Agenda item

Consultee

Comments

Conservation & Design (DBC)

This is an open area of ground adjacent to the duel carriageway. It is on a sloping site is currently grassland and has hedging to the road. The proposals have been discussed over time with the applicants and developed as issues were addressed.          

The proposal is for three blocks of flats with associated landscaping. These would be set within a landscaped area. The blocks step up reflecting the topography of the area. The design is contemporary and of a regular formal appearance. The buildings have a pre cast stone frame which is then infilled with various bricks and gold coloured metal fittings including window surrounds and balconies.  

We believe that the proposals have been carefully considered through the pre application process and all of our concerns with regards to design and landscaping have been debated, discussed and where possible addressed. Therefore we welcome the scheme as it follows the guidance in the national design guide and would create a pleasant environment to live in. The views of the buildings from the dual carriageway would be the biggest impact in within the wider area. We consider that it has successfully addressed the road, steps up successfully and would enhance the architectural quality of the St Albans road. The spaces between the buildings appears generous and the landscaping and planting well considered. The design detail would give the building a contemporary feel whilst reflecting the regular rhythm of more historic developments and in essence respond to the pattern book style architecture promoted in the governments new proposals with regards to design quality.           

Recommendation We believe that this would be a high quality scheme and therefore support the proposals and recommend approval. External materials and landscaping details subject to approval.

Trees & Woodlands

Arb Impact Assessment ARTET8386.1        

Removal of trees / hedges is mostly restricted to low quality, category C specimens so no objection would be raised in this regard. Woodland W1 will be partially affected but overall the amenity of the woodland will be improved by proposed mitigation mentioned below.        

Three Ash are to be removed, these being B cat trees, due to the impact of Ash Dieback (Chalara). This disease is to be found all across Dacorum and is likely to result in the loss of 80+% of Ash nationally. Once infected, trees in proximity to property will require frequent pruning to remove defects that affect public safety, and then complete removal. It is prudent therefore to remove these trees now, whilst infection is low, to facilitate the scheme with better landscaping in the longer term. 

Planting Schedule D8138.200           

Mix of tree and shrub species proposed is acceptable. The use of trees such as Ostrya and Cercis will give visual interest within a more usual selection of species such as Cherry, Birch and Maple. Planting locations are largely away from car park areas, reducing the potential for conflict. Additionally, no heavy fruiting or nutting trees have been proposed.           

Woodland Management Plan ART8386.1    

No objections to proposed works. The removal of Ash trees and dense understorey through selective thinning will improve the overall quality of the woodland, by allowing other species to flourish.

The re-coppicing of Hazel is a traditional management technique that provides a variation of usable habitat for wildlife.     

Removal of invasive species will enhance the woodland and its use in the longer term.

Hertfordshire Property Services (HCC)

Thank you for your email regarding the above mentioned planning application.     

Hertfordshire County Council's Growth & Infrastructure Unit do not have any comments to       

make in relation to financial contributions required by the Toolkit, as this development is           

situated within your CIL zone and does not fall within any of the CIL Reg123 exclusions.   

Notwithstanding this, we reserve the right to seek Community Infrastructure Levy     

contributions towards the provision of infrastructure as outlined in your R123 List through the appropriate channels.

We therefore have no further comment on behalf of these services, although you may be 

contacted separately from our Highways Department.         

Please note this does not cover the provision of fire hydrants and we may contact you        

separately regarding a specific and demonstrated need in respect of that provision. 

I trust the above is of assistance if you require any further information please contact the      

Growth & Infrastructure Unit.

Crime Prevention Design Advisor

Thank you for your email, I have been in discussions with Studio Partington , any concerns I had relating to this project  have now been mitigated , please find notes below:  

Physical Security (SBD)        

Layout / Boundary     

The site is open and has good surveillance throughout , with a public footpath running from East to West towards the Town Centre, the footpath will be 2metres width with low level planting to the boundary to retain passive surveillance.   

