Agenda item

4/01132/15/MOA - LUCAS AEROSPACE LTD, MAYLANDS AVENUE, HEMEL HEMPSTEAD, HP2 7DF

Meeting of Development Management, Thursday, 17th December, 2015 7.00 pm (Item 158.)

Minutes:

J Doe, Assistant Director for Planning and Regeneration, made a statement before the presentation of the item due to the important nature of the application. J Doe made the following points:

This is a major planning application and probably the most complex proposal the Borough has had to deal with in the last 15 years.
Planning decisions are rarely black and white and they turn on the balance of evidence.
This application was received on 19^th March 2015 and it has taken almost 9 months to come to the Committee for a decision – the impact on the Town Centre and how this part of Maylands will deliver jobs had to be carefully assessed.
Officers have obtained specialist consultancy advice on both retail and employment impact.
This application has been placed under great scrutiny before it has come to the Committee in order for the best quality information to be presented.
The scheme will generate high levels of traffic but the Highway Authority is satisfied that the impact is acceptable if a filter lane for east bound traffic on the A414 St Albans Road connecting to the Maylands Avenue roundabout is implemented.
The site currently has planning permission for an office development which will generate more traffic than a retail scheme.
The impact of traffic will be spread across the day and week whereas an office development will have traffic concentrated at peak hours during weekdays.
The site is designated in the Maylands Masterplan and associated Gateway development brief for commercial or B class uses and on the face of it there is a conflict with the mainly retail led composition of the application proposals, though it is worth noting that of the 16,000 sq m proposed here, 3,000 sq m is for office development.
There is a target for 10,000 jobs to be delivered over 2006-2031. This target will not be compromised by allowing this application which will deliver around 550 jobs.
Could be argued that the site should be reserved for suitable commercial or office proposals but this site has been vacant for over a decade with no suitable proposals being submitted.
The Council estimates that currently, 95% of Maylands is occupied or committed by approved proposals.
Government advice in the NPPF is that alternative proposals should be treated on their merits where there is no reasonable prospect of allocated employment uses coming forward.
The report by Chase and Partners shows very strong retail interest in Hemel Hempstead from retailers, with enough capacity to occupy both this and the Jarman site.
Retail forecasts show a need for a new retail space that cannot be met in the Town Centre.
There is a case for refusal but this could be mitigated by the imposition of conditions.
The applicant has agreed to the conditions and has volunteered to enter into a s106 agreement to enforce them. This is not a fashion-led retail park so the conditions provide a safe guard for the Town Centre.

F Bogle then presented the item to the Committee. The item has been referred to the Committee on the basis of the impact of the proposed development on wider public interests.

Councillor Tindall raised his concerns about the increase in traffic, especially when most congestion is between the Breakspear and Maylands roundabout. Also, a lot of drivers cut through the back of the Maylands estate so a traffic study in the area would be a useful tool to assess the impact this development would have.

J Doe said that it was clear that the advice from Highway Authority states that the slip road is sufficient to ease traffic. There should be further improvements in relation to the Local Enterprise Zone and the long term plan is that business rates will pay into the LEP for transport improvements.

Councillor Matthews arrived at 7.38pm and therefore took no part in the voting of this item

Mr John Hope spoke in objection to this application representing the Maylands Partnership and as a local business owner. Mr Hope said that he felt a retail park would not provide quality employment and it would rip the heart out of the centre of Maylands where there are small independent sandwich shops.

Mr Tim Price spoke in support of the application on behalf of the applicants. Mr Price said that this land had been vacant for 15 years and had been allocated for employment land for 12 years with no takers. There was a clear need for an alternative scheme to improve the shopping provision in Hemel Hempstead. £125m is spent in Watford and it is key to attract money into Hemel Hempstead. This scheme would provide 560 full time jobs and the scheme received 75% support in the public consultation.

