Agenda item
24/01157/RES Details of the layout, scale, appearance and landscaping pursuant to outline planning application DBC Ref: 4/02539/16/MOA and SACDC Ref: 5/16/2845 comprising 324 dwellings, two Class E retail / commercial units, and associated landscaping and infrastructure works. Spencer's Park Phase 2 East, Land Between Three Cherry Trees Lane And Cherry Tree Lane, Hemel Hempstead,
Minutes:
5c.
24/01157/RES
Details of the layout, scale, appearance and landscaping pursuant to outline planning application DBC Ref: 4/02539/16/MOA and SACDC Ref: 5/16/2845 comprising 324 dwellings, two Class E retail / commercial units, and associated landscaping and infrastructure works.
Spencer's Park Phase 2 East Land Between Three Cherry Trees Lane and Cherry Tree Lane Hemel Hempstead
Cllr Barradell declared that the SANG is in his ward but he is coming to the meeting with an open mind.
The Case Officer, Andrew Parrish, introduced the report to Members and said that the application had been referred to the Committee under s.2.3.2 (4) of Part 3 of the Council’s Constitution as the application is a large scale major development which is linked to an existing planning obligation under s.106 of the Town and Country
Planning Act 1990 (as substituted by s.12 of the Planning and Compensation Act 1991). Andrew Parrish also stated that the NPPF had changed today and referenced the relevant paragraphs to this application.
It was proposed by Councillor Guest and seconded by Councillor Anderson to DELEGATE with a view to APPROVAL.
Vote:
For: Against: Abstained:
9 1 1
Resolved: That planning permission be DELEGATED with a view to APPROVAL.
RECOMMENDATION
That the application be delegated with a view to approval subject to:
A. Land secured as Suitable Alternative Natural Greenspace with appropriate credits allocated to the development, either on land east of Green Lane, Gaddesden Row, Hemel Hempstead, or on an alternative site;
B. Completion of a Unilateral Undertaking securing the SAMM payment of £296,097.12 and monitoring fee of £400;
C. Completion of an Appropriate Assessment with no outstanding objection from Natural England, and
D. Appropriate conditions;
E. The redrafting of Condition 1 to refer either to land east of Green Lane, Gaddesden Row, Hemel Hempstead, or to an appropriate alternative site where SANG credits have been allocated to the development, or the completion of an s106 obligation to secure the same, as considered appropriate.
F. Informatives as recommended by consultees
G. If Suitable Alternative Natural Greenspace is not secured within 6 (six) months of the Development Management Committee date the application shall return to Development Management Committee for re-determination.
Condition(s) and Reason(s):
1. No dwelling shall be occupied unless and until a proportion (being 6.3ha) of the Suitable Alternative Natural Greenspace to be delivered on land east of Green Lane, Gaddesden Row, Hemel Hempstead under planning permission 24/01593/MFA sufficient to mitigate the impact of the occupation of the 324 dwellings hereby granted has been delivered on site and allocated to the development of Phase 2 East of Spencer's Park in accordance with a section 106 agreement in connection with the Gaddesden Row SANG and confirmation of the delivery of that SANG or an alternative site has been secured as SANG and such confirmation and allocation has been submitted to and approved in writing by the local planning authority.
Reason: To mitigate the adverse impact of visitor pressure from residents of the development on the integrity of the Chilterns Beechwoods Special Area of Conservation in accordance with Policy CS26 of the Dacorum Core Strategy September 2013.