Entrance        

Some concern over the entrance and the possibility of providing a hiding area , however after looking more closely at the drawings and discussion , t was agreed that the entrance would be open with good surveillance .  

Communal door sets:

Certificated to BS PAS 24: 2016, or LPS.1175         

Access Control to block of flats:        

Audio Visual. Tradespersons release buttons are not permitted.     

Postal delivery for communal dwellings (flats):         

Communal post boxes within the communal entrances (preferably  covered by the CCTV) .         

Individual front entrance doors of flats          

Certificated to BS PAS 24:2016        

Windows: Flats          

Ground floor windows and those easily accessible certificated to BS PAS 24:2016 or LPS 1175 French doors for balconies:       

Dwelling security lighting :     

Communal entrance hall, lobby, landings, corridors and stairwells, and all entrance/exit points. (Dusk to dawn lighting).       

Bin stores :     

Detail to be confirmed , bins must be secure            

Car Park:        

Barrier to be installed ,  parking is situated in front of the flats with good surveillance . Car Park lighting - well-lit car parking areas , bollard lighting is not acceptable as it is not fit for purpose , raises the fear of crime and is easily damaged.

CCTV 

Owing  to the location and size of the build CCTV will be included  on this site - details to be provided at a later date.        

Compartmentalisation of Developments incorporating multiple flats.           

Larger developments can suffer adversely from anti-social behaviour due to unrestricted access to all floors to curtail this either of the following is advised :  

 .          Controlled lift access, Fire egress stairwells should also be controlled on each floor , from the stairwell into the communal corridors.           

 .          Dedicated door sets on each landing preventing unauthorised access to the corridor from the stairwell and lift        

Secured by Design recommends no more than 25 flats should be accessed via either of the access control methods above.

Thames Water

Waste Comments      

Thames Water would advise that with regard to FOUL WATER sewerage network infrastructure capacity, we would not have any objection to the above planning application, based on the information provided.        

The application indicates that SURFACE WATER will NOT be discharged to the public network and as such Thames Water has no objection, however approval should be sought from the Lead Local Flood Authority.  Should the applicant subsequently seek a connection to discharge surface water into the public network in the future then we would consider this to be a material change to the proposal, which would require an amendment to the application at which point we would need to review our position.   

Thames Water recognises this catchment is subject to high infiltration flows during certain groundwater conditions. The scale of the proposed development doesn't materially affect the sewer network and as such we have no objection. In the longer term Thames Water, along with other partners, are working on a strategy to reduce groundwater entering the sewer network.  

Thames Water recognises this catchment is subject to high infiltration flows during certain groundwater conditions. The developer should liaise with the LLFA to agree an appropriate sustainable surface water strategy following the sequential approach before considering connection to the public sewer network. The scale of the proposed development doesn't materially affect the sewer network and as such we have no objection. In the longer term Thames Water, along with other partners, are working on a strategy to reduce groundwater entering the sewer network.  

Water Comments      

With regard to water supply, this comes within the area covered by the Affinity Water Company. For your information the address to write to is - Affinity Water Company The Hub, Tamblin Way, Hatfield, Herts, AL10 9EZ - Tel - 0845 782 3333.

Affinity Water - Three Valleys Water PLC

Thank you for notification of the above planning application. Planning applications are referred to us where our input on issues relating to water quality or quantity may be required.    

You should be aware that the proposed development site is located near an Environment Agency defined groundwater Source Protection Zone 1 (SPZ1) corresponding to Marlowes Pumping Station. This is a public water supply, comprising a number of Chalk abstraction boreholes, operated by Affinity Water Ltd.    

If you are minded to approve the Application, it is essential that appropriate conditions are imposed to protect the public water supply, which would need to address the following points:   

 1. Contamination including turbidity

Any works involving excavations that penetrate into the chalk aquifer below the groundwater table (for example, piling or the installation of a geothermal open/closed loop system) should be avoided. If these are necessary, then the following condition needs to be implemented:

A) No works involving excavations (e.g. piling or the implementation of a geothermal open/closed loop system) shall be carried until the following has been submitted to and approved in writing by the Local Planning Authority in conjunction with Affinity Water:           

i           An Intrusive Ground Investigation to identify the current state of the site and appropriate techniques to avoid displacing any shallow contamination to a greater depth.     

ii           A Risk Assessment identifying both the aquifer and the abstraction point(s) as potential receptor(s) of contamination including turbidity.         

