Agenda item

 

The Case Officer, Jane Miller, introduced the report to Members and said that the application had been referred to the Committee due to an objection from the Albury Parish Council.

 

It was proposed by Councillor Guest and seconded by Councillor Patterson to GRANT the application.

 

Vote:

 

For:      11        Against: 0                    Abstained: 1

 

 

Resolved: That planning permission be GRANTED.

 

That planning permission is granted subject to 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 documents/plans

            Reason:  To preserve or enhance the character and appearance of the designated heritage asset area in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS12 and  CS27 of the Dacorum Borough Core Strategy (2013).

 

 3.        No development (excluding demolition) shall take place until full details of the windows hereby approved, including details of position within the reveal, opening and glazing, have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.  Please do not send materials to the Council offices.  Materials should be kept on site and arrangements made with the Planning Officer for inspection.

            Reason:  To preserve or enhance the character and appearance of the designated heritage asset and safeguard the visual character of the area in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS12 and CS27 of the Dacorum Borough Core Strategy (2013).

 

 4.        No development (excluding demolition) shall take place until details of the new entrance door hereby permitted have been submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.  Please do not send materials to the Council offices.  Materials should be kept on site and arrangements made with the Planning Officer for inspection.

            Reason:  To preserve or enhance the character and appearance of the designated heritage asset and safeguard the visual character of the area in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS12 and CS27 of the Dacorum Borough Core Strategy (2013).

           

 5.        No development (excluding demolition) shall take place until details of the materials to be used for the side return elevation and roof hereby permitted have been submitted  to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.  Please do not send materials to the Council offices.  Materials should be kept on site and arrangements made with the Planning Officer for inspection.

            Reason:  To preserve or enhance the character and appearance of the designated heritage asset and safeguard the visual character of the area in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS12 and CS27 of the Dacorum Borough Core Strategy (2013).

 

 6.        Notwithstanding the details shown on drawing number 2222 /02, plans / elevations as proposed, no development (excluding demolition) shall take place until further details of the breathability of the partitioning, between numbers 14 and 16 Trooper Road within the carriageway, hereby permitted, have been submitted  to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details. 

            Within the undercarriage, no materials should be fixed in any way to the listed building.

            Reason: to safeguard the character, appearance and historic significance of the adjacent listed building in accordance with Section 16 of the NPPF and Policy CS27 of the Core Stratgey 2013

 

 7.        The new rooflights hereby approved shall be metal flush fitting conservation style rooflight (s), with black or dark grey framing and thereafter maintained as such.

            Reason: To ensure that the character or appearance of the designated heritage asset is preserved or enhanced as required per Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990, Policies CS11, CS12 and  CS27 of the Dacorum Borough Core Strategy (2013) and Section 16 of the National Planning Policy Framework (2019).

 

 8.        The new windows hereby approved shall have painted timber frames and thereafter be retained as such.

            Reason:  To preserve or enhance the character and appearance of the designated heritage asset area in accordance with the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS12 and  CS27 of the Dacorum Borough Core Strategy (2013).

           

 9.        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 an 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.

            Reason: To ensure that reasonable facilities are made available to record archaeological evidence in accordance with saved Policy 118 of the Dacorum Borough Local Plan (2004), Policy CS27 of the Dacorum Borough Core Strategy (2013) and Paragraph 194 of the National Planning Policy Framework (2021).

 

10.       i) Demolition/development shall take place in accordance with the Written Scheme of Investigation approved under condition 9.

             ii) Each phase of the development shall not be occupied until the site investigation has been completed and the provision made for analysis in accordance with the programme set out in the Written Scheme of Investigation approved under condition 9. The final phase of development shall not be occupied until the site investigation has been completed and the provision made for analysis in accordance with the programme set out in the Written Scheme of Investigation approved under condition 9 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

            Reason: To ensure that reasonable facilities are made available to record archaeological evidence in accordance with saved Policy 118 of the Dacorum Borough Local Plan (2004), Policy CS27 of the Dacorum Borough Core Strategy (2013) and Paragraph 194 of the National Planning Policy Framework (2021).

 

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

            site location plan

            2222/02 plans / elevations as proposed

            Design and Access Statement / Heritage Statement

           

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

 

Informatives:

 1.        Planning permission has been granted for this proposal. Discussion with the applicant to seek an acceptable solution was not necessary in this instance. 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.        Environmental Health Informatives

           

            Working Hours Informative

            Contractors and sub-contractors must have regard to BS 5228-2:2009 "Code of Practice for Noise Control on Construction and Open Sites" and the Control of Pollution Act 1974.

           

            As a guideline, the following hours for noisy works and/or deliveries should be observed: Monday to Friday, 7.30am to 5:30pm, Saturday, 8am to 1pm, Sunday and bank holidays - no noisy work allowed.

           

            Where permission is sought for works to be carried out outside the hours stated, applications in writing must be made with at least seven days' notice to Environmental and Community Protection Team ecp@dacorum.gov.uk or The Forum, Marlowes, Hemel Hempstead, HP1 1DN.  Local residents that may be affected by the work shall also be notified in writing, after approval is received from the LPA or Environmental Health.

           

            Works audible at the site boundary outside these hours may result in the service of a Notice restricting the hours as above.  Breach of the notice may result in prosecution and an unlimited fine and/or six months imprisonment.

           

            Construction Dust Informative

           

            Dust from operations on the site should be minimised by spraying with water or by carrying out of other such works that may be necessary to supress dust. Visual monitoring of dust is to be carried out continuously and Best Practical Means (BPM) should be used at all times. The applicant is advised to consider the control of dust and emissions from construction and demolition Best Practice Guidance, produced in partnership by the Greater London Authority and London Councils.

           

            Waste Management Informative

            Under no circumstances should waste produced from construction work be incinerated on site. This includes but is not limited to pallet stretch wrap, used bulk bags, building materials, product of demolition and so on. Suitable waste management should be in place to reduce, reuse, recover or recycle waste product on site, or dispose of appropriately.

           

            Air Quality Informative.

            As an authority we are looking for all development to support sustainable travel and air quality improvements as required by the NPPF. We are looking to minimise the cumulative impact on local air quality that ongoing development has, rather than looking at significance. This is also being encouraged by DEFRA.

           

            As a result as part of the planning application I would recommend that the applicant be asked to propose what measures they can take as part of this new development, to support sustainable travel and air quality improvements. These measures may be conditioned through the planning consent if the proposals are acceptable.

           

            A key theme of the NPPF is that developments should enable future occupiers to make "green" vehicle choices and (paragraph 35) "incorporates facilities for charging plug-in and other ultra-low emission vehicles". Therefore an electric vehicle recharging provision rate of 1 vehicle charging point per 10 spaces (unallocated parking) is expected. To prepare for increased demand in future years, appropriate cable provision should be included in the scheme design and development, in agreement with the local authority.

           

            Please note that with regard to EV charging for residential units with dedicated parking, we are not talking about physical charging points in all units but the capacity to install one. The cost of installing appropriate trunking/ducting and a dedicated fuse at the point of build is miniscule, compared to the cost of retrofitting an EV charging unit after the fact, without the relevant base work in place.

           

            In addition, mitigation in regards to NOx emissions should be addressed in that all gas fired boilers to meet a minimum standard of 40 mg NOx/Kwh or consideration of alternative heat sources.

           

            Invasive and Injurious Weeds - Informative

            Weeds such as Japanese Knotweed, Giant Hogsweed and Ragwort are having a detrimental impact on our environment and may injure livestock. Land owners must not plant or otherwise cause to grow in the wild any plant listed on schedule 9 of the Wildlife and Countryside Act 1981. Developers and land owners should therefore undertake an invasive weeds survey before development commences and take the steps necessary to avoid weed spread. Further advice can be obtained from the Environment Agency website at https://www.gov.uk/japanese-knotweed-giant-hogweed-and-other-invasive-plants