Agenda item

The report was introduced by the case officer Daniel Terry, who referred Members to Condition 7 of the report and that this should read Rev.B, and not Rev.A.

It was proposed by Councillor Beauchamp and seconded by Councillor Durrant that it be Granted

Vote:

For:   4            against:  2                   Abstained: 4

 

Resolved; Granted

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 carried out in accordance with the

following approved plans/documents:

 

201 REV C (Proposed Site Plan);

202 REV C (Ground Floor and First Floor Plans);

203 REV C (Loft and Roof Plans);

204 REV C (Proposed Elevations);

205 REV C (Ground Floor and First Floor Plans);

206 REV C (Loft and Roof Plans);

207 REV C (Proposed Elevations);

208 REV C (Proposed Street Scene Elevations);

209 REV B (Proposed Visibility Splays).

 

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

 

 3.        The development hereby permitted shall be carried out in accordance with the approved Sustainability Checklist received by the Council on 7^th January 2022.

 

Reason: To ensure the sustainable development of the site in accordance with the aims of Policies CS28 and CS29 of the Dacorum Borough Core Strategy (2013), the Sustainable Development Advice Note (2016) and Paragraphs 154 and 157 of the National Planning Policy Framework (2021).

 

 4.        The development hereby permitted shall be constructed in accordance with the materials specified on the approved drawings.

           

            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, CS12 and CS27 of the Dacorum Borough Core Strategy (2013).

 

 5.        Notwithstanding Condition 4, no development shall take place above slab level until details of the sample panels of flint work have been submitted and approved in writing by the Local Planning Authority.

           

            All flint work shall be built freehand.

           

            Reason: To ensure that the character or appearance of the Chipperfield Conservation Area is preserved or enhanced as required per Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Policy CS27 of the Dacorum Borough Core Strategy (2013) and Section 16 of the National Planning Policy Framework (2021).

 

 6.        Prior to the first use of the development hereby permitted the vehicular access shall be completed and thereafter retained as shown on drawing number 201 C to a maximum of 7.2metres (6 dropped kerbs and 2 risers) in accordance with HCC Highways Design Guide section 4. Prior to use appropriate arrangements shall be made for surface water to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

           

            Reason: To ensure satisfactory access into the site and avoid carriage of extraneous material or surface water from or onto the highway in accordance with Policy 5 of Hertfordshire's Local Transport Plan (adopted 2018).

 

 7.        Prior to the first use of the development hereby permitted a visibility splay shall be provided in full accordance with the details indicated on the approved drawing number 209 B. The splay shall thereafter be retained at all times free from any obstruction between 600mm and 2m above the level of the adjacent highway carriageway.

           

            Reason: To ensure that the level of visibility for pedestrians, cyclists and vehicles is satisfactory in the interests of highway safety in accordance with Policy 5 of Hertfordshire's Local Transport Plan (adopted 2018).

 

 8.        No dwelling hereby permitted shall be occupied 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:

           

·         all external hard surfaces within the site;

·         other surfacing materials;

·         means of enclosure;

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

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

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

           

            The approved hard landscaping details shall be built out prior to occupation of any dwelling. 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 improve the appearance of the development and its contribution to biodiversity and the local environment, as required by saved Policy 99 of the Dacorum Borough Local Plan (2004) and Policy CS12 (e) of the Dacorum Borough Council Core Strategy (2013).

 

 9.        Notwithstanding condition 8, the development hereby permitted shall be carried out in accordance with tree protection measures detailed in paragraphs 8.1-8.12 of the Arboricultural and Planning Integration Report (ref: GHA/DS/100060:21).

           

            Reason:  In order to ensure that damage does not occur to trees and hedges during building operations in accordance with saved Policy 99 of the Dacorum Borough Local Plan (2004), Policy CS12 of the Dacorum Borough Core Strategy (2013) and Paragraph 174 of the National Planning Policy Framework (2021).

 

10.       Prior to occupation of any dwelling, details of the proposed cycle storage shall be submitted to and approved in writing by the Local Planning Authority.  The approved details shall be implemented before the first occupation of any dwelling and retained thereafter.

           

            Reason:  To provide for alternative modes of transport, having regard to Policy CS8 of the Dacorum Borough Core Strategy (2013) and Paragraph 106 (d) of the National Planning Policy Framework (2021).

