such details shall include provision of the mains water services for the development whether by means of existing water services, new mains, or extension to or diversion of existing services where the provision of fire hydrants is considered necessary. The proposed development shall not be occupied until such measures have been implemented in accordance with the approved details.

Reason: To ensure that sufficient strategic infrastructure is provided to support the development in accordance with Policy CS35 of the Dacorum Core Strategy (2013).

13

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 to plots 1-3 (shown on drawing number 16 2422-1 Rev. C) without the prior written approval of the local planning authority:

Schedule 2 Part 1 Classes B and G

Reason:  To enable the local planning authority to retain control over the development in the interests of safeguarding visual amenity of the locality, in accordance with saved Policy 120 of the Dacorum Local Plan (2004) and Policies CS12 and CS27 of the Dacorum Core Strategy (2013).

14

No development (except demolition and site clearance) shall take place until details of the proposed slab, finished floor and ridge levels of the building(s) in relation to the existing and proposed levels of the site and the surrounding land shall have been submitted to and approved in writing by the local planning authority.  The building(s) shall be constructed in accordance with the approved levels.

Reason:  For the avoidance of doubt, to ensure a satisfactory form of development and in the interests of the residential amenity of the surrounding dwellings, in accordance with saved Appendix 3 of the Dacorum Local Plan (2004), Policies CS11, CS12 and CS27 of the Dacorum Core Strategy (2013).

15

No development shall take place until a detailed scheme for the offsite highway improvement works as indicated on drawing 16 2422-1 revision D Site & Location Plans have been submitted to and approved in writing by the Local Planning Authority.

Reason: In order to ensure a safe and satisfactory means of access for pedestrians in accordance with Policy CS12 of the Dacorum Core Strategy (2013).

16

Prior to the first occupation of the development hereby permitted the offsite highway improvement works referred to in Condition 15 shall be completed in accordance with the approved details and retained in perpetuity thereafter.

Reason: In order to ensure a safe and satisfactory means of access for pedestrians in accordance with Policy CS12 of the Dacorum Core Strategy (2013).

17

The windows at first floor level on the side elevation of Plot 4 shall be permanently fitted with obscure glazing (minimum level 3 on the Pilkington Scale).

Reason: In the interests of the residential amenity of the occupiers of no. 49 High Street, in accordance with Policy CS12 of the Dacorum Core Strategy (2013).