Agenda item

No

Condition

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 other than demolition, site preparation, groundworks and footings shall take place until a sample panel at least 1 metre by 1 metre of the materials proposed to be used on the external surfaces of the development hereby permitted shall have been submitted to and approved in writing by the local planning authority. The panel shall include details of pointing and the finished colour of the timber cladding. The approved materials shall be used in the implementation of the development.

Reason:  To ensure a satisfactory appearance to the development in the interests of the visual amenities of the area in accordance with saved Policy CS12 of the Dacorum Core Strategy September 2013.

3

All rainwater goods shall be finished black with a round profile and, notwithstanding any details submitted, no development other than demolition, site preparation, groundworks and footings shall take place until 1:20 details of the following (including materials and finished colour) shall have been submitted to and approved in writing by the local planning authority.

Doors and windows

Rooflights

Eaves and other joinery

Bin storage enclosure;

Development shall be carried out in accordance with the approved details.

Reason: To ensure a satisfactory appearance to the development in the interests of the visual amenities of the area in accordance with saved Policy CS12 of the Dacorum Core Strategy September 2013.

4

Development shall take place in accordance with the approved site plan PRJ/18/003/002 rev B and notwithstanding any details shown, no hard or soft landscaping of the site shall take place until full details of landscape works shall have been submitted to and approved in writing by the local planning authority.  These details shall include:

hard surfacing materials;

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;

sustainable urban drainage measures;

proposed finished levels or contours;

minor artefacts and structures (e.g. 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);

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

Any tree or shrub which forms part of the approved landscaping scheme which within a period of five 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 species, size and maturity to be approved by the local planning authority.

Reason:  To ensure a satisfactory appearance to the development and to safeguard the visual character of the immediate area in accordance with saved Policies 99 and 100 of the Dacorum Borough Local Plan 1991-2011 and Policies CS12 and 13 of the Dacorum Core Strategy September 2013.

5

The development shall be carried out in accordance with the approved levels shown on Drg. No. PRJ/18/003/002 rev B.

Reason:  For the avoidance of doubt and to ensure a satisfactory form of development in accordance with Policies CS11, 12 and 13 of the Dacorum Core Strategy September 2013.

6

No development shall take place until an updated CS29 sustainability checklist shall have been submitted to and approved in writing by the local planning authority. The approved measures shall be provided before the development is first occupied.

Reason:  To ensure the sustainable development of the site in accordance with the aims of Policy CS29 of the Dacorum Core Strategy September 2013 and adopted Supplementary Planning Guidance. The details are required before commencement of development as if they are deferred until after the development has begun, the design will already have been agreed and finalised, and the materials potentially ordered and used, thereby undermining the control of the local planning authority in respect of achieving a sustainable form of development and potentially increasing costs and delays for the applicant if they have to be changed.

7

No development shall take place until evidence has been submitted to show that a diversion order for public footpath 57 has been approved and that a 2 metre wide surfaced path, to Hertfordshire County Council's Rights of Way specification, has been agreed and implemented in respect of the length of footpath as indicated on Drg. No. PRJ/18/003/002 rev B.   

Reason: To ensure that the footpath diversion is in place and that the full site area is available before any part of the development is commenced and, if approved, to offset the loss of public space as a result in accordance with Policies CS12 and CS26 of the Dacorum Core Strategy September 2013.

8

No development shall take place until a Construction Logistics Plan has been submitted to and approved in writing by the local planning authority in consultation with the Highway Authority.

Reason: To minimise the impact of construction works upon highway safety and to show how deliveries, weight and size of HGVs will negotiate what is a narrow access lane in the interests of highway safety in accordance with Policy CS12 of the Dacorum Core Strategy September 2013. The details are required before commencement of development to ensure that a plan is in place and approved before traffic movements in connection with demolition works takes place.

9

No demolition or roof stripping shall take place unless the local planning authority has been provided with:

a) an updated survey based on the methodology contained in the recommendations in the approved ecological report (Cherryfield ecology 19/04/2018)
b) if bats or their roosts are found, a copy of the licence issued by [the relevant licensing body] pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2017 authorising the specified activity/development to go ahead.

All required compensatory measures must be fully installed before first occupation of the development and the measures thereafter retained.

Reason: To ensure that appropriate provision is made for the protection of bats in accordance with Policies of the Development Plan and EU Directives.

10

The development shall not be occupied until a scheme has been submitted to and approved in writing by the local planning authority for the provision of a fire hydrant(s) to serve the development and the approved scheme of fire hydrant(s) has been installed.

Reason:  In the interests of the safety of the occupants of the development.

11

Visibility splays of not less than 2.4 m x 25 m shall be provided to each side of the accesses where they meet the highway before any part of the development hereby permitted is first brought into use, and they shall thereafter be maintained, in both directions from the crossover, within which there shall be no obstruction to visibility between a height of 0.6 m and 2.0 m above the carriageway. 

Reason:  In the interests of highway safety in accordance with Policy CS12 of the Dacorum Core Strategy September 2013 and saved Policy 54 of the Dacorum Borough local Plan 1991-2011.

12

The development shall not be occupied until the car parking areas have been laid out, constructed and surfaced. The car parking and turning areas so provided shall be maintained as a permanent ancillary to the development and shall be used for no other purpose at any time.

Reason: To ensure that adequate parking is provided at all times so that the development does not prejudice the free flow of traffic or the conditions of general safety along the adjacent lane, or the amenities and convenience of existing local residents and businesses in accordance with Policy 58 of the Adopted DBLP 1991-2011.

13

The windows at first floor level in the north east and south west elevations of the development hereby permitted shall be permanently fixed shut and fitted with obscured glass.

Reason:  In the interests of the amenity of adjoining residents in compliance with Policy CS12 of the Dacorum Core Strategy September 2013.

14

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (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, C and E

                        Part 2 Class A

                        Part 14 Class A

Reason:  To enable the local planning authority to retain control over the development in the interests of the openness of the Green Belt and the character and appearance of the rural area and because rooflights, dormer windows and solar panels could undermine the settled 'barn-like' appearance of the development.

15

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

PRJ-18-003-001

PRJ-18-003-002 rev B

PRJ-18-003-100

PRJ-18-003-101

13-4811-01 received 10/09/18

001-002

001-001 rev 1

Reigate Security Plan

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

Article 35 Statement

Planning permission has been granted for this proposal. The Council acted pro-actively through positive engagement with the applicant during the pre-application process and during the determination stage which led 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:

The Byway Open to All Traffic BOAT Great Gaddesden 058 as shown on the Definitive Map of Public Rights of Way should remain unobstructed by vehicles, machinery, materials, tools and any other aspects of the construction during works. The safety of the public using the route and any other routes to be used by construction traffic should be a paramount concern during works, safe passage past the site should be maintained at all times. The condition of the route should not deteriorate as a result of these works. Any adverse effects to the surface from traffic, machinery or materials (especially overspills of cement & concrete) should be made good by the applicant to the satisfaction of this Authority. All materials should be removed at the end of the construction and not left on the Highway or Highway verges. If the above conditions cannot reasonably be achieved then a Temporary Traffic Regulation Order would be required to close the affected route and divert users for any periods necessary to allow works to proceed. A fee would be payable to Hertfordshire County Council for such an order. Further information on the rights of way network is available via the website. Please contact Rights of Way, Hertfordshire County Council on 0300 123 4047 for further information in relation to the works that are required along the route including any permissions that may be needed to carry out the works. https://www.hertfordshire.gov.uk/services/recycling-waste-and-environment/countryside-access/rights-of-way/rights-of-way.aspx#DynamicJumpMenuManager_1_Anchor_8