A Method Statement detailing the depth and type of excavations (e.g. piling) to be undertaken including mitigation measures (e.g. turbidity monitoring, appropriate piling design, off site monitoring boreholes etc.) to prevent and/or minimise any potential migration of pollutants including turbidity or existing contaminants such as hydrocarbons to public water supply. Any excavations must be undertaken in accordance with the terms of the approved method statement.       

The applicant or developer shall notify Affinity Water of excavation works 15 days before commencement in order to implement enhanced monitoring at the public water supply abstraction and to plan for potential interruption of service with regards to water supply.          

Reason: Excavation works such as piling have the potential to cause water quality failures due to elevated concentrations of contaminants including turbidity. Increased concentrations of contaminants, particularly turbidity, impacts the ability to treat water for public water supply. This can cause critical abstractions to switch off resulting in the immediate need for water to be sourced from another location, which incurs significant costs and risks of loss of supply during periods of high demand.         

2. Contamination during construction            

Construction works may exacerbate any known or previously unidentified contamination. If any pollution is found at the site, then works should cease immediately and appropriate monitoring and remediation will need to be undertaken to avoid any impact on water quality in the chalk aquifer.    

            B) If, during development, contamination not previously identified is found to be present at the site, then no further development shall be carried out until a Remediation Strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority in conjunction with Affinity Water. The remediation strategy shall be implemented as approved with a robust pre and post monitoring plan to determine its effectiveness.            

Reason: To ensure that the development does not contribute to unacceptable concentrations of pollution posing a risk to public water supply from previously unidentified contamination sources at the development site and to prevent deterioration of groundwater and/or surface water.

Of the above we are particularly interested in any details that can be provided to us as early as possible regarding piling and a commencement date due to the increased amounts of developments occurring around our abstraction in recent years.    

There are potentially water mains running through or near to part of proposed development site. If the development goes ahead as proposed, the developer will need to get in contact with our Developer Services Team to discuss asset protection or diversionary measures. This can be done through the My Developments Portal (https://affinitywater.custhelp.com/) or aw_developerservices@custhelp.com.         

In this location Affinity Water will supply drinking water to the development. To apply for a new or upgraded connection, please contact our Developer Services Team by going through their My Developments Portal (https://affinitywater.custhelp.com/) or aw_developerservices@custhelp.com. The Team also handle C3 and C4 requests to cost potential water mains diversions. If a water mains plan is required, this can also be obtained by emailing maps@affinitywater.co.uk. Please note that charges may apply.    

Being within a water stressed area, we would encourage the developer to consider the wider water environment by incorporating water efficient features such as rainwater harvesting, rainwater storage tanks, water butts and green roofs (as appropriate) within each dwelling/building.            

For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction - guidance for consultants and contractors".   

Thank you for your consideration.

Hertfordshire Highways (HCC)

Interim Response / requesting amendments and further information.           

Comments / Analysis 

The proposal comprises of the construction of 58 residential dwellings (25 one bed; 33 two bed) on land at Paradise Fields, Hemel Hempstead. The site is located adjacent to the north boundary of the A414/St Albans Road, which is designated a classified A main distributor road, subject to a speed limit of 40mph and is highway maintainable at public expense. Public footpath Hemel Hempstead 47B runs adjacent to the north boundary of the site.     

A Transport Statement (TS), Travel Plan Statement (TP), Road Safety Audit - Stage 1 (RSA) and Construction Traffic Management Plan (CTMP) has been submitted as part of the application.       

Vehicle access to the site is proposed to be via Wood Lane, an unclassified local access road, subject to a speed limit of 30mph and highway maintainable at public expense.     

