Agenda item

Note: Item 5(e) was heard before item 5(d)

 

 

5a.

24/01496/MFA

 

Demolition of existing buildings and redevelopment of the site to provide 61 residential units (market and affordable), sustainability measures together with associated landscaping, open space, parking, and highway improvements.

Haresfoot Farm, Chesham Road, Berkhamsted, Hertfordshire, HP4 2SU

 

Councillor Stevens declared an interest in item 5a. He declared that he sits on Berkhamsted Town Council. He confirmed that he was coming with an open mind and has not taken part in any Berkhamsted Town Council discussions regarding this item.

 

The Case Officer, James Gardner, 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. James Gardner also went through the changes to the NPPF relevant to this application, the changes to the application since the last DMC, and the question of whether the paddock land falls within the curtilage of the stable building and, by extension, can be considered to be previously developed land for the purposes of the NPPF.

 

Ward Councillor Nigel Taylor, Michael Bannister, Julian Davies and Elizabeth O'Reilly spoke in objection to the application.

 

Simon Warner and Oliver Myrants-Wilson spoke in support of the application.

Prior to opening the debate among Members the Chair read a statement setting out the principal planning considerations in assessing the amended application.

 

It was proposed by Councillor Maddern and seconded by Councillor Anderson to DELEGATE with a view to APPROVAL.

 

Vote:

 

For:                 Against:                       Abstained:

 

8                           2                                         1

 

Resolved: That planning permission be DELEGATED with a view to APPROVAL.

subject to conditions and the completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990 to secure satisfactory mitigation for the Chiltern Beechwoods Special Area of Conservation, consistent with the Chilterns Beechwoods Mitigation Strategy and other appropriate contributions and provisions to make the development acceptable in accordance with the development plan, NPPF and any other material considerations.

 

            Condition(s) and Reason(s):

 

1.         The development hereby permitted shall begin before the expiration of two 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:

           

            23-4356-SLP001  Site Location Plan

            23-J4356-1000     Proposed Site Layout      Rev. B

            23-J4356-1001     Proposed Coloured Site Layout     Rev. B

            23-J4356-1002     Proposed Coloured Site Layout in Context     Rev. B

           

            23-J4356-1008     Proposed Parking and Cycle Plan     Rev. A

            23-J4356-1009     Private and Communal Amenity Plan     Rev. A

            23-J4356-1010     Affordable Location and Tenure     Rev. C    

            23-J4356-1011     Disabled Parking Plan     Rev. A

           

