Agenda item

1

The development hereby permitted shall be begun 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 shall commence on the building (above ground works) until full details and samples of the materials proposed to be used on the external walls/roofs of the development shall have been submitted to and approved in writing by the local planning authority.  The schedule of materials shall be supported by a statement explaining what factors have been taken into account during the selection of materials, and how they would age and appear over time.  A sample panel of al external materials for approval shall be set up on site (at a time agreed with the LPA).   The approved materials shall be used in the implementation of the development.

Reason:  To ensure a satisfactory appearance to the development.

3

No development shall commence on the building (above ground works) until full details of both hard and soft landscape works shall have been submitted to and approved in writing by the local planning authority.  These details shall include:

·         hard surfacing materials;

·        means of enclosure;

·        soft landscape works which shall include planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities where appropriate;

The approved landscape works shall be carried out prior to the first occupation of the development hereby permitted and thereafter maintained as such.

Reason:  To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area.

4

Prior to the first occupation of the development hereby permitted the proposed access, on-site car and cycle parking, shall be demarcated, levelled, surfaced and drained in accordance with the approved plans and thereafter retained for that specific use.

Reason: To ensure the permanent availability of the parking and manoeuvring area, in the interests of highway safety in accordance with Policies CS8 and CS12 of the Dacorum Core Strategy and saved Policies 51 and 58 of the Dacorum Borough Local Plan 1991-2011.

5

Notwithstanding any details submitted as part of the planning application, prior to the commencement of the development hereby permitted, plans and details showing how the development would best meet Code Level 4 (or equivalent) and meet the objectives of Policies CS28, CS29 and CS31 of the Dacorum Core Strategy (September 2013) shall be submitted to and approved in writing by the local planning authority.

Within three (3) months of occupation of any of the residential units, evidence shall be submitted in the form of a Post Construction Certificate (prepared by a Code for Sustainable Homes qualified assessor) to demonstrate full compliance with the approved Energy Statement.

Reason:  To ensure the sustainable development of the site in accordance with Policies CS28, CS29, and CS31 of the Dacorum Core Strategy.

6

Unless otherwise agreed in writing by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until Conditions (a) to (d) below  have been complied with.  If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until Condition (d) has been complied with in relation to that contamination.

(a)       Site Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site.  The contents of the scheme are subject to the approval in writing of the Local Planning Authority.  The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

·                    a survey of the extent, scale and nature of contamination;

(ii)        an assessment of the potential risks to:

(i)    human health,

·        property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

·        adjoining land,

·        groundwaters and surface waters,

·        ecological systems,

·        archeological sites and ancient monuments;

·                    an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy CS32 Dacorum Core Strategy.

7

Submission of Remediation Scheme

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority.  The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures.  The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy CS 32 of the Dacorum Core Strategy.

8

Implementation of Approved Remediation Scheme

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority.  The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy CS32 of the Dacorum Core Strategy.

9

Reporting of Unexpected Contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority.  An investigation and risk assessment must be undertaken in accordance with the requirements of Condition (a) above, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of Condition (b), which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with Condition 8.

Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy CS 32 of the Dacorum Core Strategy.

10

The development shall be carried out fully in accordance with the submitted Air Quality Assessment: REport Ref: AQ0573;GEM Air Quality Ltd;February 2015. All mitigation measures relating to construction activities shall be implemented.  The recommended measures within Table 21 and Table 22 must be adhered to in order to ensure the impact of construction activities is negligible and minimal complaints are received relating to dust. 

Reason; The site lies within close proximity of two Air Quality Management Areas (Lawn Lane and London Road). In order to ensure an acceptable level of air quality and to comply with Policy CS32 of the Core Strategy.

11

No development shall commence until a scheme that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1) A preliminary risk assessment which has identified:

 all previous uses,

 potential contaminants associated with those uses,

 a conceptual model of the site indicating sources, pathways and receptors,

 potentially unacceptable risks arising from contamination at the site.

2) A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 3) The results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

Reason:The Thames River Basin Management Plan requires the restoration and enhancement of water bodies to prevent deterioration and promote recovery. Without this condition, the impact of contamination could prevent recovery of the Mid-Chilterns Chalk, a drinking water protected area.