2. The development hereby permitted shall be carried out in accordance with the following approved plans/documents:
Site Plans by McBains
SPP2E-MCB-XX-XX-DR-A-0200-P2
SPP2E-MCB-XX-XX-DR-A-0230-P2
SPP2E-MCB-XX-XX-DR-A-0231-P2
SPP2E-MCB-XX-XX-DR-A-0232-P2
SPP2E-MCB-XX-XX-DR-A-0233-P2
SPP2E-MCB-XX-XX-DR-A-0234-P2
SPP2E-MCB-XX-XX-DR-A-0235-P2
SPP2E-MCB-XX-XX-DR-A-0236-P2
SPP2E-MCB-XX-XX-DR-A-0237-P2
SPP2E-MCB-XX-XX-DR-A-0238-P2
SPP2E-MCB-XX-XX-DR-A-0239-P2
SPP2E-MCB-XX-XX-DR-A-0240-P2
SPP2E-MCB-XX-XX-DR-A-0241-P2
SPP2E-MCB-XX-XX-DR-A-0242-P2
SPP2E-MCB-XX-XX-DR-A-0243-P2
SPP2E-MCB-XX-XX-DR-A-0244-P2
SPP2E-MCB-XX-XX-DR-A-0245-P2
SPP2E-MCB-XX-XX-DR-A-0246-P2
SPP2E-MCB-XX-XX-DR-A-0247-P2
SPP2E-MCB-XX-XX-DR-A-0248-P2
SPP2E-MCB-XX-XX-DR-A-0249-P2
SPP2E-MCB-XX-XX-DR-A-0250-P2
SPP2E-MCB-XX-XX-DR-A-0253-P2
SPP2E-MCB-XX-XX-DR-A-0256-P1
SPP2E-MCB-XX-XX-DR-A-0257-P1
SPP2E-MCB-XX-XX-DR-A-0258-P1
SPP2E-MCB-XX-XX-DR-A-0259-P1
House Types, Floor Plans and Elevations by McBains
SPP2E-MCB-HT-HA-DR-A-0105-P2
SPP2E-MCB-HT-HP-DR-A-0106-P2
SPP2E-MCB-HT-HP-DR-A-0107-P2
SPP2E-MCB-HT-HP-DR-A-0108-P2
SPP2E-MCB-HT-HP-DR-A-0109-P2
SPP2E-MCB-HT-HP-DR-A-0110-P2
SPP2E-MCB-HT-HP-DR-A-0112-P2
SPP2E-MCB-HT-HP-DR-A-0113- P2
SPP2E-MCB-HT-HP-DR-A-0114- P2
SPP2E-MCB-HT-HP-DR-A-0115-P2
SPP2E-MCB-HT-HP-DR-A-0117-P2
SPP2E-MCB-HT-HP-DR-A-0118- P2
SPP2E-MCB-HT-HP-DR-A-0119-P2
SPP2E-MCB-HT-HP-DR-A-0121-P2
SPP2E-MCB-HT-HP-DR-A-0122- P2
SPP2E-MCB-HT-HP-DR-A-0123-P2
SPP2E-MCB-HT-HS-DR-A-0124-P2
SPP2E-MCB-HT-HA-DR-A-0125-P1
SPP2E-MCB-HT-HA-DR-A-0126-P1
SPP2E-MCB-HT-HS-DR-A-0127-P2
SPP2E-MCB-HT-HA-DR-A-0128-P2
SPP2E-MCB-HT-HP-DR-A-0129-P2
SPP2E-MCB-HT-HP-DR-A-0130-P2
SPP2E-MCB-HT-HP-DR-A-0131-P2
SPP2E-MCB-HT-HP-DR-A-0132-P2
SPP2E-MCB-HT-HP-DR-A-0133-P2
SPP2E-MCB-HT-HP-DR-A-0134-P2
SPP2E-MCB-HT-HA-DR-A-0135-P1
SPP2E-MCB-HT-HA-DR-A-0136-P1
SPP2E-MCB-HT-HA-DR-A-0137-P1
SPP2E-MCB-HT-HA-DR-A-0138-P1
SPP2E-MCB-HT-HA-DR-A-0139-P1
SPP2E-MCB-HT-HP-DR-A-0141-P1
SPP2E-MCB-HT-HP-DR-A-0142-P1
Garages, Bin and Bike Store by McBains
SPP2E-MCB-HT-HO-DR-A-0140-P1
Flats Details – Design Intent
SPP2E-MCB-ZZ-ZZ-DR-A-0175-P2
Apartment Blocks
SPP2E-MCB-B-BP-DR-A-0150-P2
SPP2E-MCB-B-BP-DR-A-0151-P2
SPP2E-MCB-B-BP-DR-A-0152-P3
SPP2E-MCB-B-BP-DR-A-0153-P1
SPP2E-MCB-B-BP-DR-A-0154-P1
SPP2E-MCB-B-BP-DR-A-0155-P1
SPP2E-MCB-B-BP-DR-A-0156-P1
SPP2E-MCB-B-BA-DR-A-0157-P1
SPP2E-MCB-B-BA-DR-A-0158-P1
SPP2E-MCB-B-BA-DR-A-0159-P1
SPP2E-MCB-B-BA-DR-A-0160-P2
SPP2E-MCB-B-BA-DR-A-0161-P2
Accommodation Schedule by McBains
60721 - Phase 2 East Spencers Park - Accommodation Schedule P2
Levels by Structa
O00011-STR-EGS-XX-DR-C-1901_P2
O00011-STR-EGS-XX-DR-C-1902_P2
O00011-STR-EGS-XX-DR-C-1903_P2