            23-J4356-2001     Plot 1 - 3 Floor Plans & Elevations

            23-J4356-2002     Plot 4 & 5 Floor Plans & Elevations

            23-J4356-2003     Plot 6 - 9 Floor Plans & Elevations

            23-J4356-2004     Plot 10     Floor Plans & Elevations

            23-J4356-2005     Plot 11 & 20 Floor Plans & Elevations

            23-J4356-2006     Plot 12 Floor Plans & Elevations

            23-J4356-2007     Plot 13 Floor Plans & Elevations

            23-J4356-2008     Plot 14 Floor Plans & Elevations

            23-J4356-2009     Plot 15 Floor Plans & Elevations

            23-J4356-2010     Plot 16 Floor Plans & Elevations

            23-J4356-2011     Plot 17 Floor Plans & Elevations

            23-J4356-2012     Plot 18 Floor Plans & Elevations

            23-J4356-2013     Plot 19 Floor Plans & Elevations

            23-J4356-2014     Plot 21 & 29 Floor Plans & Elevations

            23-J4356-2015     Plot 22, 26 & 28 Floor Plans & Elevations

            23-J4356-2016     Plot 23 Floor Plans & Elevations

            23-J4356-2017     Plot 24 Floor Plans & Elevations

            23-J4356-2018     Plot 25 Floor Plans & Elevations

            23-J4356-2019     Plot 27 Floor Plans & Elevations

            23-J4356-2020     Plot 30 Floor Plans & Elevations

            23-J4356-2021     Plot 31 Floor Plans & Elevations

            23-J4356-2022     Plot 32 - 35 Floor Plans & Elevations     Rev. A

            23-J4356-2023     Plot 36 - 39 Floor Plans & Elevations     Rev. A

            23-J4356-2024     Plot 40 - 43 Floor Plans & Elevations     Rev. A

            23-J4356-2025     Plot 44 - 47 Floor Plans & Elevations     Rev. A

            23-J4356-2026     Plot 48 - 50 Floor Plans & Elevations

            23-J4356-2027     Plot 51 - 53 Floor Plans & Elevations

            23-J4356-2028     Plot 54 & 55 Floor Plans & Elevations

            23-J4356-2029     Plot 56 - 59 Floor Plans & Elevations

23-J4356-2030     Plot 60 and 61 Floor Plans & Elevations

            23-J4356-3000     Carbarns 1 & 3 Vehicle Floorplans & Elevations     

            23-J4356-3002     Electric Bike Store Floorplans & Elevations     Rev. A     

            23-J4356-4000     Street Scene A-A & B-B     Rev. A

            23-J4356-4001     Street Scene C-C & D-D     Rev. B

            23-J4356-4002     Street Scene E-E     Rev. A       

           

            SK01     Rev. C     Proposed Site Access Arrangement

            SK02     Rev. D     White Hill Proposed Improvements

            SK03     Rev. D     Chesham Road & White Hill Proposed Improvements

            SK04     Rev. B     A416 & Chesham Road Roundabout Improvement Proposals

            SK05     Rev. B     A416 & Chesham Road Improvement Proposals

            SK27     Rev. B     Site Access Visibility Splay and Double Yellow Lines

           

            Arboricultural Impact Assessment and Arboricultural Method Statement (June 2024)

            TPP/HFWBH/010 B     Tree Protection Plan

           

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

 

 3.        No development above slab level shall take place until details of the materials to be used in the construction of the external surfaces of the buildings hereby permitted have been submitted and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

           

            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).

           

            INFORMATIVE:

           

            Please do not send materials to the Council offices. Materials should be kept on site and arrangements made with the Planning Officer for inspection.

 

 4.        No development (other than demolition) shall commence until construction drawings of the surface water drainage network, associated sustainable drainage components and flow control mechanisms and a detailed construction method statement have been submitted to and approved in writing by the local planning authority. The drainage scheme shall be constructed in accordance with the approved particulars and based on SuDS Drainage Report (REF: 4158/2023 Rev C dated 20 June 2024) and remaining in perpetuity for the lifetime of the development unless agreed in writing by the Local Planning Authority. No alteration to the agreed drainage scheme shall occur without prior written approval from the Local Authority. The development shall include:

           

1.     Detailed infiltration testing in accordance with BRE Digest 365 (or equivalent), three times in quick succession at the proposed depth of the proposed deep bore infiltration feature/s when they have been installed. The results shall be reviewed, and all the detailed drainage modelling calculations and detailed design be amended as appropriate.

 

2.     Detailed designs, modelling calculations and plans of the of the drainage conveyance network in the:

                                               i.           3.33% AEP (1 in 30 year) critical rainfall event plus climate change to show no flooding outside the drainage features on any part of the site.

 

                                             ii.           1% AEP (1 in 100 year) critical rainfall plus climate change event to show, if any, the depth, volume and storage location of any flooding outside the drainage features, ensuring that flooding does not occur in any part of a building or any utility plant susceptible to water (e.g. pumping station or electricity substation) within the development. It will also show that no runoff during this event will leave the site uncontrolled.

 

3.     The design of the wetland, storage pond and swales for attenuation will incorporate an emergency spillway and any drainage structures include appropriate freeboard allowances. Plans to be submitted showing the routes for the management of exceedance surface water flow routes that minimise the risk to people and property during rainfall events in excess of 1% AEP (1 in 100) rainfall event plus climate change allowance.

 

4.     Finished ground floor levels of properties are a minimum of 300mm above expected flood levels of all sources of flooding (including the ordinary watercourses, SuDS features and within any proposed drainage scheme) or 150mm above ground level, whichever is the more precautionary.

 

5.     Details of how all surface water management features to be designed in accordance with The SuDS Manual (CIRIA C753, 2015), including appropriate treatment stages for water quality prior to discharge including one additional step of treatment for discharge to a sensitive location (source protection zone 3).

           

            Reason: To ensure that the development achieves a high standard of sustainability and to comply with Policy CS31 of Dacorum Core Strategy (2013) and paragraph 173 NPPF (2023).

