Agenda item

5c.

24/00643/FUL

Construction of new dwelling and garage with associated parking

64 High Street, Markyate, St Albans, Hertfordshire, AL3 8HZ

 

 

Councillor Allen left the room at the conclusion of the previous item and was not present at the start of the discussion, so he couldn’t take part in the debate or voting.

 

The Case Officer, Briony Curtain, introduced the report to Members and said that the application had been referred to the Committee due to the scheme having been previously refused by Members

It was proposed by Councillor Patterson and seconded by Councillor Bristow to DELEGATE with a view to APPROVAL.

Vote:

 

For:                  Against:                         Abstained:

10                        0                                    1

 

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

RECOMMENDATION

 

That planning permission be DELEGATED with a view to APPROVAL subject to a legal agreement securing a mitigation package to avoid any further significant effects on the Chilterns Beechwoods Special Area of Conservation.

 

Condition(s) and Reason(s):

 1.        The development hereby permitted shall begin before the expiration of three years from the date of this permission.

            Reason:  To comply with the requirements of Section 91 (1) of the Town and Country Planning Act 1990, as amended by Section 51 (1) of the Planning and Compulsory Purchase Act 2004.

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

            GOW/21701/SITENEW

            GOW/21701/ELEV1

            GOW/21701/ELEV2

            GOW/21701/PLAN

            Tree Protection Plan

            Tree Report, Arboricultural Impact Assessment and Method Statement (prepared by C.A.T Landscape Consultants dated 12.11.20)

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

 3.        No development (excluding demolition/ground investigations) shall take place until full details of the materials to be used in the construction of the external surfaces of the development 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.  Please do not send materials to the Council offices.  Materials should be kept on site and arrangements made with the Planning Officer for inspection.

           

            Reason:  To 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).

 4.        Prior to the first occupation of the dwelling hereby approved full details of both hard and soft landscape works shall be 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;

            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.

            The hard and soft landscaping works shall be undertaken fully in accordance with the approved details, implemented prior to first occupation and thereafter maintained as such.

            Reason:  To ensure a satisfactory appearance to the development, to safeguard the character, appearance and historic significance of heritage assets and 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, CS27 of the Dacorum Borough Council Core Strategy (2013).

 5.        No development above slab level shall take place 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:

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 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 2024.

 6.        Development shall take place/commence in accordance with the programme of archaeological works set out in the Written Scheme of Investigation approved under Condition 5.

            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 2024).

 7.        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 5 and the provision made for analysis and publication where appropriate.

            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 2024).

 8.        No development shall commence until a Construction Management Plan (or Construction Method Statement)* 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 / Statement shall include details of:

a. Construction vehicle numbers, type, routing;

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) and to avoid school pick up/drop off times;

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

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

j. where works cannot be contained wholly within the site a plan should be submitted showing the site layout on the highway including extent of hoarding, pedestrian routes and remaining road width for vehicle movements;

k. Phasing Plan.

Reason: In order to protect highway safety and the amenity of other users of the public highway and rights of way in accordance with Policies 5, 12, 17 and 22 of Hertfordshire's Local Transport Plan (adopted 2018) and to safeguard the character, appearance, and historic significance of the heritage assets in accordance with the NPPF and CS27 of the Core Strategy 2013.

 9.        Should any ground contamination be suspected or encountered during the construction of the development hereby approved (including groundworks), works shall be temporarily suspended, unless otherwise agreed in writing by the Local Planning Authority, and a Contamination Remediation Scheme shall be submitted to (as soon as practically possible) and approved in writing by, the Local Planning Authority. The Contamination Remediation Scheme shall detail all measures required to render this contamination harmless and all approved measures shall subsequently be fully implemented prior to the first occupation of the development hereby approved.

            Should no ground contamination be encountered or suspected upon the completion of the groundworks, a statement to that effect, with supporting documentation e.g. photographic record of ground conditions and geotechnical logs (if applicable), shall be submitted in writing to the Local Planning Authority prior to the first occupation of the development hereby approved.

            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.       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, Classes A, B, and E

            Reason:  To enable the Local Planning Authority to retain control over the development in the interests of safeguarding the residential and visual amenity of the locality in accordance with Policy CS12 of the Dacorum Borough Core Strategy (2013) and Paragraph 135 of the National Planning Policy Framework (December 2024).

11.       Prior to first occupation of the dwelling hereby approved, the rear amenity areas shall be provided and laid out in accordance with drawing no. GOW/21701/SITENEW (Proposed Site Plan) and thereafter permanently retained.

            Reason: In order to ensure that the dwelling respects adjoining properties in terms of amenity and retains sufficient amenity space, in accordance with Policy CS12 of the Dacorum Core Strategy and saved Appendix 3 of the Dacorum Local Plan.

12.       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 2024), and in accordance with Policy CS29 of the Dacorum Core Strategy (2013).

13.       Prior to first occupation of the dwelling hereby approved measures to protect the development from fire will be installed. An automatic and interconnected fire detection and sprinkler system to all habitable rooms in accordance with drawing No. GOW/21701/SITENEW shall be implemented, fully operational and the measures shall thereafter be maintained as such.

            Reason: To enable appropriate development to occur, ensure a safe, sustainable form of development which provides for its own infrastructure for fire emergencies in accordance with core strategy policies CS1, CS4, CS12, CS29 and CS35

14.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification), no windows/dormer windows/rooflights other than those expressly authorised by this permission shall be constructed on the north west and north east elevations.

 

Reason; to safeguard the residential amenities of adjacent and surrounding properties in accordance with Cs12 of the Core Strategy 2013.