Agenda item

Item 5a - 21/00858/ROC Variation of Condition 2 (Approved Plans) Attached to Planning Permission 20/01355/MFA (Full Planning Application for the construction of a single storey, single chapel crematorium with associated parking, landscaping and infrastructure.) Land South Of Bedmond Road, Hemel Hempstead, Hertfordshire,

Cllr Douris declared prejudicial interest and did not speak and vote

The report was introduced by the case officer Rob Freeman

 

It was proposed by Councillor Tindall and seconded by Councillor Wyatt-Lowe that the application beDELEGATED with a view to APPROVAL

 

Vote:

 

For:  10                        against:  0                   Abstained:     0           

 

 

Resolved:  Delegated with a view to Approval

1.         The development hereby permitted shall begin before the 27^th October 2023.

           

            Reason:  To comply with the requirements of Section 91 (1) of the Town and Country Planning Act 1990, as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

 

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

           

            1203-1000-OS Plan (Site Location Plan)

            1203-D036A (Design and Access Statement)

            0569-PLI-XX-XX-RP-L-0001-P08 (Stage 3 Report Landscape Design by Plincke – May 2020)

            1203-P1001 Revision A (Proposed Site Plan)

            1203-P1002 (Proposed Ground Floor Plan)

            1203-P1003 Revision A (Proposed Roof Plan)

            1203-P2000 Revision A (Proposed Elevations – Main Building)

            1203-P2001 (Proposed Elevations – Chapel of Remembrance)

            1203-P2002 Revision A (Proposed Section – Main Building)

            1203-P2003 (Proposed Section – Chapel of Remembrance)

            1203-D040 (CGI Visual – Crematorium Approach)

            0569-PLI-00-XX-ZZ-DR-L-0100-P13 (Landscape Masterplan)

            0569-PLI-97-XX-SH-L-0001-P03 (Outline Landscaping Specification)

            0569-PLI-94-XX-SH-L-0002-P01 (Soft Landscaping Schedule)

            0569-PLI-00-ZZ-DR-L-0160-P06 (External Material Measurement)

            0569-PLI-00-ZZ-DR-L-0161-P05 (Hard Landscaping Strategy)

            0569-PLI-00-ZZ-DR-L-0162-P04 (Soft Landscaping Strategy)

            0569-PLI-00-ZZ-DR-L-0163-P03 (Biodiversity Enhancement Strategy)

            0569-PLI-00-ZZ-DR-0164 Revision P01 (Landscape Section Plan)

            0569-PLI-XX-ZZ-DR-L-0501 Revision P01 Landscape Sections)

            0569-PLI-00-ZZ-DR-L-0300-P10 (Tree Retention and Removal Plan)

            J4053-C-DR-1001 Revision 4 (Drainage Plan)

            J4053-C-DR-1002 Revision 3 (Drainage Plan)

            J4053-C-DR-1003 Revision 4 (Drainage Plan)                                             

            J4053-C-RP-0002 Rev 08 Status S4 (Site Wide Sustainable Drainage System Strategy)

            Ecological Opportunities Strategy by Ecology and Land Management – May 2020

            Energy and Sustainability Report by RHB Partnership – May 2020

Landscape and Visual Impact Assessment by Plincke – May 2020

            Preliminary Ecological Appraisal by Ecology and Land Management – May 2020

Transport Assessment by Mode, May 2020

 

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

 

 3.        The development hereby approved shall be constructed from the materials approved under planning reference 20/03478/DRC. 

           

            Reason:  To ensure satisfactory appearance to the development and to safeguard the visual character of the area in accordance with Policies CS11 and CS12 of the Dacorum Borough Core Strategy (2013).

 

4        The development hereby approved, shall not be used, until the means of access, parking and circulation areas have been provided fully in accordance with the approved plans.

 

          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          The soft landscaping works shall be planted in accordance with the Soft Landscaping Schedule (0569-PLI-94-XX-SH-L-0002) 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 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.

 

6          No development shall take place until protective fencing has been provided in accordance with the Tree Retention and Removal Plan (0569-PLI-00-ZZ-DR-L-0300-P10) The fencing shall remain in-situ and be free from the storage of construction material, plant and machinery for the duration of the construction period.

 

Reason: To ensure the adequate protection of trees and landscaping features in accordance with Policy CS12 and Saved Policy 99 of the Local Plan 1991-2011.

 

7          The Temporary Construction Access works shall be carried out fully in accordance with the details approved under planning reference 20/03478/DRC.

 

Reason: In the interests of highways safety and in accordance with Policies CS8, CS12 and CS26 of the Core Strategy.

 

8          The temporary access shall be closed and landscaped to the satisfaction of the Local Planning Authority prior to the commencement of the use of the site.

 

Reason: In the interests of highways safety and in accordance with Policies CS8, CS12 and CS26 of the Core Strategy.

 

9          The development, hereby approved, shall be implemented in accordance with the Construction Management Plan approved under planning reference 20/03478/DRC

 

Reason: In the interests of highways safety in accordance with Policies CS8 and CS12 of the Core Strategy.

 

10        The site shall be surveyed fully in accordance with the Recommendations in Table 9 of the Preliminary Ecological Appraisal by Ecology and Land Management dated 20^th May 2020 prior to the commencement of any works thereto. Where necessary appropriate mitigation measures shall be undertaken to ensure the protection of species in accordance with relevant legislation.