 

 5.        No development (other than demolition) shall commence until details and a method statement for interim and temporary drainage measures during the demolition and construction phases have been submitted to and approved in writing by the Local Planning Authority. This information shall provide full details of how groundwater and discharge to the deep bore soakaways will be protected, who will be responsible for maintaining such temporary systems and demonstrate how the site will be drained to ensure there is no increase in the off-site flows, nor any pollution, debris and sediment to any receiving waterbody. The site works and construction phase shall thereafter be carried out in accordance with approved method statement, unless alternative measures have been subsequently approved by the Local Planning Authority.

           

            Reason: To prevent flooding and pollution offsite in accordance with Policy CS31 of the Dacorum Core Strategy (2013) and paragraph 173 NPPF (2023).

 

 6.        No development (other than demolition) shall take place until a detailed construction phase surface water management plan for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall show how the permanent drainage network will be protected from the temporary drainage arrangements and shall subsequently be carried out in accordance with the approved details.

           

            Reason: To ensure that the construction of the site does not result in any flooding both on and off site and that all Surface water Drainage features are adequately protected.

 

 7.        The development hereby approved shall not be occupied until details of the maintenance and management of the sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall be implemented prior to the first occupation of the development hereby approved and thereafter managed and maintained in accordance with the approved details in perpetuity. The Local Planning Authority shall be granted access to inspect the sustainable drainage scheme for the lifetime of the development. The details of the scheme to be submitted for approval shall include:

           

1.     A timetable for its implementation.

2.     Details of SuDS feature and connecting drainage structures and maintenance requirement for each aspect including a drawing showing where they are located.

3.     A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime. This will include the name and contact details of any appointed management company.

           

            Reason: To ensure that the development achieves a high standard of sustainability and ensure the flood risk is adequately addressed for each new dwelling and not increased in accordance with Policy CS31 of the Dacorum Core Strategy (2013) and paragraph 173 NPPF (2023).

 

 8.        Upon completion of the surface water drainage system, including any SuDS features, and prior to occupation of the development hereby approved, a survey and verification report from an independent surveyor shall be submitted to and approved in writing by the Local Planning Authority. The survey and report shall demonstrate that the surface water drainage system has been constructed in accordance with the details approved pursuant to Condition 4. Where necessary, details of corrective works to be carried out along with a timetable for their completion, shall be included for approval in writing by the Local Planning Authority. Any corrective works required shall be carried out in accordance with the approved timetable and subsequently re-surveyed with the findings submitted to and approved in writing by the Local Planning Authority.

           

            Reason: To ensure the flood risk is adequately addressed, not increased and users remain safe for the lifetime of the development in accordance with Policy CS31 of Dacorum Core Strategy (2013) and paragraph 173 NPPF (2023).

 

 9.        a)         No development approved by this permission shall be commenced until a Site Investigation (Phase II environmental risk            assessment) report has been submitted to and approved by the        Local Planning Authority which includes:

           

                           i.          A full identification of the location and concentration of all pollutants on this site and the presence of relevant receptors, and;

                         ii.          The results from the application of an appropriate risk assessment methodology.  

           

               b)      No development approved by this permission (other than that             necessary for the discharge of this condition) shall be         commenced until a Remediation Method Statement report; if         required as a result of (a), above; has been submitted to and   approved by the Local Planning Authority.   

           

               c)      This site shall not be occupied, or brought into use, until:       

           

                           i.          All works which form part of the Remediation Method Statement report pursuant to the discharge of condition (b) above have been fully completed and if required a formal agreement is submitted that commits to ongoing monitoring and/or maintenance of the remediation scheme.           

                          ii.          A Remediation Verification Report confirming that the site is suitable for use has been submitted to, and agreed by, the Local Planning Authority.      

           

            Reason: To ensure that the issue of contamination is adequately addressed to protect human health and the surrounding environment and to ensure a satisfactory development, in accordance with Core Strategy (2013) Policy CS32.            

           

 

10.       Any contamination, other than that reported by virtue of Condition 9 encountered during the development of this site shall be brought to the attention of the Local Planning Authority as soon as practically possible; a scheme to render this contamination harmless shall be submitted to and agreed by the Local Planning Authority and subsequently fully implemented prior to the occupation of this site. Works shall be temporarily suspended unless otherwise agreed in writing during this process because the safe development and secure occupancy of the site lies with the developer.

           

            Reason: To ensure that the issue of contamination is adequately addressed to protect human health and the surrounding environment and to ensure a satisfactory development, in accordance with Core Strategy (2013) Policy CS32.