Paragraph 109 of the National Planning Policy Framework, states that the planning system should contribute to and enhance the natural and local environment by preventing both new and existing development from contributing to or being put at unacceptable risk from, or being adversely affected by unacceptable levels of water pollution.

Paragraph 120 states that local policies and decisions should ensure that new development is appropriate for its location, having regard to the effects of pollution on health or the natural environment, taking account of the potential sensitivity of the area or proposed development to adverse effects from pollution. Paragraph 121 also states that planning policies and decisions should ensure that adequate site investigation information, prepared by a competent person, is presented.

12

Prior to the  occupation of any part of development hereby permitted a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason;  To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1).

13

If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the local planning authority. The remediation strategy shall be implemented as approved.

Reason

To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1).

14

No impact piling or any other foundation designs using penetrative methods shall take place until a Piling Method Statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) and a Piling Risk Assessment to demonstrate that the chosen piling method does not increase the risk of near surface pollutanst migrating into deeper geological formations and aquifers has been submitted to and approved in writing by the Local Planning Authority.  Any piling must be undertaken in accordance with the terms of the approved Piling Method Statement.

Reason

To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1)

15

Investigation boreholes and ground source heating and cooling using penetrative methods shall not be permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

Reason

To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1).

16

No infiltration of surface water drainage into the ground at this site is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

Reason

To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1).

17

No development shall take place until a long-term monitoring and maintenance plan in respect of contamination including a timetable of monitoring and submission of reports to the Local Planning Authority shall be submitted to and approved in writing by the Local Planning Authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to and approved in writing by the Local Planning Authority. Any necessary contingency measures shall be carried out in accordance with the details in the approved reports. On completion of the monitoring specified in the plan a final report demonstrating that all long-term remediation works have been carried out and confirming that remedial targets have been achieved shall be submitted to and approved in writing by the Local Planning Authority.

Reason

To protect groundwater in line with your policy CS32, The Thames River Basin Management Plan, Planning Practice Guidance and the National Planning Policy Framework (see reason 1).

18

The development herevy approved shall be carried out fully in accordance with the submitted Crime Prevention Report.

Reason; To prevent crime, achieve the Secured By Design objectives and to ensure a secure residential environment in accordance with Policy CS12 of the Dacorum Core Strategy..

19

Visibility splays of not less than 2.4 m x 43 m shall be provided to each side of the access where it meets the highway before any part of the development hereby permitted is first brought into use, and they shall thereafter be maintained at all times free from obstruction between a height of 0.6 m and 2.0 m above the level of ther adjacent highway carriageway. 

Reason:  In the interests of highway safety in accordance with Policies CS8 and CS12 if the Dacorum Core Strategy and saved Policies 51 and 58 of the Dacorum Borough Local Plan 1991-2011.

20

The proposed development will be carried out fully in accordance with the details set out within the approved surface water drainage assessment carried out by EnviroCentre referenced 467264 dated October 2015 and drainage design carried out by Thomasons reference G21001 dated March 2016. All measures outlined including the following must be implemented;

(iii)  Limiting the surface water run-off to 5l/s with discharge into the Thames Water Sewer.

1.     Providing 105m3 attenuation volume 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.

2.     Undertake drainage strategy to include to the use attenuation tanks, green roofs and rainwater harvesting.

The above measures should be fully implemented prior to the first occupation of the approved dwellings.

Reason; To prevent flooding by ensuring the satisfactory storage of and disposal of surface water from the site. To reduce the risk of flooding to the proposed development and future occupants. In accordance with Policy CS31 of the Dacorum Core Strategy.

21

No development shall take place until a detailed surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro- geological context of the development has been submitted to and approved in writing by the local planning authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 1 in 100 year + 30% for climate change critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

The scheme shall also include:

3.     Provision of a fully detailed drainage plan showing pipe diameters, pipe runs, outlet points and location of SuDS features and supporting calculations.

