Agenda item

5e.

ITEM 5e – 20/03753/FUL - Construction of five dwellings, access road, landscaping and ancillary works. - Land at Green End Gardens, Hemel Hempstead

 

 

The Case Officer, Robert Freeman introduced the report to Members and said that the application had been referred to the Committee at the request of Councillor Hobson.

 

Cllr Hobson stated that the application was called in by herself as residents had brought it to her attention. She declared that she has come to the meeting with an open mind and is not predetermined in respect of Item 5(e).

 

The committee expressed how angry they were about the loss of tree before the application went ahead and wished for this to be noted.

 

Cllr McDowell proposed refusal of item 5e. Having there been no seconder to refuse the application it was proposed by Councillor Riddick and seconded by Councillor Durrant that planning permission be GRANTED in line with officer’s recommendations.

 

Vote:

 

For:     8          Against:          1         Abstained: 4

 

Resolved: That planning permission be GRANTED subject to the following conditions.

Conditions

 

1. The development hereby permitted shall begin 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 of the superstructure shall take place until samples of the materials to be used upon the external surfaces of the development hereby approved have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.

 

Reason:  To make sure that the appearance of the building is suitable and that it contributes to the character of the area in accordance with Policies CS11 and CS12 of the Dacorum Borough Core Strategy (2013).

 

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

 

PLANS

BDML.01 Revision D (Material Layout)

CSE.01 Revision D (Coloured Street Elevations)

GAR.01.pe Revision C (Double Garage Plans)

HT.1335-1.e Revision C (House Type 1335 Elevations Option 1)

HT.1335-2.e Revision B (House Type 1335 Elevations Option 2)

HT.1335-p Revision B (House Type 1335 Floor Plans)

HT.1557.e Revision D (House Type 1557 Elevations)

LP.01 Revision C (Location Plan)

SL.01 Revision E (Site Layout)

18527-HEME-5-100 Revision G (Site Access Plan)

18527-HEME-5-102 Revision D (Site Access Fire Vehicle Tracking)

 

DOCUMENTS

Preliminary Ecological Appraisal by ACD Environmental (MAT22683PEA A)

Sustainability Statement by Thrive Architects (MATT190214) (April 2020)

Transport Statement Revision A by Woods Hardwick (August 2020)

 

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

 

4. Prior to the first occupation / use hereby permitted the vehicular access (indicated for improvement on drawing number 18527-HEME-5-100 rev G) shall be upgraded / widened to a minimum width of 4.8 metres in accordance with the Hertfordshire County Council residential /industrial access construction specification.

 

          Reason: To ensure the provision and retention of adequate access and parking facilities for the site in accordance with Policies CS8 and CS12 of the Core Strategy.

 

5. Prior to the first occupation / use of the development hereby permitted a visibility splay measuring 2.4m x 34m 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: 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).

 

6. Prior to the first occupation / use of the development hereby permitted 0.65 metre x 0.65 metre pedestrian visibility splays shall be provided and permanently maintained each side of the access. They shall be measured from the point where the edges of the access way cross the highway boundary, 0.65 metres into the site and 0.65 metres along the highway boundary therefore forming a triangular visibility splay. Within which, there shall be no obstruction to visibility between 0.6 metres and 2.0 metres above the carriageway.

 

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).

 

 7.Prior to the first occupation the development hereby permitted the proposed access, on-site car and cycle parking, servicing, loading and turning areas shall be laid out, demarcated, levelled, surfaced and drained in accordance with 18527-HEME-5-100 rev G 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)

 

8. No construction of the superstructure shall take place until full details of both hard and soft landscape works has been submitted to and approved in writing by the Local Planning Authority.

These details shall include:

-       means of enclosure, including the materials and/or hedging plants to be used for any enclosures, together with the location of any hedgehog gates;

-       soft landscape works including a planting scheme with the number, size, species and position of trees, plants and shrubs;

-       An assessment of the proposed landscaping using a Biodiversity Impact Calculator

-       finished levels and contours in relation to existing site levels, eaves and ridge heights of neighbouring properties;

-       any exterior lighting works and

-       the siting and design of any bird boxes, bat boxes and other habitat creation as outlined within the submitted Preliminary Ecological Report.

 

The planting must be carried out within one planting season of completing the development.

Any tree or shrub which forms part of the approved landscaping scheme which within a period of 5 years from planting fails to become established, becomes seriously damaged or diseased, dies or for any reason is removed shall be replaced in the next planting season by a tree or shrub of a similar species, size and maturity.

Reason: To ensure the adequate landscaping of the site in accordance with Policies CS12, CS26 and CS29 of the Core Strategy.

 

9. No development approved by this permission shall be commenced prior to the submission to, and agreement of the Local Planning Authority of a written preliminary environmental risk assessment (Phase I) report containing a Conceptual Site Model that indicates sources, pathways and receptors. It should identify the current and past land uses of this site (and adjacent sites) with view to determining the presence of contamination likely to be harmful to human health and the built and natural environment.

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.

 

10. If the Local Planning Authority is of the opinion that the report which discharges condition 9, above, indicates a reasonable likelihood of harmful contamination then no development approved by this permission shall be commenced until a Site Investigation (Phase II environmental risk assessment) report has been submitted to and approved by the Local Planning Authority which includes:

 

(i)            A full identification of the location and concentration of all pollutants on this site and the presence of relevant receptors, and;

(ii)          The results from the application of an appropriate risk assessment methodology.

 

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.

 

11. 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; if required as a result of 10, above; has been submitted to and approved by the Local Planning Authority.

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.

 

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

 

(i)       All works which form part of the Remediation Method Statement report pursuant to the discharge of condition 16 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.

 

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

 

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.

13 The development, hereby approved, shall not be occupied until full details of the Electric Vehicle Charging Points including the type of charger, power supply and a scheme for the maintenance and management of charging points has been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details prior to occupation and shall thereafter be retained.

Reason: In the interests of access and highways safety in accordance with Policies CS8 and CS12 of the Core Strategy and the Car Parking Standards SPD.