 

11.       Notwithstanding the details indicated on the submitted drawings no on-site works above slab level shall commence until a detailed scheme for the necessary off-site highway improvement works as referred to in the Transport Assessment have been submitted to and approved in writing by the Local Planning Authority. These works shall include:

                       

·        New relocated vehicle bellmouth access and any associated works;

·        Any works associated with closing off the existing vehicle access;    

·        Installation of footway provision along White Hill and traffic calming carriageway alternate         priorities;

·        Widened footways on the A416 Chesham Road and widened traffic island on western side of A416/Chesham Road roundabout.

·        Pedestrian controlled signalised crossing prior to A416/Chesham Road roundabout.         

·        Relocation of bus stops on Chesham Road with associated infrastructure including shelter and easy access kassel kerbing.

·        Tactile paving at key crossing points.      

·        Speed limit reduction to 40mph on: A416 Chesham Road between the roundabout on the south side of the A41 and the roundabout to the north side of the A41; part of A416 Kingshill Way up until the commencement of the existing 30mph speed limit; part of the A41 slip road.

·        Any works associated with construction access into the site. 

           

            Reason: To ensure construction of a satisfactory development and that the highway improvement works are designed to an appropriate standard in the interest of highway safety, in accordance with Policy CS12 of the Dacorum Core Strategy (2013) and Policy 54 of the Dacorum Local Plan (2004).

 

12.       The development hereby permitted shall not be occupied until the offsite highway improvement works referred to in Condition 11 have been completed in accordance with the approved details.

           

            Reason: To ensure construction of a satisfactory development, that the highway improvement works are designed to an appropriate standard in the interests of highway safety, that the off-site works are actually delivered and thereby provide the site with the requisite level of accessibility by maximising sustainable transport solutions, in accordance with Policies CS1 and CS12 of the Dacorum Core Strategy (2013), Policy 54 of the Dacorum Local Plan (2004) and paragraph 109 of the NPPF (2023).

 

13.       Prior to the first occupation of the development hereby permitted the proposed internal access roads, on-site car parking and turning areas shall be laid out, demarcated, surfaced and drained in accordance with the approved plan and retained thereafter available for that specific use.

           

            Reason: To ensure construction of a satisfactory development and in the interests of highway safety in accordance with Policy CS8 of the Dacorum Core Strategy (2013) and Policy 51 of the Dacorum Local Plan (2004).

 

14.       No development shall commence until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the development shall only be carried out in accordance with the approved Plan. The Construction Management Plan shall include details of:

           

a.     Construction vehicle number and type;

b.     Access arrangements to the site;

c.     Traffic management requirements

d.     Construction and storage compounds (including areas designated for car parking, loading / unloading and turning areas);

e.     Siting and details of wheel washing facilities;

f.       Cleaning of site entrances, site tracks and the adjacent public highway;

g.     Timing of construction activities (including delivery times and removal of waste);

h.     Provision of sufficient on-site parking prior to commencement of construction activities;

i.       Post construction restoration/reinstatement of the working areas and any temporary access to the public highway.

           

            Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policy CS12 of the Dacorum Core Strategy (2013) and Policy 54 of the Dacorum Borough Local Plan (2004).

 

15.       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 Part 1, Schedule 2, Classes A and D of the Order shall be undertaken in relation to all dwellings hereby approved until the local planning authority is satisfied that contamination will not pose a risk to human health, as evidenced by the submission and subsequent approval in writing of a Remediation Statement by the local planning authority

           

            Reason: In order to be satisfied that the site remediation measures will not be prejudiced / circumvented as a result of the exercise of permitted development rights by future occupiers in accordance with paragraph 189 (b) and (c) of the National Planning Policy Framework (2023).

           

            Informative:

           

            The Council will not unreasonably refuse to discharge the condition where it can be proven that the site conditions and method of remediation are such that they will not be prejudiced or circumvented by the exercise of permitted development involving groundworks

 

16.       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:

           

            Schedule 2, Part 1, Class A (single-storey rear extensions in excess of 3m): Plot 2

 

            Schedule 2, Part 1, Class C (north-western facing roof slopes): Plots 1 - 3, 51 – 53 & 56 – 59.

 

Schedule 2, Part 1, Class C (north-eastern facing roof slopes): Plots 30 – 39 &

60 – 61.

 

            Schedule 2, Part 1, Class E: Plots 3, 5, 32, 35, 36, 39, 54, 46 & 59.