Councillor G Adshead in his role as Ward Councillor spoke in support of this application. He believes that the Maylands area should be a beacon for the town but the empty site currently paints a poor picture. Residents often leave Hemel Hempstead to buy goods that are unavailable. Also, it will be important for the workers in Maylands to have an area to buy their lunch from that is in walking distance.

Councillor W Wyatt-Lowe in his role as Ward Councillor spoke in support of this application. The Councillor said he has attended the Maylands Partnership meetings and has consulted residents. The population of Hemel Hempstead between 2001-2011 has increased by 20% and is still growing which will fund and support the Town Centre.

Councillor Birnie said whatever development is placed onto the site, it will have an impact on traffic in the area.

Councillor Guest said that this application will send the message that Hemel Hempstead is a vibrant and thriving town open for business.

Councillor Ritchie said he felt the Committee should be consistent with earlier decisions for out of town developments. He felt that the Hemel Hempstead Town Centre was in great danger.

J Doe said that every case is different and should be judged as so. There is more evidence for the need for controls. Also, the scope of this development is different; it is not just a retail park.

It was proposed by Councillor Guest and seconded by Councillor Mrs Bassadone to grant the application in line with the officer’s recommendation.

Vote

For: 8 Against: 3 Abstained: 1

Resolved:

That in accordance with paragraph 5. (1) of the Town and Country Planning (Consultation) (England) Direction 2009 the application be REFERRED to the Secretary of State (DCLG).

1. In the event that the Secretary of State does not call in the application that the application is DELEGATED to the Group Manager - Development Management & Planning with a view to approval subject to the completion of a planning obligation under s.106 of the Town and Country Planning Act 1990 and the draft list of conditions below.

2. That the following Heads of Terms for the planning obligation be agreed:

· The implementation of the junction improvement scheme as shown on drawing no. CIV-14164-SA-00038-A03 to address the immediate impacts of the proposed development on the local highway, or the provision of a financial contribution, equal to the cost of these works (to be agreed with HCC)

· Provision of a Travel Plan

· Provision of Fire Hydrants

· Financial contribution towards Maylands Public Realm - £166,984.60

· To secure compliance with the retail conditions that preclude the sale of the following goods:

1. Clothing and Footwear

2. Jewellery and fashion accessories,

other than as permitted by Draft Conditions 9, 10 and 11.

3. That the following ocnditions be imposed:

Approval of the details of the siting, design and external appearance of the buildings, the means of access thereto and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the local planning authority in writing before any development is commenced.

Reason: To comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

2	Application for approval of the reserved matters shall be made to the local planning authority before the expiration of three years from the date of this permission. Reason: To comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved.

Reason: To prevent the accumulation of planning permission; to enable the Council to review the suitability of the development in the light of altered circumstances and to comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

The Class A1 retail floorspace hereby permitted shall have a maximum gross floor area of 12,503sqm. The net sales area of the Class A1 retail floorspace shall not exceed 9,262sqm comprising a maximum of;

1,414sqm (convenience food goods)

7,848sqm (comparison non-food goods)

Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

5	The Class A1 retail units hereby permitted shall have a minimum gross internal area of 650sqm. Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

6	The Class A1 retail development hereby permitted shall be limited to a maximum of six retail units. Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

7	The convenience retail floorspace hereby permitted shall be restricted to a single unit, the net sales area of which shall not exceed 1,767sqm. Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

8	No retail unit shall contain a dedicated in-store post office, pharmacy, photo shop or financial services. Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre and Heart of Maylands Local Centre in accordance with Core Strategy Policy CS16.

In units used primarily for the sale of comparison goods, the sale and display of: food and drink; clothing and footwear, jewellery and fashion accessories, and pharmaceuticals, toiletries and cosmetics shall be limited to no more than 3% of the net sales area of any of the retail units hereby permitted.

Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16 and to allow the local planning authority to retain control over the type of goods sold.

Notwithstanding the restriction set out in Condition 9, clothing and footwear, jewellery and fashion accessories and toiletries and cosmetics will only be permitted to be sold from a maximum of 1,550sqm (net sales) within a single unit where the sale and display of other comparison goods and services exceeds 50% of the net sales area of the unit.

Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

Notwithstanding the restriction set out in condition 9 sports and outdoor clothing will only be permitted to a maximum of 825sqm net sales to be allowed within a single unit where the sale and display of other goods and services relating to sports and outdoor pursuits exceeds 50% of the net sales area of the unit.

Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

12	The Class A3 use hereby permitted shall be limited to a maximum gross internal floorspace area of 650sqm. Reason: To limit the impact of the development on the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

The Class A1 retail units shall only be used for Class A1 uses in accordance with other conditions of this planning permission and the Class A3 unit shall only be used for Class A3 uses and for no other purpose of the Schedule to the Town and Country Planning (Use Classes) Order 1987, or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification and for no other purpose permitted under Part 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 unless otherwise agreed in writing with the local planning authority.

Reason: In the interests of safeguaring the vitality and viability of Hemel Hempstead Town Centre in accordance with Core Strategy Policy CS16.

No development shall take place until samples of the materials to be used for the external surfaces of the development shall have been submitted to and approved in writing by the local planning authority. The approved materials shall be used in the implementation of the development.

Reason: To ensure a satisfactory appearance to the development in accordance with Policy CS12 of the Dacorum Core Strategy September 2013.

Details to be submitted in accordance with Condition 1 above shall include full details of both hard and soft landscape works. 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;

· proposed finished levels or contours;

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

· minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc);

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

· retained historic landscape features and proposals for restoration, where relevant.

The approved landscape works shall be carried out prior to the development being brought into use.

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

No development shall take place until a landscape management plan for a period of 10 years from the date of the implementation of the landscaping scheme has been submitted to and approved in writing by the local planning authority. The scheme shall include long term design objectives, management responsibilities and maintenance schedules for the landscaped areas. The landscaping shall be managed in accordance with the approved plan.

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

No development shall take place until a scheme for the protection of existing trees within and adjoining the site (as agreed to be retained on any Reserved Matters application), shall have been submitted to and approved in writing by the local planning authority. The approved scheme of protection shall be installed in accordance with the details approved and shall be maintained in place during the whole period of site demolition, excavation and construction (including any excavation for the purposes of archaeological assessment).

Reason: In order to ensure that damage does not occur to the trees / hedges during building operations in accordance with saved Policy 99 of the Dacorum Borough Local Plan 1991-2011 and Policy CS12 of the Dacorum Core Strategy September 2013.

No development shall take place until reptile surveys have been carried out to establish the presence or otherwise of slow worms, common lizards or other reptiles and the findings shall be submitted to the local planning authority.

Reason: In the interest of safeguarding any ecological interest on the site in accordance with the NPPF.

The details of scale to be submitted for the approval of the local planning authority in accordance with Condition 1 above shall include details of the proposed slab, finished floor and roof levels of the buildings in relation to the existing and proposed levels of the site and the surrounding land and buildings. The development shall be constructed in accordance with the approved levels.

Reason: For the avoidance of doubt and to ensure a satisfactory form of development in accordance with Policy CS12 of the Dacorum Core Strategy September 2013.

Details submitted in accordance with Condition 1 of this permission shall include scaled plans and written specifications to show the layout of the following:

roads

footways

foul and on-site water drainage

existing and proposed access arrangements including visibility splays

car parking provision in accordance with standards adopted by the local planning authority

cycle parking provision in accordance with standards adopted by the local planning authority

servicing areas

loading areas

and turning areas for all vehicles

Reason: To ensure a suitable layout that complies with the highway requirements and to ensure adequate and satisfactory provision of off-street vehicle parking facilities in accordance with Saved Policy 58 of the DBLP.

No development shall take place until details of the materials to be used for hard surfaced areas within the site, including roads, driveways and car parking areas, shall have been submitted to and approved in writing by the local planning authority.