 

11.       The dwellings hereby approved shall not be occupied until the Electric Vehicle Charging Points and associated infrastructure has been provided in accordance with drawing 201 REV C. The Electric Vehicle Charging points and associated infrastructure shall thereafter be retained in accordance with the approved details.

           

            Reason: To ensure that adequate provision is made for the charging of electric vehicles in accordance with Policies CS8, CS12 and CS29 of the Dacorum Borough Core Strategy (2013) and the Car Parking Standards Supplementary Planning Document (2020).

 

12.       The window(s) at first floor level in the south-western and north-eastern elevations of the dwellings hereby permitted shall be permanently fitted with obscured glass (no less than level 3 on the Pilkington privacy scale or equivalent) and non-opening unless the parts of the window that can be opened are at least 1.7m above the finished floor level.

           

            Reason: In the interests of the residential amenities of the occupants of the adjacent dwellings and the future occupiers of the proposal in accordance with Policy CS12 (c) of the Dacorum Borough Council Core Strategy (2013) and Paragraph 130 (f) of the National Planning Policy Framework (2021).

 

13.       The dormer window serving Plot 4 and located farthest south in the rear roof slope shall be permanently fitted with obscured glass (no less than level 3 on the Pilkington privacy scale or equivalent) and non-opening unless the parts of the window that can be opened are at least 1.7m above the finished floor level.

 

            Reason: In the interests of the residential amenities of the occupants of the adjacent dwellings and the future occupiers of the proposal in accordance with Policy CS12 (c) of the Dacorum Borough Council Core Strategy (2013) and Paragraph 130 (f) of the National Planning Policy Framework (2021).

 

14.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any Order amending or re-enacting that Order with or without modification) no development falling within the following classes of the Order shall be carried out without the prior written approval of the Local Planning Authority:

           

            Class A of Part 1, Schedule 2 (Plots 1-4);

            Class B of Part 1, Schedule 2 (Plot 4 only);

            Class C of Part 1, Schedule 2 (Plots 1 and 2 only);

            Class F of Part 1, Schedule 2 (Plots 1-4).

           

            Reason:  To enable the Local Planning Authority to retain control over the development in the interests of safeguarding the residential and visual amenity of the locality in accordance with Policies CS11, CS12 and CS27 of the Dacorum Borough Core Strategy (2013), the Chipperfield Conservation Area Character Appraisal (2009) and Paragraph 130 of the National Planning Policy Framework (2021).

 

15.       The parking spaces shall be kept available at all times for the parking of motor vehicles by the occupants of the dwelling[s] and their visitors and for no other purpose.

           

            Reason: In accordance with Policy CS12 of the Dacorum Borough Core Strategy (2013), the Dacorum Parking Standards SPD (2020) and Section 9 of the National Planning Policy Framework (2021).

 

Informatives:

 

 1.        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 (paragraph 38) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2015.

 

 2.        Thames Water: There are public sewers crossing or close to your development. If you're planning significant work near our sewers, it's important that you minimize the risk of damage. We'll need to check that your development doesn't limit repair or maintenance activities, or inhibit the services we provide in any other way. The applicant is advised to read our guide working near or diverting our pipes. https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working-near-or-diverting-our-pipes.

 

 3.        With regard to SURFACE WATER drainage, Thames Water would advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Management of surface water from new developments should follow guidance under sections 167 & 168 in the National Planning Policy Framework.  Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website. https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services.

 

 4.        Thames Water: 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.

 

 5.        New or amended vehicle crossover access (section 184): Where works are required within the public highway to facilitate a 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 stop 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 County Council website at:

            https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/changes-to-your-road/dropped-kerbs/dropped-kerbs.aspx or by telephoning 0300 1234047.

 

 6.        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 County Council website at:

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

 

 7.        Obstruction of highway: 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 County Council website at:

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

 

 8.        Debris and deposits on the highway: It is an offence under section 148 of the Highways Act 1980 to deposit compost, dung or other material for dressing land, or any rubbish on a made up carriageway, or any or other debris on a highway to the interruption of any highway user. 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 and use thereafter are in a condition such as not to emit dust or deposit mud, slurry or other debris on the highway. Further information is available by telephoning 0300 1234047.