1.     Detailed engineered drawings of proposed SuDS features.

2.     Details of how the scheme shall be maintained and managed after completion

Reason;To prevent the increased risk of flooding, both on and off site and in accordance with Policy CS31 of the Dacorum Core Strategy.

22

No development shall commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community.

23

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; in ensure no adverse archaeological implications in accordance with Policy CS27 of the Dacorum Core Strategy.

24

All demolition/development shall take place in accordance with the Written Scheme of Investigation approved under condition 23.  The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition (A) and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Reason; in ensure no adverse archaeological implications in accordance with Policy CS27 of the Dacorum Core Strategy.

25

No development shall commence until a Foul Water Drainage impact study has been submitted to and approved in writing by the Local Planning Authority. The impact study shall confirm the extent of the network and any reinforcements required. Any reinforcements required shall be carried out fully in accordance with the approved details.

Reason: to ensure foul water can be adequtely provided for in accordance with Policy CS29 of the Core Stratgey.

26

Prior to the first occupation of the building hereby permitted sufficient space shall be provided within the site to enable a standard size servicing and or delivery vehicle to park, turn and re-enter the highway in a forward gear. This area shall be levelled, surfaced and drained in accordance with a detailed scheme submitted to and approved in writing by the Local Planning Authority, in consultation with the Highway Authority, and retained thereafter available for that specific use.

Reason: In the interests of satisfactory development and highway safety in accordance with Policies CS8 & CS12 of the Dacorum Core Strategy and saved Policies 57 & 58 of the Dacorum Borough Local Plan 1991-2011.

27

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

BEA_DWG- 001_V3.5 Rev A - REV A - SITE LOCATION PLAN

BEA_DWG- 002_V3.5 Rev A - REV A - BLOCK PLAN

BEA_DWG- 003_V3.5 Rev A - REV A - SITE PLAN

BEA_DWG- 004_V3.5 Rev A - TYPICAL BASEMENT PLAN

BEA_DWG- 005_V3.5 Rev C - GROUND FLOOR (WITH LAY-BYS)

BEA_DWG- 006_V3.5 Rev A - FIRST FLOOR

BEA_DWG- 007_V3.5 Rev A - 2ND - 12TH FLOOR

BEA_DWG- 008_V3.5 Rev B - 13TH FLOOR

BEA_DWG- 009_V3.5 Rev A - 14/15TH FLOOR

BEA_DWG- 010 V3.5 Rev A - 16TH FLOOR

BEA_DWG- 011_V3.5 Rev A - ROOF PLAN

BEA_DWG- 012_V3.5 Rev B - WEST ELEVATION

BEA_DWG- 013_V3.5 Rev B - SOUTH ELEVATION

BEA_DWG- 014_V3.5 Rev B - EAST ELEVATION

BEA_DWG- 015_V3.5 Rev B - NORTH ELEVATION

BEA_DWG- 016_V3.5 Rev A - ROOF PLAN - HIGH LEVEL

BEA_DWG- 017_V3.5 Rev B - SECTION AA & BB

BEA_DWG- 018_V3.5 Rev A - PROPOSED PROPOSED ACCESS PLAN

BEA_DWG- 019_V3.5 - SECTION (PLANTERS / PV PANELS)

BEA_DWG- 020_V3.5 - SITE ACCESS

BEA_DWG- 021_V3.5 Rev A - PROPOSED SITE ELEVATION / STREET SCENE

BEA_DWG- 022_V3.5  - EXISTING SITE PLAN

BEA_DWG- 023_V3.5  - EXISTING GROUND FLOOR PLAN ON SITE LAYOUT

BEA_DWG- 024_V3.5 - EXISTING GROUND FLOOR PLAN

BEA_DWG- 025_V3.5 - EXISTING FIRST FLOOR PLAN

BEA_DWG- 026_V3.5 - EXISTING SECOND FLOOR PLAN

BEA_DWG- 027_V3.5 - EXISTING THIRD FLOOR PLAN

BEA_DWG- 028_V3.5 - PROPOSED FIRST FLOOR SITE PLAN

DRAFT CONSTRUCTION METHOD STATEMENT

AFFORDABLE HOUSING COMMUTED SUM STATEMENT

REFUSE STATEMENT

SOCIAL HOUSING

SKYLINE BROCHURE AND TECHNICAL ASPECTS

DAYLIGHT , SUNLIGHT AND OVERSHADOWING (OCT 15)

RADAR ASSESSMENT (NOV 14)

WASTE MANAGEMENT PLAN (OCT 15)

AIR QUALITY ASSESSMENT (FEB 15)

ASBESTOS SURVEY (MAY 04)

DETAILS LAND AND ACCOMMODATION SURVEY

EXTERIOR PREVIEW 001 - 004

INTERIOR PREVIEW 001 - 006

CRIME PREVENTION REPORT (OCT 15)

LAND VISUAL IMPACT ASSESSMENT (SEPT 14 / OCT 15)

2ND LANDSCAPE VISUAL IMPACT ASSESSMENT (DEC 15)

LIGHTING IMPACT ASSESSMENT (OCT 15)

STATEMENT OF COMMUNITY INVOLVEMENT

DESK STUDY ASSESSMENT REPORT (BROWNFIELD SOLUTIONS NOV 14)

GROUND INVESTIGATIONS (LISTERS GEOTECHNICAL CONSULTING AUG 15)

GROUNDSURE DATA REPORT (NOV 11)

DESIGN AND ACCESS STATEMENT

DRAINAGE STRATEGY (ENVIRO CENTRE - OCT 15)

AMENDED DRAINAGE STRATEGY (ENVIRO CENTRE - MARCH 16)

SURFACE WATER DRAINAGE STRATEGY (THOMASONS - MARCH 16)

SUDS SUPPLEMENTARY (FEB 16)

ECOLOGY REPORT (ARBTECH)

ENERGY STATEMENT (C-PLAN)

FLOOD RISK ASSESSMENT

NOISE SURVEY (SEPT 15)

SUSTAINABILITY STATEMENT

TRANSPORT ASSESSMENT (NICHOLS CONSULTING - OCT 15)

TRANSPORT ASSESSMENT ADDENDUM (VECTIO CONSULTING DEC 15)

TRANSPORT ASSESSMENT TECHNICAL NOTE (VECTIO CONSULTING JAN 16)

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

Article  31 Statement

Planning permission/advertisement consent/listed building consent 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 (paragraphs 186 and 187) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012.  

INFORMATIVES:

Hertfordshire Highways

The applicant is advised to prepare a scheme detailing provision for on-site parking for construction workers for the duration of the construction period to ensure adequate off-street parking during construction, in the interests of highway safety.

The applicant is also advised to prepare a Construction Management Plan detailing how safe pedestrian and vehicle access will be managed for the duration of the construction period in the interests of pedestrian and vehicle safety.

Protected Species

The removal of trees and shrubs should be avoided during the breeding season (March / Sept inclusive) If this is not possible then a search of the area should be made by a suitably experienced ecologist and if active nests are found, then clearance must be delayed until the nesting period has finished.

· For birds, the removal of trees & shrubs should be avoided during the breeding season (March to September inclusive). If this is not possible then a search of the area should be made by a suitably experienced Ecologist and if active nests are found, then clearance must be delayed until the last chick has fledged.

I do not consider that bats will be an issue given the negative survey results and nature of the existing buildings on site.

On the basis of the above, I do not consider there to be any ecological constraints associated with the proposals. The opportunities for ecological enhancements (other than those proposed directly associated with the buildings) are limited given the size of the site, but where new shrubs or grassland edges are proposed, consideration could be given to planting of locally native species particularly those that bear blossom, fruit (berries) and nectar to support local wildlife. Where non-native species are used they should be beneficial to biodiversity, providing a food source or habitat for wildlife.

Surface Water Drainage Strategy

the proposed drainage scheme relies on the use of pumps. The use of pumps to drain the site will significantly increase the future maintenance burden and therefore increase the risk of failure due to poor maintenance. Details of the maintenance of the pump should be provided along with an emergency plan showing how the site would respond if the pump failed.  The LPA will need to be satisfied that the proposed drainage strategy will be maintained and managed for the lifetime of the development.

Please note if the LPA decide to grant planning we wished to be notified for our records.

For further guidance on HCC’s policies on SuDS, HCC Developers Guide and Checklist and links to national policy and industry best practice guidance please refer to our surface water drainage webpage.

http://www.hertsdirect.org/services/envplan/water/floods/surfacewaterdrainage/ 

Affinity Water

The construction works and operation of the proposed development site should be done in accordance with the relevant British Standards and Best Management Practices, thereby significantly reducing the groundwater pollution risk. It should be noted that the construction works may exacerbate any existing pollution. If any pollution is found at the site then the appropriate monitoring and remediation methods will need to be undertaken.

For further information we refer you to CIRIA Publication C532 "Control of water pollution from construction - guidance for consultants and contractors".

Environment Agency

Developers should ensure that any proposed piling methods do not pose a pollution risk to controlled waters.  Piling to facilitate building foundations or the installation of ground source heat pumps has the potential ot create a pathway between contaminated shallow soils and deeper geological formations and aquifers.  Deep piling can also result in physical disturbance of aquifers.

A Hydrogeological Risk Assessment of physical disturbance to the aquifer should also be undertaken and if unacceptable risks are identified, appropriate mitigation measures must be provided.

It is recommended that developers follow the risk management framework provided in our guidance for 'Piling into Contaminated Sites' and also refer to the document 'Piling and Penetrative Ground Improvement Methods on Land Affected by Contamination:  Guidance on Pollution Prevention'.

The Conceptual Site Model (CSM) supplied (document reference 15.06.004) is insufficient and additional information is required to update the CSM and reduce the uncertainties prior to carrying out the risk assessment to controlled waters. In particular, no groundwater data has been supplied.

A minimum of 3 groundwater monitoring boreholes that intercept the seasonal minimum level groundwater table are required to establish the groundwater levels, flow patterns and groundwater quality. This information should then used to determine likely sources of offsite contamination.

Groundwater sampling should be undertaken, using a risk based approach to determine likely analytical suits. These should be based on previous land uses, both on the site and the surrounding area, taking into account likely contaminants associated with historic and current uses, as identified in the Site Investigation (for example chlorinated solvents, BTEX etc).

More information is required on the bus refuelling facilities located to the south of the site. This should include the depth of USTs where present.

When dealing with contamination on site we recommend that developers:

 Follow the risk management framework provided in CLR11, Model Procedures for the Management of Land Contamination.

 Refer to our Guiding Principles for Land Contamination for the type of information that we require in order to assess risks to controlled waters from the site. The Local Authority can advise on risk to other receptors, such as human health.

 Refer to our website for more information and, in particular, the Planning and Land Contamination resource pages at https://www.gov.uk/contaminated-land

 Refer to Groundwater Protection Principles and Practice (GP3). This can be viewed via our webpage at https://www.gov.uk/government/publications/groundwater-protection-principles-and-practice-gp3

The verification report should be undertaken in accordance with in our guidance ‘Verification of Remediation of Land Contamination’. This can be found at http://publications.environment-agency.gov.uk/pdf/SCHO0210BRXF-e-e.pdf.

Please contact me if you have any queries.

Contaminated Land

The applicant is advised that a guidance document relating to land contamination is available in the Council's website:

http://www.dacorum.gov.uk/default.aspx?page=2247

National Grid

National Grid has identified that it has apparatus within the vicinity of your enquiry which may be affected by the activities specified.

Due to the presence of National Grid apparatus in proximity to the specified area, the contractor should contact National Grid before any works are carried out to ensure our apparatus is not affected by any of the proposed works.

Affected Apparatus

The National Grid apparatus that has been identified as being in the vicinity of your proposed works is:

3.    High or Intermediate pressure (above 2 bar) Gas Pipelines and associated equipment

·         Low or Medium pressure (below 2 bar) gas pipes and associated equipment.  (As a result it is highly likely that there are gas services and associated apparatus within the vicinity)

As your proposal is in proximity to National Grid's apparatus, we have referred your enquiry / consultation to the following department(s) for further assessment:

·         Gas Distribution Pipelines Team

Requirements

Before carrying out any work you must:

·         Ensure that no works are undertaken in the vicinity of our gas pipelines and that no heavy plant, machinery or vehicles cross the route of the pipeline until detailed consideration has taken place.

·         Carefully read these requirements including the attached guidance documents and maps showing the location of National Grid apparatus.

·         Contact the landowner and ensure any proposed works in private land do not infringe National Grid's legal rights (i.e. easements or wayleaves).  If the works are in the road or footpath the relevant local authority should be contacted.

·         Ensure that all persons, including direct labour and contractors, working for you on or near National Grid's apparatus follow the requirements of the HSE Guidance Notes HSG47 - 'Avoiding Danger from Underground Services' and GS6 - 'Avoidance of danger from overhead power lines'.

·         In line with the above guidance, verify and establish the actual position of mains, pipes, cables, services and other apparatus on site before any activities are undertaken.

Guidance

High Pressure Gas Pipelines Guidance

If working in the vicinity of a high pressure gas pipeline the following document must be followed:  'Specification for Safe Working in the Vicinity of National Grid High Pressure Gas Pipelines and Associated Installations - Requirements for Third Parties' (SSW22).

Excavating Safely - Avoiding injury when working near gas pipes

Standard Guidance

Essential Guidance Document

General Guidance Document

Excavating Safely in the vicinity of gas pipes guidance

Excavating Safely in the vicinity of electricity gables guidance

Thames Water

Surface Water Drainage

It is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer.  In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage.  When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary.  Connections are not permitted for the removal of groundwater.  Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required.  They can be contacdted on 0845 850 2777.  Reason:  to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

There are public sewers crossing or close to your development.  In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer.  Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings.  The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the options available at this site.

Thames Water requests that the applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 8507 4890 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.

A Trade Effluent Consent will be required for any Effluent discharge other than a 'Domestic Discharge'. Any discharge without this consent is illegal and may result in prosecution. (Domestic usage for example includes - toilets, showers, washbasins, baths and canteens). Typical Trade Effluent processes include: - Laundrette/Laundry, PCB manufacture, photographic/printing, food preparation, abattoir, farm wastes, vehicle washing, metal plating/finishing, cattle market wash down, chemical manufacture, treated cooling water and any other process which produces contaminated water. Pre-treatment, separate metering, sampling access etc, may be required before the Company can give its consent. Applications should be made at http://www.thameswater.co.uk/business/9993.htm or alternatively to Waste Water Quality, Crossness STW, Belvedere Road, Abbeywood, London. SE2 9AQ. Telephone: 020 3577 9200.

Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.

Swimming Pools - Where the proposal includes a swimming pool Thames Water requests that the following conditions are adhered to with regard to the emptying of swimming pools into a public sewer to prevent the risk of flooding or surcharging: - 1.The pool to be emptied overnight and in dry periods. 2.The discharge rate is controlled such that it does not exceed a flow rate of 5 litres/ second into the public sewer network.

Water Comments

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.

Waste and Minerals

The Site Waste Management Plan must be available to any contractor carrying out work described in the plan and should be forwarded to the Waste Planning Authority when complete.  There is no need to provide monthly progress; instead the final figures at the completion of the project would be sufficient.  These should be sent to the Spatial Planning and Economy Unit, Minerals and Waste Team, Hertfordshire County Council, CHN216, County Hall, Hertford, Hertfordshire, SG13 8DN.

This application site abuts an Employment Land Area of Search for waste activities (B2 and B8 uses) and is adopted as part of the Waste Plan for Hertfordshire. ELAS175 Two Waters (west of a414) is indicated in Inset Map 006 of the Waste Site Allocations Development Plan Document (adopted July 2014). This site falls completely within Area of Search A of the Waste Core Strategy (adopted November 2012) for Local Authority Collected organic waste.

Both ELAS sites at Two Waters are located on groundwater source protection zones and are in close proximity to Flood Zones Two and Three but are completely located within Flood Zone One.