The proposals include a new simple priority junction with a kerbed bellmouth entrance leading to an internal access road with a width of between 7.6m at the entrance to the site and 6.3m within the site, the layout of which is shown on submitted drawing number 2392_PL_010_B. HCC as Highway Authority would not have any objection to the general location of the access and the overall scale of the proposals. 

Nevertheless in order for the access arrangements to be acceptable from a highways/transport perspective, HCC as Highway Authority is recommending amendments and further information including:       

1.         A 2m wide pedestrian footway on the north-east side of the carriageway for the full length of the site fronting onto Wood Lane - from the entrance to the public footpath (Hemel Hempstead 047B) to the existing footway on A414/St Albans Road and then leading into the site and joining with any other proposed internal site footpaths. There is a strip of land which is part of the highway adjacent to the north side of the carriageway of Wood Lane at this location (and also shown within the red line plan of the application). Information on obtaining the extent of public highway around the site can be obtained from the HCC website:          

www.hertfordshire.gov.uk/services/highways-roads-and-pavements/changes-to-your-road/extent-of-highways.aspx .           

It is acknowledged that this recommendation has been accepted as part of the designers response to the RSA although this would need to be clearly shown on an amended site plan.       

2.         A reduction in width of the access and access road from 7.6m/6.3m to 6m (rather than the normally recommended 5.5m) and with a kerb radii of 6m on either side of the proposed bellmouth vehicle access into the site from Wood Lane. The reduction in width would be required to reduce the width for pedestrians to cross the bellmouth opening into the site whilst also being sufficiently wide enough to support the use of the car parking spaces along the internal access road.   

3.         Appropriate lighting fronting the site on Wood Lane and tactile paving on either side of the proposed bellmouth access on the recommended footway as detailed above and at the existing pedestrian dropped kerb / pedestrian crossing point across the mouth of Wood Lane (to accord with the recommendation in 2.3.3 and 2.4.1 of the RSA). The detailed design can be provided as part of the S278 agreement process with HCC as Highway Authority, nevertheless the tactile paving and lighting should be indicated on the plans at the planning application stage. It is acknowledged that this recommendation has been accepted as part of the designers response to the RSA.    

4.         Swept-path analysis / tracking to illustrate that the largest anticipated vehicle to use the site (most likely a waste collection vehicle) would be able to safely use any rearranged access arrangements.

5.         Confirmation within the proposed CTMP that no parking or stopping would be permitted on the A414 at any time during the construction period. All construction vehicles would have to be able to pull off the A414 and directly into the site without stopping as there is little or no stacking room for larger construction vehicles between the A414 and the site entrance and any waiting vehicles would likely overhang lane one of the A414. The other details submitted as part of the CTMP are generally considered to be acceptable although it should be noted that the speed limit for the A414 is 40mph (whereas in section 2.1.3 it is referred to as being the national speed limit).       

Following consideration of the size of the development and the submission of the Fire Safety Strategy for the development, the application would benefit from input from Herts Fire and Rescue. Therefore,details of the proposal and strategy have been passed to them for attention and for any comments which they may have.     

HCC as Highway Authority is recommending these amendments and further information as outlined above is provided and approved in order for the proposals to be acceptable from a highways and transport perspective.   

Comments from Fire Officer (23/09/20):       

Hertfordshire Highways sent us the Fire Safety Strategy document for the above planning application to comment on. Access for firefighters appears adequate and if we have any further comments to make, this will most likely be at Building Control level.

Environmental And Community Protection (DBC)

Having reviewed the planning application, specifically the RSK Geo-Environmental Report (April 2019) and considered the information held by the ECP Team in relation to the application site I am able to confirm that there is no objection to the proposed development.      

Furthermore, on the basis of the findings of the above referenced Geo-Environmental it is only considered necessary to recommend the inclusion of the following planning condition.            