           

            Reason: To enable the Local Planning Authority to retain control over the development in the interests of safeguarding the residential and visual amenity, in accordance with Policies CS8 and CS12 of the Dacorum Borough Core Strategy (2013), Policy 51 of the Dacorum Local Plan (2004) and Paragraph 135 of the National Planning Policy Framework (December 2023).

 

17.       No demolition/development shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of archaeological significance and research questions; and:

           

                           i.           The programme and methodology of site investigation and recording

                         ii.           The programme and methodology of site investigation and recording as required by the evaluation

                        iii.           The programme for post investigation assessment

                        iv.           Provision to be made for analysis of the site investigation and recording

                         v.            Provision to be made for publication and dissemination of the analysis and records of the site investigation

                        vi.           Provision to be made for archive deposition of the analysis and records of the site investigation

                       vii.           Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological 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 200 of the National Planning Policy Framework (December 2023).

 

18.       i) Demolition/development shall take place in accordance with the Written Scheme of Investigation approved under Condition 17.

            ii) The development shall not be occupied/used 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 18 and the provision made for analysis and publication where appropriate.

           

            Reason: 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 200 of the National Planning Policy Framework (December 2023).

           

 

19.       Prior to first occupation of the development hereby approved, details of fire hydrants or other measures to protect the development from fire must have been submitted to and approved in writing by the local planning authority. Such details shall include provision of the mains water services for the development whether by means of existing water services, new mains, or extension to or diversion of existing services where the provision of fire hydrants is considered necessary. The proposed development shall not be occupied until such measures have been implemented in accordance with the approved details. The fire hydrants must thereafter be retained in association with the approved development.

           

            Reason: To ensure that the development is adequately served by fire hydrants in the event of fire in accordance with Policy CS12 of the Dacorum Core Strategy.

 

20.       The development hereby approved shall not be occupied until a scheme for the installation of sprinklers (the sprinkler system) in accordance with BS 9251:2014 or BS EN 12845 standard in respect of Plots 39, 53, 56 and 57 has been submitted to and approved in writing by the local planning authority. The sprinkler system shall be fully installed and operational prior to the occupation of any of aforementioned plots and thereafter permanently retained and maintained.

           

            Reason: To ensure that the layout of residential development is provided with appropriate access and makes adequate provision for the fighting of fires in accordance with Policies CS9 and CS12 of the Dacorum Core Strategy (2013).

 

21.       Details of the onsite play space (which shall, at a minimum, include 1 x Locally Equipped Area of Play and 3 x Local Areas of Play) provision shall be submitted to and approved in writing by the Local Planning Authority prior to occupation of the development hereby approved. The details shall include:

           

a)     location, layout , boundary treatment and design of the play space; and

b)     equipment / features.

           

            The play space and equipment/features shall be laid out and installed prior to the first occupation of the development hereby approved permanently maintained thereafter.

           

            Reason: In order to ensure a sufficient level of playspace for future children living on the development, in accordance with Appendix 6 of the Dacorum Borough Local Plan (2004) and Section 12 of the NPPF (2023).

 

22.       Prior to first occupation of the development hereby approved, details of benches and bins (locations and specifications) within the public open space and play area shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.

           

            Reason: To ensure that the development provides high quality public space and good place making in accordance with Section 12 of the National Planning Policy Framework (2023).

 

23.       No development above slab level shall take place until full details of the layout and siting of Electric Vehicle Charging Points and any associated infrastructure have been submitted to and approved in writing by the local planning authority. The development shall not be occupied until these measures have been provided and these measures shall thereafter be retained fully 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).

 

24.       The dwelling(s) shall be constructed to meet as a minimum the higher Building Regulation standard Part G for water consumption limited to 110 litres per person per day using the fittings approach.

           

            Reason: The site is in an area of serious water stress requiring water efficiency opportunities to be maximised; to mitigate the impacts of climate change; in the interests of sustainability; to use natural resources prudently in accordance with the National Planning Policy Framework (December 2023), and in accordance with Policy CS29 of the Dacorum Core Strategy (2013).

 

25.       No development above slab level shall take place 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.

           

            The approved hard landscaping works shall have been fully provided prior to first occupation of the dwellings hereby approved.

           

            The approved planting shall 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).

 

26.       Prior to the commencement of the development hereby approved, a Construction Environmental Management Plan (CEMP) and Site Waste Management Plan (SWMP) shall be submitted to and approved in writing by the local planning authority.