Reason: To ensure that the internal roads and other layouts are built to required / adoptable standards in accordance with saved Policy 54 of the adopted Dacorum Borough Local Plan 1991 - 2011 and Policy CS12 of the Dacorum Core Strategy September 2013.

Prior to commencement of the development, a delivery and servicing plan shall be submitted to the local planning authority which shall contain the delivery and servicing requirements (including refuse collection), a scheme for co-ordinating deliveries and servicing, areas within the site to be used for loading and manoeuvring of delivery and servicing vehicles and access to and from the site for delivery and servicing vehicles.

Reason: In the interests of maintaining highway efficiency and safety in accordance with saved policy 54 of the DBLP.

No development shall take place until a Construction Management Plan shall have been submitted to and approved in writing by the local planning authority. The statement shall provide for:

· the parking of vehicles of site operatives, contractors and visitors;

· loading and unloading of plant and materials;

· storage of plant and materials used in constructing the development;

· timing and routes to be employed by construction vehicles;

· construction access arrangements;

· the erection and maintenance of security hoarding;

· wheel washing facilities;

· measures to control dust and dirt during construction;

The details shall include a plan showing the proposed location of these areas. The approved statement shall be adhered to throughout the construction period.

Reason: To minimise danger, obstruction and inconvenience to users of the highway in accordance with saved Policy 51 of the Dacorum Borough Local Plan 1991-2011.

Prior to the commencement of the development hereby permitted a Phase I Report to assess the actual or potential contamination at the site shall be 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.

All remediation or protection measures identified in the Remediation Statement referred to in Condition 24 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.

26	Petrol/oil interceptors shall be fitted in all car parking/washing/repair facilities. Reason: To prevent oil-polluted discharges entering local watercourses in accordance with Policy CS32.

27	A properly maintained fat trap shall be installed to serve any units operating within Class A3 at the application site. Reason: To prevent the blocking of drains, sewage flooding and pollution to local watercourses in accordance with Policies CS31 and 32.

The A3 floorspace hereby permitted shall not be commenced until there has been submitted to and approved by the local planning authority a scheme for ventilation of the premises, including the extraction and filtration of cooking fumes. The approved scheme shall be carried out prior to the commencement of the use hereby permitted.

Reason: In the interests of the amenity of adjoining uses in accordance with Policy CS12.

Notwithstanding the sustainability checklist submitted, no development shall take place until an online Sustainability Statement and an Energy Statement via C-Plan shall have been submitted to and approved in writing by the local planning authority. The statements shall be submitted for approval concurrently with the first of the reserved matters to be submitted. The development shall be carried out in accordance with the details approved.

Reason: To ensure the sustainable development of the site in accordance with the aims of accompanying Policy CS29 and paragraph 18.22 of the Dacorum Core Strategy September 2013 and the Sustainable Development Advice Note March 2011.

No development shall take place until details of measures to recycle and reduce demolition and construction waste which may otherwise go to landfill, together with a site waste management plan (SWMP), shall have been submitted to and approved in writing by the local planning authority. The measures shall be implemented in accordance with the approved details.

Reason: To accord with the waste planning policies of the area, Policy CS29 of the Dacorum Core Strategy (September 2013) and saved Policy 129 of the Dacorum Borough Local Plan 1991-2011.

The development hereby permitted shall be carried out in accordance with the FRA carried out by MJM Consulting Engineers dated March 2015 reference 6011-001 Rev A, all supporting documents (letters by Rebecca High dated August 18th, 2015 and September 3rd, 2015 and drainage map referenced SK006 named “Maylands Gateway – Surface water drainage strategy – greenfield with SUDS”); mitigation measures detailed within the FRA as follows:

(i) Limiting the surface water run-off generated by the critical storm event so that it will not exceed a the rate of 3.3 l/s from the North of the site and 32.9 l/s from the South of the site, in order not to exceed a total discharge rate of 36.2 l/s.