Contaminated Land - Discovery Condition:  

Should any ground contamination be encountered during the construction of the development hereby approved (including groundworks), works shall be temporarily suspended, unless otherwise agreed in writing by the Local Planning Authority, and a Contamination Remediation Scheme shall be submitted to (as soon as practically possible) and approved in writing by, the Local Planning Authority. The Contamination Remediation Scheme shall detail all measures required to render this contamination harmless and all approved measures shall subsequently be fully implemented prior to the first occupation of the development hereby approved.         

Should no ground contamination be encountered or suspected upon the completion of the groundworks, a statement to that effect shall be submitted in writing to the Local Planning Authority prior to the first occupation of the development hereby approved.    

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.       

Informative:    

Any submission made with the aim of discharging the Discovery Condition in place to address the potential for land contamination should include particular reference to the observations made of any fly-tipped materials within the woodland area of the application site and any subsequent clearance works required.

I have reviewed the noise report and based upon the findings I am objecting on noise grounds.  

The noise survey has applied various sources of guidance including ProPG: Planning & Noise Professional Practice Guidance on Planning & Noise to undertake the initial site risk assessment. The predicted worst case internal noise levels place the site at high risk. ProPG recognises that high noise levels indicate there is an increased risk that development may be refused on noise grounds, but may be reduced b following a good acoustic design process that is demonstrated in a detailed acoustic design statement. There is limited information this process has been followed.   

The acoustic report details that an acceptable internal sound environment can be achieved where the site is reliant upon a closed window situation and alternative ventilation. This does not follow the principle of good acoustic design. ProPG advises that solely relying on sound insulation of the building envelope to achieve acceptable acoustic conditions in new residential development, when other methods could reduce the need for this approach, is not regarded as good acoustic design. Any reliance upon building envelope insulation with closed windows should be justified in supporting documents.  

Whilst ProPg is regarded as guidance and can be played off other sources of guidance the Planning Practice Guidance on noise (GOV.UK) does advise that good acoustic design does ned to be considered early in the design process. Ventilation forms an important part of the design, and general advice is that internal design should be met with windows open, but in noisy locations this is unlikely to be achievable. The acoustic report has specified a higher criteria for window design to protect occupiers (when closed) and use of whole dwelling ventilation. Whilst whole dwelling ventilation can satisfy the requirements of building regulations this will only address background ventilation. Purge ventilation is achieved by an openable window and may be regarded as short-term so that it does not affect acoustic character. This can be to remove odours from cooking, water vapour from showering or smell after painting.         

However purge ventilation may be used to improve thermal comfort meaning windows will be open. As a result of climate change there is an overheating risk and how use of opening windows will be avoided and suitable alternative ventilation can be achieved for the development. This has not been presented as part of the application.            

The development also proposes balconies to be provided with flats. The guidance on acceptable noise limits for external amenity spaces is not so strong. The British Standard is suggestive that where development is desirable and guideline values are not achievable a compromise may be required between elevated noise levels and other factors (convenience of living in a city centre). It is suggestive that at 55dB LAeq,16h people will be seriously annoyed by noise. The worst case reported level is 75 dB LAeq,16h. This would equate to be four times as loud as the level at which people are seriously annoyed. Guidance on outdoor spaces in the PPG on noise identifies noise is more relevant to outdoor spaces where it forms an intrinsic part of development. The PPG also helps to identify where noise effect is not adverse, slightly adverse or significantly adverse. At 55 dB, LAeq,16h this has been argued as being the point of a significant adverse effect level, and so at 75 dB LAeq,16h we have reached the unacceptable adverse effect level and the recommended action is 'prevent'.

Lead Local Flood Authority (HCC)

Thank you for consulting us on the above application for the Construction of 58 apartments, external amenity spaces and communal garden/play area at Paradise Fields, St Albans Road, Hemel Hempstead, Hertfordshire.    

Following a review of the Foul and Surface Water Drainage Strategy prepared by Ridge, reference 5012029, dated 02.06.2020, we can confirm that we Hertfordshire County Council as the Lead Local Flood Authority are now in a position to remove our objection on flood risk grounds.         