           

            The CEMP shall set out, as a minimum, the proposed demolition, earthworks and construction methodology. The CEMP shall outline site specific measures to control and monitor impact arising in relation to construction traffic, noise and vibration, dust and air pollutants, land contamination, ecology and ground water. It shall also set out arrangements, by which the developer shall maintain communication with residents and businesses in the vicinity of the site, and by which the developer shall monitor and document compliance with the measures set out in the CEMP.

           

            The SWMP shall, as a minimum, describe how materials will be managed efficiently and disposed of during the construction of the works, explaining how the re-use and recycling of materials will be maximised. It shall provide details on how measures have been taken to reduce the amount of waste produced on site and shall contain information including estimated types and quantities of waste to arise from construction and waste management actions for each waste type.

            The development shall be carried out in accordance with the approved details.

           

            Reason: To reduce the environmental impact of the construction and impact on the public highway and amenities of neighbouring residents in accordance with saved Policy 129 of the Dacorum Borough Local Plan (2004), Policies CS8, CS12, CS29 and CS32 of the Dacorum Borough Core Strategy (2013) and Paragraphs 109, 112, 114 and 192 of the National Planning Policy Framework (December 2023).

 

27.       Development shall be carried out in strict accordance with the Arboricultural Impact Assessment and Arboricultural Method Statement (June 2024) and the Tree Protection Plan (TPP/HFWBH/010 B) throughout the entirety of the demolition and construction phases.

           

            Reason: 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 180 of the National Planning Policy Framework (2023).

 

28.       No development above slab level shall take place until a scheme for sound insulation has been submitted to and approved by the Local Planning Authority demonstrating the means by which internal noise levels presented in Table 4 of BS8233:2014 will be achieved. Noise levels within private external amenity spaces should be designed to not exceed 55 dB LAeq,T wherever practical. Where noise levels are anticipated to exceed this value then the development should be designed to achieve the lowest practicable levels in those private external amenity spaces.

           

            Reason: In order to ensure that both the internal and external living environments of the development are acceptable, in accordance with paragraphs 130, 180 and 191 of the NPPF (2023).

 

29.       No development shall take place until a geotechnical report by a qualified geotechnical engineer has been submitted to and approved in writing by the local planning authority.

           

            The report shall provide commentary on the potential for dissolution features to arise as a result of the use of deep bore soakaways for the SuDS and, where appropriate, recommend measures to avoid or reduce the likelihood of dissolution.

           

            Where avoidance or reduction measures are recommended, these shall be implemented prior to first use of the development hereby approved.

           

            Reason: In order to prevent new development from being put at unacceptable risk from, or being adversely affected by land instability, in accordance with paragraph 180 (e) of the NPPF (2023).

            This condition needs to be pre-commencement as avoidance or reduction measures may need to be implemented which may not be achievable if works have already commenced and progressed to a certain degree.

           

 

30.       None of the dwellings hereby approved shall be occupied until all existing buildings currently on site have been demolished.

           

            Reason: To ensure an acceptable level of amenity for future residents of the site in accordance with paragraph 135 of the NPPF (2023).

 

31.       No development above slab level shall take place until full details of the following have been submitted to and approved in writing by the local planning authority:

           

-        At least 22 purpose-built bat boxes and their location; and

-        At least 44 nesting boxes, 22 of which will be integrated Swift Bricks and their location.

           

            The purpose-built bat boxes and 44 nesting boxes shall be fully installed prior to first occupation of the dwellings hereby permitted and permanently retained thereafter.

           

            Reason: In the interests of strengthening biodiversity corridors, establishing a coherent ecological network which is resilient to current and future pressures, and integrating opportunities to improve biodiversity into the design of the development, in accordance with Policy CS26 of the Dacorum Core Strategy (2013) and paragraph 180 (d) and 186 (d) of the NPPF (2023).

 

 32.      Notwithstanding the submitted outdoor lighting report, lighting strategy and lighting plan, no development above slab level shall take place until an external lighting scheme for the site has been submitted to and approved in writing by the local planning authority. The scheme shall include, but not be limited to, lux levels, cowls and other measures to avoid unnecessary light spillage. The lighting shall thereafter be installed, operated and maintained in accordance with the approved particulars.

 

Reason:  To ensure that the lighting is designed to minimise problems of glare, protect residential amenity, to minimise impacts on biodiversity and avoid unnecessary light pollution in accordance with saved Policy 113 and Appendix 8 of the Dacorum Local Plan (2004).