(ii) Implementing appropriate SuDS features giving priority to above ground measures such as permeable pavements, ponds and swales, as stated in the email and shown in the map referenced SK 006 that was received from the LPA on August 20th, 2015.

(iii) Providing 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 providing a minimum of 215 m3 of attenuation volume in a swale in the North site, a total of 2109 m3 of attenuation volume in the South site. 1320 m3 of the overall storage will be attenuated in one pond and the remaining 789 m3 is to be provided in a swale and permeable pavements as outlined in the letter sent by Rebecca High the 3rd of September, 2015.

(iv) Discharge of surface water to the Thames Water sewer network.

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme.

Reason: To prevent flooding by ensuring the satisfactory disposal of surface water from the site.

To prevent flooding by ensuring the satisfactory storage of surface water from the site.

To ensure there will be no risk of flooding from surface water to the proposed properties within the development site.

To ensure surface water can be managed in a sustainable manner.

To provide a betterment from the current brownfield runoff rates.

In accordance with Policy CS31.

No development shall take place until a surface water drainage schemefor the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year + climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

The scheme shall also include:

Details of how the scheme shall be maintained and managed after completion

Details of the proposed drainage scheme providing a drainage plan showing the location of any proposed SuDS, pipe runs and any areas of proposed informal flooding.

Detailed assessment of the existing surface water flood risk as shown on the EA National surface water flood maps, ensuring the development layout does not place any proposed properties at risk from surface water flooding.

Justification of SuDS selection giving priority to above ground methods, reducing the requirement for an underground piped system, reducing the requirement for overly deep attenuation ponds.

Detailed engineering details of the design of the proposed SuDS features

Detailed surface water drainage calculations for all rainfall events up to and including the 1 in 100 year + climate change event.

Reason: To prevent the increased risk of flooding, both on and off site In accordance with Policy CS31.

The development hereby permitted shall not be commenced until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved in writing by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewerage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact on the community in accordance with policies CS31 and 32.

No impact piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programming for the works) has been submitted to and approved in writing by the Local Planning Authority, in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method.

Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure in accordance with Policies CS31 and 32.

No development shall take place until details to demonstrate how the car park will achieve and maintain 'Park Mark, safer Parking Award Status have been submitted to and approved in writing by the local planning authority in consultation with Hertfordshire Police. The car park shall not be brought into use until the approved measures have been implemented in full and shall thereafter be retained.

Reason: To prevent crime and protect people using the car park in accordance with paragraph 69 of the NPPF.

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

A103

A110 (For indicative purposes only)

A112 (For indicative purposes only)

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

Article 35 Statement

Planning permission has been granted for this proposal. The Council acted pro-actively through positive engagement with the applicant at the pre-application stage and 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 (paragraphs 186 and 187) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012.

INFORMATIVES

Highways

1. The applicant is advised that the storage of materials associated with the construction of the development should be provided within the site on land which is not public highway and the use of such areas must not interfere with the public highway. If this is not possible, authorisation should be sought from the Highway Authority before construction works commence. Further information is available via the website http://www.hertsdirect.org/services/transtreets/highways/ or by telephoning 0300 1234047.

2. General works within the highway: Construction standards for works within the highway: All works to be undertaken on the adjoining highway shall be constructed to the satisfaction and specification of the Highway Authority, by an approved contractor, and in accordance with Hertfordshire County Council’s highway design guide "Roads in Hertfordshire". 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 http://www.hertsdirect.org/services/transtreets/highways/ or by telephoning 0300 1234047.

3. Road Deposits: It is an offence under section 148 of the Highways Act 1980 to deposit mud or other debris on the public highway, and section 149 of the same Act gives the Highway Authority powers to remove such material at the expense of the party responsible. Therefore, best practical means shall be taken at all times to ensure that all vehicles leaving the site during construction of the development are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway.

Further information is available via the website http://www.hertsdirect.org/services/transtreets/highways/ or by telephoning 0300 1234047.

Contamination

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

Supporting documents: