Agenda item

5h.

ITEM 5h – 20/03054/FHA - Roof extension including two rear dormers, roof lights, front bay window, amended front gable, single storey rear extension, new parking space cross over and associated alterations –

15Fieldway Berkhamsted Hertfordshire HP4 2NX 

The Case Officer, Martin Stickley introduced the report to Members and said that the application had been referred to the Committee due to the Contrary views of Berkhamsted Town Council

Town Councillor Garrick Stevens spoke in objection to the application.

Stephanie Coulton spoke in support of the application.

It was proposed by Councillor Maddern and seconded by Councillor Durrant that planning permission be GRANTED subject to conditions.

Vote:

For:     11       Against:          2         Abstained:  0

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

Condition(s) and Reason(s):

 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.        The development hereby permitted shall be constructed in accordance with the materials specified on the application form and approved plans.

            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.         Prior to first use of the development hereby permitted the driveway associated with the development hereby approved shall not be brought into use until arrangements have been made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway. Such arrangements shall be retained in perpetuity.

            Reason:  To ensure that the site is subject to an acceptable drainage system serving the development.

4.         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: In order to protect highway safety and the amenity of other users of the public highway and rights of way, in accordance with Policies 51 and 54 of the Dacorum Borough Local Plan (2004), Policy CS8 of the Dacorum Borough Core Strategy (2013) and Paragraphs 108 and 110 of the National Planning Policy Framework (2019).

 5.        Prior to first  use of the development hereby permitted, vehicular visibility splays shall be provided, and thereafter maintained in full accordance with the details indicated on the approved plan number 20-19_PL11 rev C Highways Plan.  The splay 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 order to protect highway safety and the amenity of other users of the public highway and rights of way, in accordance with Policies 51 and 54 of the Dacorum Borough Local Plan (2004), Policy CS8 of the Dacorum Borough Core Strategy (2013), and Paragraphs 108 and 110 of the National Planning Policy Framework (2019).

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

            20-19_PL06 rev B existing and proposed site location plans and block plans

            20-19_PL10 rev A proposed elevations

            20-19_PL09 rev A proposed plans

            20-19_PL08 rev A existing elevations

            20-19_PL07 rev A existing floor plans

            20-19_PL11 rev C highways plan

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

Informatives:

 1.        Planning permission has been granted for this proposal. The Council acted pro-actively through positive engagement with the applicant during the determination process which led to improvements to the scheme. The Council has therefore acted pro-actively in line with the requirements of the Framework (paragraph 38) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2015.

 2.        HIGHWAYS INFORMATIVES

            1. Storage of materials: The applicant is advised that the storage of materials associated with the construction of this 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 https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx or by telephoning 0300 1234047.

2. Obstruction of public highway land: It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence.

            Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/business-and-developer-information/business-licences/business-licences.aspx 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 https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/highways-roads-and-pavements.aspx or by telephoning 0300 1234047.

            4. Construction standards for new/amended vehicle access: Where works are required within the public highway to facilitate the new or amended vehicular access, the Highway Authority require the construction of such works to be undertaken to their satisfaction and specification, and by a contractor who is authorised to work in the public highway. If any of the works associated with the construction of the access affects or requires the removal and/or the relocation of any equipment, apparatus or structures (e.g. street name plates, bus top signs or shelters, statutory authority equipment etc.) the applicant will be required to bear the cost of such removal or alteration. Before works commence the applicant will need to apply to the Highway Authority to obtain their permission, requirements and for the work to be carried out on the applicant's behalf. Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/changes-to-your-road/dropped-kerbs/dropped-kerbs.aspx or by telephoning 0300 1234047.

5. To ensure construction of a satisfactory access, the Highway Authority  requires that the  gradient of the vehicular access shall not exceed 1:20 (or 1:10 for private driveways) for the first 5 metres into the site as measured from the near channel edge of the adjacent carriageway.      

3.         The applicants attention is drawn to the fact that Highway Structures (including retaining wall) must comply fully with the requirements of the Department for Transport's DMRB Standard CG 300: Technical Approval of Highway Structures.  Further details can be obtained from the Highway Authority by telephoning 0300 1234047 or by email: highway.structures@hertfordshire.gov.uk