Lighting by Structa
O00011-STR-EA-XX-DR-C-1944_P2
O00011-STR-EA-XX-DR-C-1945_P2
O00011-STR-EA-XX-DR-C-1946_P2
Topographical Survey by Structa
O00011-STR-EGS-XX-DR-C-1911_P1
O00011-STR-EGS-XX-DR-C-1912_P1
O00011-STR-EGS-XX-DR-C-1913_P1
Landscaping - Whole Site Plans by Ireland Albrecht
C000000-IAL-EL-ZZ-DR-L-0001 - P04
C000000-IAL-ZZ-ZZ-DR-L-0100 - P02
C000000-IAL-EL-ZZ-DR-L-1001 - P04
C000000-IAL-EL-ZZ-DR-L-1002 - P04
C000000-IAL-EL-ZZ-DR-L-1003 - P04
Landscaping - 1:250 Landscape GA Plans by Ireland Albrecht
C000000-IAL-EL-ZZ-DR-L-2001 - P03
C000000-IAL-EL-ZZ-DR-L-2002 - P03
C000000-IAL-EL-ZZ-DR-L-2003 - P04
C000000-IAL-EL-ZZ-DR-L-2004 - P03
C000000-IAL-EL-ZZ-DR-L-2005 - P03
C000000-IAL-EL-ZZ-DR-L-2006 - P03
C000000-IAL-EL-ZZ-DR-L-2007 - P03
C000000-IAL-EL-ZZ-DR-L-2008 - P04
C000000-IAL-EL-ZZ-DR-L-2009 - P04
Landscape - 1:250 Softworks GA Plans by Ireland Albrecht
C000000-IAL-EL-ZZ-DR-L-3001 - P03
C000000-IAL-EL-ZZ-DR-L-3002 - P03
C000000-IAL-EL-ZZ-DR-L-3003 - P04
C000000-IAL-EL-ZZ-DR-L-3004 - P03
C000000-IAL-EL-ZZ-DR-L-3005 - P03
C000000-IAL-EL-ZZ-DR-L-3006 - P03
C000000-IAL-EL-ZZ-DR-L-3007 - P03
C000000-IAL-EL-ZZ-DR-L-3008 - P04
C000000-IAL-EL-ZZ-DR-L-3009 - P04
Landscaping - 1:200 Landscape Sections by Ireland Albrecht
C000000-IAL-EL-ZZ-DR-L-4001 - P02
C000000-IAL-EL-ZZ-DR-L-4002 - P02
C000000-IAL-EL-ZZ-DR-L-4003 - P01
C000000-IAL-EL-ZZ-DR-L-4004 - P01
Landscaping - Planting Schedule by Ireland Albrecht
C000000-IAL-EL-ZZ-SH-L-3001 - P01
Landscaping - Specifications by Ireland Albrecht
C000000-IAL-EL-ZZ-SP-L-0001 - P02
C000000-IAL-EL-ZZ-SP-L-0002 - P03
Drainage Details by Structa
O00011-STR-DE-XX-DR-C-1961_P1
O00011-STR-DE-XX-DR-C-1962_P1
O00011-STR-DE-XX-DR-C-1963_P1
O00011-STR-EGS-XX-DR-C-1951_P3
O00011-STR-EGS-XX-DR-C-1952_P3
O00011-STR-EGS-XX-DR-C-1953_P3
O00011-STR-EGS-XX-DR-C-1954_P3
O00011-STR-EGS-XX-DR-C-1955_P3
O00011-STR-EGS-XX-DR-C-1956_P3
O00011-STR-EGS-XX-DR-C-1957_P3
O00011-STR-EGS-XX-DR-C-1958_P3
O00011-STR-EGS-XX-DR-C-1959_P3
Suds Stratagy by Structa
6777-DR001-2 Rev 3
6777-DR001-2 Rev 3
6777-DR001-2 Rev 3
Tracking Drawings by Structa
O00011-STR-EA-XX-DR-C-1931_P2
O00011-STR-EA-XX-DR-C-1932_P2
O00011-STR-EA-XX-DR-C-1933_P2
O00011-STR-EA-XX-DR-C-1934_P2
O00011-STR-EA-XX-DR-C-1935_P2
O00011-STR-EA-XX-DR-C-1936_P2
O00011-STR-EA-XX-DR-C-1937_P2
O00011-STR-EA-XX-DR-C-1938_P2
Visibility Splays by Structa
O00011-STR-EA-XX-DR-C-1941_P2
O00011-STR-EA-XX-DR-C-1942_P2
O00011-STR-EA-XX-DR-C-1943_P2
Highway Adoption Plan by Structa
O00011-STR-IDA-XX-DR-C-1940_P2
Additional Plan
CTF-BPTW-ZZ-ZZ-D-A-3965/C01
Reason: For the avoidance of doubt and in the interests of proper planning.