The drainage strategy is based upon permeable block paving areas and an infiltration basin and discharge of surface water into the ground. We note surface water calculations have been updated and ensure that the drainage strategy caters for all rainfall events up to and including 1 in 100 plus 40% for climate change with 1325m3 of storage provided in an infiltration basin.         

We understand infiltration testing to BRE365 standards has been completed (Appendix E of the Foul and Surface Water Drainage Strategy prepared by Ridge, ref: 5012029, dated: 02.06.2020) and the average of the worst infiltration rates recorded in each of the trail pits has been utilised within the design calculations. We would like to highlight that the worst case result as opposed to the average should always be used and would recommend the necessary amendments to be made to the drainage strategy as well as the microdrainage calculations.   

In addition, we note that a number of the infiltration tests conducted indicate that the hole was backfilled to make safe overnight and re-excavated on the second day in order to complete the 3 tests in each location required by BRE365 standards. Please note that   

 the updated infiltration tests as required by the conditions recommended below should be completed consecutively at the specific locations and depths of the proposed infiltration basin and permeable paving.

We therefore recommend the following conditions to the LPA should planning permission be granted.       

LLFA position

Condition 1     

The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Foul and Surface Water Drainage Strategy prepared by Ridge, reference 5012029, dated 02.06.2020 and the following mitigation measures:          

1. Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off during the 1 in 100 year event plus 40% of climate change event.  

2. Providing storage 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 1325m3 (or such storage volume agreed with the LLFA) of storage volume in an infiltration basin.            

3. Discharge of surface water from the private network into the ground.            

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason          

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

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

Condition 2     

No development shall take place until a detailed surface water drainage scheme for the site based on the Foul and Surface Water Drainage Strategy prepared by Ridge, reference 5012029, dated 02.06.2020 and sustainable drainage principles and sent to the LPA for approval. The scheme shall also include:     

1. Detailed infiltration tests conducted to BRE Digest 365 Standards at the exact locations and depths of the proposed permeable paving and infiltration basin. The worst case result should be utilised in the drainage design.           

2. Detailed engineered drawings of all 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 for climate change event.            

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

Reason          

1. To prevent the increased risk of flooding, both on and off site.    

Condition 3     

Upon completion of the drainage works for each site in accordance with the timing / phasing, a management and maintenance plan for the SuDS features and drainage network must be submitted to and approved in writing by the Local Planning Authority.        

The scheme shall include;     

1. Provision of complete set of built drawings for site drainage.      

2. Maintenance and operational activities.    

3. Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.       

Reason          

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

Informative to the LPA           

Please note if the LPA decides to grant planning permission, we wish to be notified for our records should there be any subsequent surface water flooding that we may be required to investigate as a result of the new development.     

Hertfordshire Highways (HCC)

Notice is given under article 18 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 that the Hertfordshire County Council as Highway Authority does not wish to restrict the grant of permission subject to the following conditions:  

1. Full details would need to be submitted to and approved in writing by the Local Planning Authority to illustrate the following:        

a. Clarification of the highway boundary to clearly illustrate works which would be required on highway land (this is not specifically necessary as part of the planning process but would be needed prior to applying to enter into a Section 278 Agreement with the Highway Authority in relation to the necessary highway works).    

b. Travel Plan. At least three months prior to the first use of the development herby permitted, the details of a suitably qualified person/organisation to act as travel plan co-ordinator at the site would need to be submitted. Further free cycle training would be recommended to be provided to all occupants in addition to the provision of high speed internet to promote homeworking as a feasible option.

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).         

2. A Highway Improvements - Offsite (Design Approval)     

Notwithstanding the details indicated on the submitted drawings no on-site works above slab level shall commence until a detailed scheme for the necessary offsite highway improvement works as indicated on drawing number 2392_PL_010_C have been submitted to and approved in writing by the Local Planning Authority. These works shall include:           

o Vehicle bellmouth access into the site from Wood Lane.  

o 2m wide footpath fronting the site on the north side of Wood Lane.           

o Tactile paving and pedestrian dropped kerbs on either side of the proposed bellmouth access. 

o Tactile paving on either side of the existing pedestrian crossing point at the mouth of Wood

Lane (on the existing A414 footway).

o Appropriate lighting.

Reason: To ensure construction of a satisfactory development and that the highway improvement works are designed to an appropriate standard in the interest of highway safety and amenity and in accordance with Policy 5, 13 and 21 of Hertfordshire's Local Transport Plan (adopted 2018). 

B: Highway Improvements - Offsite (Implementation / Construction)           

Prior to the first use of the development hereby permitted the offsite highway improvement works referred to in Part A of this condition shall be completed in accordance with the approved details.       

3. Provision of Internal Access Roads, Parking & Servicing Areas  

Prior to the first occupation of the development hereby permitted the proposed internal access roads, on-site car parking and turning area shall be laid out, demarcated, 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).          

4. Construction Management Plan    

The construction management of the development shall only be carried out in accordance with the approved Construction Management Traffic Plan (September 2020).        

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).         

Highway Informatives

HCC recommends inclusion of the following highway informative / advisory note (AN) to ensure that      

any works within the public highway are carried out in accordance with the provisions of the Highway Act 1980:       

AN) Extent of Highway: Information on obtaining the extent of public highway around the site can be obtained from the HCC website: www.hertfordshire.gov.uk/services/highways-roads-and-pavements/changes-to-your-road/extent-of-highways.aspx

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.

Archaeology Unit (HCC)

Thank you for consulting me on the above application.       

Please note that the following advice is based on the policies contained in the National Planning Policy Framework.

The proposed development comprises just over 1ha of undeveloped land. Much of the housing and other development to the west was constructed in the late 19th century and the earlier half of the 20th century. The housing to the east and south was all constructed in the second half of the 20th century, as part of the New Town. A small area of undisturbed grassland, with significant hedgerows, survives immediately to the north.       

No archaeological remains are known from within the proposed development site, other than a 19th century or earlier gravel pit (named 'Old Gravel Pit' on the 1878 Ordnance Survey map) which survives in the wooded area at the north eastern end of the site. There is also little evidence of settlement nearby, other than the site of Wood Farm [Historic Environment Record No 30117], a post-medieval farmstead, with probable medieval origins, c.200 metres to the north east. It appears from historic mapping (from Dury and Andrews 1766 map of Hertfordshire onwards) that it has been in agricultural use throughout the later post-medieval period, and it is currently undisturbed grassland.            

The applicant has submitted an archaeological desk-based assessment (L-P: Archaeology, Archaeological Desk Based Assessment. Paradise Fields Hemel Hempstead). This provides a comprehensive account of the existing information relating to this site and its vicinity, and concludes that it has low potential to contain archaeological remains, given the lack of evidence for prehistoric and Roman activity within the 'study area' and its agricultural use in later periods. 

However, this absence of archaeological evidence from the study area is not conclusive. No archaeological investigations took place during the construction of any of the housing that nearly surrounds the development site, or during that of the adjacent A414 St Albans Road (the closest recorded archaeological interventions are over 800m from Paradise Fields), since their construction pre-dated the existence of any planning policy or guidance relating to the historic environment.     

Furthermore, the proposed development site is in a location that is topographically favourable for settlement, particularly that of prehistoric date, on high ground overlooking the valley of the River Gade.       

Important prehistoric archaeological sites have been found in similar topographic locations in the more general vicinity, such as the significant Late Bronze Age domestic settlement, with a round house, four-post structures, and cremations, on the brow of the hill at Gadebridge Road, Hemel Hempstead [HER 7981], and Middle Iron Age settlement at the Manor Estate at Apsley [HER 16589], where settlement features found on high ground overlooking the river valley included two round houses, a rectangular post-built structure, and two small four-post structures, as well as pits, post holes and substantial ditches.           

The proposed development site therefore has potential for prehistoric archaeological remains to be present, and given its long term use as agricultural land, any such remains may be well preserved, other than in its north eastern corner. In this context, the Desk Based Assessment of the site notes (para 6.2.2) that 'it is assumed that the sloped topography of the site will require significant amounts of earth removal to create the envisaged stepped layout (see APPENDIX II). Thus, this construction would have significant impacts on underlying archaeological deposits, if present.'  

I believe that the position and details of the proposed development are such that it should be regarded as likely to have an impact on significant heritage assets with archaeological interest. I recommend that the following provisions be made, should you be minded to grant consent:           

1. The archaeological field evaluation, via trial trenching, of the proposed development area, prior to development commencing;   

2. such appropriate mitigation measures indicated as necessary by the evaluation. These may include:         

            a) the preservation of any archaeological remains in situ, if warranted, by amendment(s) to the design of the development if this is feasible;         

            b) the appropriate archaeological excavation of any remains before any development commences on the site;    

            c) the archaeological monitoring and recording of the ground works of the development, including foundations, services, landscaping, access, etc. (and also including a contingency for the preservation or further investigation of any remains then encountered);      

3. the analysis of the results of the archaeological work with provisions for the subsequent production of a report and an archive and if appropriate, a publication of these results;   

4. such other provisions as may be necessary to protect the archaeological interest of the site.     

I believe that these recommendations are both reasonable and necessary to provide properly for the likely archaeological implications of this development proposal. I further believe that these recommendations closely follow para. 199, etc. of the National Planning Policy Framework, relevant guidance contained in the National Planning Practice Guidance, and in the Historic Environment Good Practice Advice in Planning Note 2: Managing Significance in Decision-Taking in the Historic Environment (Historic England, 2015).          

In this case two appropriately worded conditions on any planning consent would be sufficient to provide for the level of investigation that this proposal warrants. I suggest the following wording:      

Condition A    

No demolition/development shall take place/commence until a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include assessment of significance and research questions; and:   

1. The programme and methodology of site investigation and recording            

2. The programme for post investigation assessment          

3. Provision to be made for analysis of the site investigation and recording        

4. Provision to be made for publication and dissemination of the analysis and records of the site investigation  

5. Provision to be made for archive deposition of the analysis and records of the site investigation         

6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.            

Condition B    

i) Any demolition/development shall take place in accordance with the Written Scheme of Investigation approved under Condition A.        

ii) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.            

If planning consent is granted, then this office can provide details of the requirements for the investigation and information on archaeological contractors who may be able to carry out the work.

I hope that you will be able to accommodate the above recommendations. Please do not hesitate to contact me should you require any further information or clarification.         

Rights Of Way (DBC)

The entire northern flank of this site is crossed by Hemel Hempstead public footpath 47b. This is a busy footpath linking residential areas, via a green space, to the town centre, hospital and/or Heath Park. Clearly the proposal will put increased pressure on the public rights of way in the vicinity.     

Currently the path is bounded by a hedgerow on the proposed sites northern boundary but is has open grassland for much of its length on the southern side. As much as possible the current 'open' feel needs to be retained, primarily by avoiding fencing/walling the path out of the proposed development. Better to include the path as an artery of the developments, and wider areas,  sustainable travel approach. To this end upgrading this path to a wider cycle track would be desirable, as has been agreed on other routes around the Maylands area - the idea being to create as much safe cycling as possible leading through to the town centre (colleagues in St Albans are working on a cycle route linking the city to HH). This would require a minimum width of 3m of tarmac to HCC standard along the entire length of the route. Ideally a way could be found of funding a similar approach to footpath 60, that links to the HH hospital site. Or, at the very least providing funding for less formal upgrading.      

If the sire is too constrained to integrate a cycle path the option of diverting the public right of way to the northern side of the hedgerow could be an option as long as it links up the network in the same way.           

Any upgrading works should be undertaken by the developer, i.e. we don't want to end up with an agreed sum of money to undertake works.

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