 

            Reason: To ensure the adequate protection of habitat and species in accordance with Policy CS26 of the Core Strategy.

 

11        The development, hereby approved, shall not be used until the measures for enhancing the sites biodiversity on the Biodiversity Enhancement Strategy Plan (0569-PLI-00-ZZ-DR-L-0163) have been provided in accordance with the approved details. These measures shall be managed in accordance with Table 7 of the Ecological Opportunities Strategy and shall thereafter be retained.

 

Reason: To ensure the delivery of biodiversity improvements in accordance with Policies CS26 and CS29 of the Core Strategy.

 

12        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. The remediation strategy shall be implemented in accordance with the approved details.

 

Reason: To ensure that the development is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution from contamination sources in accordance with paragraph 170 of the NPPF and Policy CS31 of the Core Strategy.

 

13        No drainage system for the infiltration of surface water to the ground, other than those accepted within the revised drainage strategy, are permitted other than with the written consent of the Local Planning Authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters and must be carried out in accordance with the approved details.

 

Reason: To ensure that the development is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution caused by the mobilised contaminants in accordance with paragraph 170 of the NPPF and Policy CS31 of the Core Strategy

 

14        Piling and other deep foundation designs using penetrative methods shall not be carried out other than with the written permission of the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

Reason: Some piling techniques can cause preferential pathways for contaminants to migrate to groundwater and cause pollution and as such should not be undertaken in the interest of water management under Policy CS31 of the Core Strategy.

 

15        The development permitted by this planning permission shall be carried out in accordance with the approved Site Wide Sustainable Drainage Systems Strategy dated 3^rd March 2021, reference J4053-C-RP-0002 Rev 08 Status S4, prepared by Webb Yates Engineers and the following mitigation measures:

 

1. Limiting the surface water run-off generated by the 1 in 100 year + climate change (+40%) critical storm so that it will not exceed the greenfield run-off from the undeveloped site and not increase the risk of flooding off-site.

 

2. Provide attenuation to ensure no increase in surface water run-off volumes for all rainfall events up to and including the 1 in 100 year + climate change event

 

3. Surface water to be managed, attenuated and treated on site through the installation of permeable paving and sub base on all car parking spaces, with tarmac access roads draining to the permeable paving; a swale along the southern perimeter of the southern internal ring road; permeable paving to the perimeter external areas around the crematorium building; and a granular filter trench prior to discharge into the attenuation pond; separate filter trenches at the base of each earth bund to mitigate the risk of overflow towards the proposed buildings.

 

4. Final discharge of surface water from the development via a deep bore soakaway at a restricted rate (to suit the borehole test discharge rate) via a hydro brake.

 

5. Maintain and manage existing and proposed surface water drainage and surface water overland flow routes within the proposed site without increasing flood risk to the surrounding area.

 

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: To manage the drainage of water from the site in the interest of flood prevention and the prevention of contamination to groundwater in accordance with Policy CS31 of the Core Strategy.

 

16        No development shall take place until the final design of the drainage scheme is completed and sent to the LPA for approval. The surface water drainage system will be based on the submitted Site Wide Sustainable Drainage Systems Strategy dated 3^rd March 2021, reference J4053-C-RP-0002 Rev 08 Status S4, prepared by Webb Yates Engineers. The surface water drainage scheme should include: 

 

1. Detailed falling head tests for the deepbore soakaway. All calculations should be updated with the measured infiltration rate found on site. The scheme shall subsequently be updated with the measured rate, as well as any updates needed to the drainage strategy and the proposed scheme. If infiltration is found not to be feasible an alternative surface water discharge mechanism and drainage strategy will need to be provided.

 

2. Detailed infiltration testing in accordance with BRE Digest 365 where shallow infiltration is proposed at the location of the permeable paving within the car parking areas and any other areas where shallow infiltration is proposed. This should be undertaken at the exact location and depth of the proposed infiltrating features.

 

3. A detailed drainage plan including the location and provided volume of all SuDS features, pipe runs and discharge points into any storage features. If areas are to be designated for informal flooding, these should also be shown on a detailed site plan.

 

4. Detailed engineered drawings of the proposed SuDS features including cross section drawings, their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs. All corresponding calculations/modelling should be included to ensure the scheme caters for all rainfall events up to and including the 1 in 100 year + 40% allowance climate change event. 

 

5. Ensure the discharge rate and volume into the attenuation pond is sufficient to cater for the 1 in 100 year +40% for climate change event with sufficient volume and freeboard”

 

6. If there will be any areas of informal flooding these should be shown on a plan, specifying how these areas will be management.

 

7. Provision of half drain down times within 24 hours

 

8. Demonstrate appropriate SuDS management and treatment and inclusion of above ground features such as permeable paving

 

The scheme shall be fully implemented and subsequently maintained, 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: To prevent an increase in risk of flooding both on and off site in accordance with Policy CS31 of the Core Strategy.

 

17        Upon completion of the drainage works for the site in accordance with the timing / phasing, a management and maintenance plan for the SuDS features and drainage network must besubmitted to and approved in writing by the Local Planning Authority. The scheme shall include:

 

1. Provision of a complete set of as built drawings for site drainage. As built drawings should include all SuDS features including inlet and outlet features and associated drainage infrastructure including the existing attenuation pond and deep bore soakaway

 

2. A management and maintenance plan including the maintenance and operational activities.

 

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

 

Reason: To reduce the risk of flooding to the proposed development in accordance with Policy CS31 of the Core Strategy.