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 take place until 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 a satisfactory appearance to the development and to safeguard the setting of the listed building.

3

No development shall take place until architectural drawings showing the final design for the following elements of the building hereby approved shall be submitted to and approved in writing by the local planning authority:

·         Central entrance feature.

·        Water features at central entrance.

Reason: To safeguard the setting of the listed building and ensure a high quality, satisfactory appearance to the development

4

No development shall take place until full details of the fenestration to be used in the construction of the development hereby permitted have been submitted to and approved by the Local Planning Authority. These details shall include: details of glazing; plans showing fixings at 1:10; fenestration detailing; and finishes.

Reason: To ensure a satisfactory appearance to the development and to safeguard the setting of the listed building.

5

No development shall take place until full details of all new external rainwater and soil pipes shall have been submitted to and approved by the Local Planning Authority.

Reason: To ensure a satisfactory appearance to the development and to safeguard the setting of the listed building.

6

No development shall take place 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 - including: gravel, brick edging, setts, kerbs, bound gravel, flagstones;

·        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;

·        parking layout;

·        cycle parking facilities;

·        access road improvements;

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

The landscape works will be undertaken in accordance with the approved details.

Reason: To safeguard the setting of the listed building and the character of the surrounding landscape

7

Trees shall be retained and protected in accordance with the approved Arboricultural Impact Assessment OS 1055-15-Doc1 RVS D and the Tree Retention and Removal Plan 1055-15.4B Rev C

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

8

The landscape works to the hotel grounds shall be carried out in accordance with the approved Design and Restoration Proposals report by Bidwells and Open Spaces.

Reason: To safeguard the setting of the listed building and the character of the surrounding landscape

9

All planting, seeding or turfing to be undertaken as part of the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the local planning authority gives written consent to any variation.

Reason:  In order to preserve the setting of the listed building and character of the surrounding landscape.

10

Notwithstanding the details provided in the approved Arboricultural Impact Assessment OS 1055-15-Doc1 RVS D and the Tree Retention and Removal Plan 1055-15.4B Rev C, no landscaping to the shrubberies/dell shall take place until there has been submitted to and approved by the local authority a scheme of landscaping, which shall include details of all existing trees on the land and details of any to be retained, together with measures for their protection in the course of development and any necessary tree surgery.

Reason: In order to safeguard the character of the surrounding landscape

11

The plans and particulars submitted in accordance with condition 6 above shall include details of the size, species, and positions or density of all trees to be planted, and the proposed time of planting and details of maintenance.

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

12

Prior to the commencement of the development hereby permitted a Phase I Report to assess the actual or potential contamination at the site shall be submitted to and approved in writing by the local planning authority. If actual or potential contamination and/or ground gas risks are identified further investigation shall be carried out and a Phase II report shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development. If the Phase II report establishes that remediation or protection measures are necessary a Remediation Statement shall be submitted to and approved in writing by the Local Planning Authority.

For the purposes of this condition:

A Phase I Report consists of a desk study, site walkover, conceptual model and a preliminary risk assessment. The desk study comprises a search of available information and historical maps which can be used to identify the likelihood of contamination. A simple walkover survey of the site is conducted to identify pollution linkages not obvious from desk studies. Using the information gathered, a 'conceptual model' of the site is constructed and a  preliminary risk assessment is carried out.

A Phase II Report consists of an intrusive site investigation and risk assessment. The report should make recommendations for further investigation and assessment where required.

A Remediation Statement details actions to be carried out and timescales so that contamination no longer presents a risk to site users, property, the environment or ecological systems.

Reason: To ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development.  

13

All remediation or protection measures identified in the Remediation Statement referred to in Condition 12 shall be fully implemented within the timescales and by the deadlines as set out in the Remediation Statement and a Site Completion Report shall be submitted to and approved in writing by the local planning authority prior to the first occupation of any part of the development hereby permitted.

For the purposes of this condition a Site Completion Report shall record all the investigation and remedial or protection actions carried out. It shall detail all conclusions and actions taken at each stage of the works including validation work. It shall contain quality assurance and validation results providing evidence that the site has been remediated to a standard suitable for the approved use.

Reason: To ensure that the issue of contamination is adequately addressed and to ensure a satisfactory development.  

Informative:

Paragraph 121 of the NPPF states that all site investigation information must be prepared by a competent person. This is defined in the framework as 'A person with a recognised relevant qualification, sufficient experience in dealing with the type(s) of pollution or land instability, and membership of a relevant professional organisation.'

Contaminated Land Planning Guidance can be obtained from Regulatory Services or via the Council's website www.dacorum.gov.uk 

14

No part of the restoration of the gate piers shall be carried out until precise details at 1:20 scale, written specification and, where necessary, samples of the material to be used in the restoration of the gate piers and replacement of the finials have been submitted to and approved in writing by the local planning authority. The work shall be carried out in accordance with the approved details

Reason: To ensure the appearance of the restored piers preserves the setting of the listed building and character of the surrounding landscape

15

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 order to protect archaeological remains at the site

16

No demolition/development shall take place other than in accordance with the Written Scheme of Investigation approved under condition 15. 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 15 and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Reason: in order to protect archaeological remains at the site

17

No development shall take place until a Site Waste Management Plan (SWMP) is submitted to and approved in writing by the local planning authority.

Reason: to ensure good practice in the waste management aspacts of the construction of the approved development

18

The development hereby permitted shall be carried out in accordance with the flood risk assessment (FRA) prepared by EAS job number 769 rev 2, dated September 2016, and mitigation measures detailed within the FRA:

1. Implementing appropriate SuDS measures giving priority to above ground measures such permeable pavements and soakaways as stated in the FRA.

2. Providing attenuation 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.

3. Provision of a Vortex First Defence unit at the inlet of the pipe connecting permeable pavement and soakaway.

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the local planning authority.

Reason: To prevent flooding by ensuring the satisfactory disposal/storage of surface water from the site and to ensure that the site will be effectively drained during the lifetime of the development.

19

No development shall take place until a detailed surface water drainage scheme for the site based on the approved Drainage Strategy and 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 1 in 100 year + 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 design of the drainage scheme shall also include:

1. Detailed engineering details of the design of the proposed SuDS features in line with The SuDS Manual.

2. Details of a maintenance programme for the drainage scheme.

Reason: To ensure that the site can effectively be drained during the lifetime of the development; and to ensure that water treatment is provided to surface runoff before infiltrating into the ground.

20

Prior to the first occupation of the development hereby permitted sufficient space shall be provided within the parking layout for standard size family cars to park, and manoeuvre. 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 highway safety

21

At least two months prior to occupation, the occupier of the development shall submit a Travel Plan in accordance this Hertfordshire's Travel Plan Guidance to be reviewed and approved by the Local Planning Authority in conjunction with the Highway Authority. Implementation of the plan shall follow a timescale to be agreed by the Local Planning Authority and Highway Authority.

Reason: To promote sustainable transport measures to the development.

22

No works shall commence on site until a Construction Traffic Management Plan has been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority.

Reason: In the interests of satisfactory development and safety

23

Prior to the commencement of the use hereby permitted, a Servicing and Delivery Plan shall be submitted to and approved in writing with the Local Planning Authority in consultation with the Highway Authority. The Servicing and Delivery plan shall incorporate the servicing arrangements for the use and adequate provision for the storage of delivery vehicles within the site.

Reason: In the interests of satisfactory development and safety

24

No development shall take place until the artificial refugia survey recommended in the Preliminary Ecological Appraisal by Maydencroft has been undertaken, submitted to and approved by the local planning authority.

Reason: to establish the presence of likely absence of reptiles within the rough grassland, in order to protect protected species on site.

25

No development shall take place until the off-ground climbing inspection recommended in the Preliminary Ecological Appraisal by Maydencroft has been undertaken, submitted to and approved by the local planning authority.

Reason: to establish the presence of roosting bats within the identified Oak tree, in order to protect protected species on site.

26

The premises shall only be open to customers between 09:00 hours and 01:30 hours on Mondays to Thursdays;  09:00 hours to 02:30 hours on Fridays and Saturdays;  and 09:00 hours to 00:30 hours on Sundays , Bank Holidays and Public Holidays. 

Reason:  In the interests of the amenities of the occupants of neighbouring dwellings.     

27

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

5054-DE01G

5054-DE02A

5054-DE03B

5054-DE04A

5054-DE05A

5054-DE06A

5054-SK101

5054-SK104

5054-SK107A

5054-SK109

OS 1055-15-Doc1 Rvs D

1055-15.4B Rev C Tree Retention and Removal Plan

1055-15.5 Rev C Strategic Outline Landscaping Plan

Arboricultural Impact Assessment

Design and Access Statement

Transport Assessment

Framework Travel Plan

Sustainability and Energy Report

Preliminary Ecological Appraisal

Landscape and Visual Appraisal

Flood Risk Assessment

Archaeological Evaluation

Heritage Statement

Design and Restoration Proposals

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