3. Prior to the commencement of development (including provision of underground services) the trees shown for retention on the approved Tree Protection Plan, Drg. No. TPP/Spencer's Park/19-11-24, contained within the Arboricultural Impact Assessment Rev E prepared by SES, shall be protected during the whole period of site demolition, excavation and construction in accordance with details in the report.
No equipment, machinery or materials for the development shall be taken onto the site until the tree protection is in place. There shall be no excavation, changes in levels, storage of materials or access within the RPA of retained trees unless previously specified and agreed.
Reason: In order to ensure that damage does not occur to the trees during demolition works and building operations in accordance with Policy CS12 of the Dacorum Core Strategy September 2013 and saved Policy 99 of the Dacorum Borough Local Plan 1991-2011 and Paragraph 174 of the National Planning Policy Framework (2023).
4. The development shall be carried out in accordance with the approved plans and elevations and no development other than site preparation, groundworks, site investigation and remediation shall take place until 1:20 details of the design and appearance of the following shall have been submitted to and approved in writing by the local planning authority:
o All new windows, external doors and openings (including materials and finishes);
o Verges;
o Fascias / Soffits (including vertical cross sections);
o Rainwater goods;
o Balconies and balustrades.
The development shall be carried out in accordance with the approved details.
Reason: To ensure a satisfactory appearance to the development and street scene in accordance with Policy CS12 of the Dacorum Core Strategy September 2013.
5. Notwithstanding any details submitted, Block 1 of the development shall not be occupied until details of the privacy screens proposed on Drg. No. PP2E-MCB-B-BP-DR-A-0152/PL-P2 have been submitted to and approved in writing by the local planning authority. The details as approved shall thereafter be permanently retained.
Reason: In the interests of the residential amenities of the occupants of the adjacent dwellings in accordance with Policy CS12 (c) of the Dacorum Borough Council Core Strategy (2013).
6. Notwithstanding any details submitted, prior to roof level works commencing, plans and details of the solar panels, including typical cross sections to show their proposed installation in relation to the roofs of the dwellings / flat blocks hereby permitted, together with a roof plan to show their proposed final positioning on each dwelling / flat block, with details of the roof tiles proposed, shall have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the details approved and shall thereafter be permanently retained.
Reason: To ensure a satisfactory visual appearance to the development and to ensure that the solar panels are suitably assimilated into the roofscape in accordance with Policy CS12 of the Dacorum Core Strategy September 2013.
7. Notwithstanding any details submitted, no part of the development shall be occupied until plans and details of the EV (electric vehicle) charging infrastructure to be installed, including a plan(s) showing the siting and distribution of above ground EV infrastructure, shall have been submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the details approved and the relevant EV charge point made available and operational for each dwelling before its first occupation and shall thereafter be permanently retained.
Reason: To ensure a satisfactory visual appearance to the development and to ensure that EV charging is available to each dwelling in accordance with the Parking Standards SPD November 2020 and Policy CS12 of the Dacorum Core Strategy September 2013.
8. Notwithstanding any details submitted, all window frames in the development hereby approved shall be set back into their reveals by at least 115 mm in accordance with the typical detail shown on Drg. No. CTF-BPTW-ZZ-ZZ-D-A-3965/C01, and shall thereafter be retained accordingly.
Reason: To ensure an element of visual relief and interest to the facades and an acceptable appearance to the street scene in accordance with Policy CS12 of the Dacorum Borough Local Plan 1991-2011.
9. The development shall be carried out in accordance with the approved details of play areas and equipment shown on the approved Updated Play Strategy & Fitness Provision: 27-11- 2024” and shall thereafter be permanently retained and maintained”
Reason: To ensure satisfactory provision of play facilities to serve the development in accordance with Policy CS12 of the Dacorum Core Strategy and saved Policy 76 of the Dacorum Borough Local Plan 1991-2011.
10. The development hereby permitted shall be carried out in accordance with the submitted and approved Sustainable Development Checklist, Energy and Sustainability Statement and shall thereafter be permanently retained.
Reason: To ensure the sustainable development of the site in accordance with the aims of Policies CS28 and CS29 of the Dacorum Borough Core Strategy (2013), the Sustainable Development Advice Note (2016) and Paragraphs 154 and 157 of the National Planning Policy Framework (2023)
11. The development shall accord with the sound insulation measures and plant noise limits described within the Acoustic information to accompany the Reserved Matters submission, ref. PJB9674/24046/V1.2, by Spectrum, dated 15/05/24. The scheme shall thereafter be retained as approved.
Reason: In the interests of the residential amenities of the occupiers having regard to Policies CS12 and CS32 of the Dacorum Borough Core Strategy (2013) and Paragraph 185 of the National Planning Policy Framework (2023).
Supporting documents:
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