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

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

TH.05C

TH.06D

TH.07C

TH.09A

Planning Statement

Preliminary Roost Assessment

Arboricultural Impact Assessment

Application Form

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

3

Notwithstanding the information that has already been submitted, no development (excluding demolition) shall take place until details of the materials to be used in the construction of the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.

Reason:  In the interests of the visual amenities of the Chiltern AONB in accordance with Policy CS24 of the Core Strategy and Saved Policy 97 of the Dacorum Borough Local Plan.

4

Within three months of the date of this decision, 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;

·        proposed finished levels or contours;

·        car parking layouts and other vehicle and pedestrian access and circulation areas;

·        minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc);

·        proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines etc, indicating lines, manholes, supports etc);

·        retained historic landscape features and proposals for restoration, where relevant.

The approved landscape works shall be carried out prior to the first occupation of the development hereby permitted.

Reason:  To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area and the Chilterns AONB in accordance with Policies CS12 and CS24 of the Core Strategy and Saved Policy 97 of the Dacorum Borough Local Plan.

5

Prior to any excavation taking place at the site, an Arboricultural Method Statement will be submitted to and approved by the Local Planning Authority.

Reason:  In order to ensure that damage does not occur to the trees during building operations and to ensure that the visual amenity of the site and the Chilterns AONB is maintained in accordance with Policies CS12 and CS24 of the Core Strategy and Saved Policies 97 and 99 of the Dacorum Borough Local Plan.

6

7

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 D.

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, the Chilterns AONB and the Green Belt in accordance with Policies CS24 and CS5 of the Core Strategy and Saved Policy 97 of the Dacorum Borough Local Plan.

No occupation of the dwelling hereby approved shall commence until the original dwelling which it replaces has been demolished in its entirety and all resulting debris has been removed from the site.

Reason: To ensure that the proposal complies with Green Belt policy in respect of replacement buildings in accordance with the National Planning Policy Framework and Policy CS5 of the Core Strategy.

8

No development shall take 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, and;

6.         Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation.

Reason: The site contains very significant archaeological remains of prehistoric and Roman date. It is therefore considered that further investigation measures are secured and implemented prior to commencement of the development in accordance with the requirements of Policy CS27 of the Core Strategy and Saved Policy 118 of the Dacorum Borough Local Plan.

9

Development shall take place in accordance with the Written Scheme of Investigation approved under Condition 7.

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 7 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Reason: The site contains very significant archaeological remains of prehistoric and Roman date. It is therefore considered that further investigation measures are secured and implemented prior to commencement of the development in accordance with the requirements of Policy CS27 of the Core Strategy and Saved Policy 118 of the Dacorum Borough Local Plan.

ARTICLE 35 STATEMENT

Planning permission has been granted for this proposal. The Council acted pro-actively through positive engagement with the applicant during the determination process which lead 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 2015.

INFORMATIVE

Bats - No further surveys required. Installation of bat boxes recommended to compensate for loss of suitable roosting habitat (three bat boxes were advised) and lighting to be directed away from vegetation where possible. Native planting to be considered as an ecological enhancement for the proposed development.

Nesting birds - You are advised to carry out a check of the building (and any relevant areas within the development site) by a suitably qualified ecologist immediately prior to demolition due to historic evidence of bird presence within the building.