Demolition of existing office and storage building and erection of new office and storage building with associated car parking and landscaping.

The committee received the report of the Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

 

The Principal Planning Officer (CO) introduced the report explaining that the application proposed the demolition of the existing office and storage building and erection of a new office and storage building with associated car parking and landscaping.

 

In the absence of any speakers or comments from the committee, the Chair moved the officer’s recommendation.

 

RESOLVED –

 

That, pursuant to a planning obligation under s.106 of the Town and Country Planning Act 1990 having been completed to secure the following Heads of Terms, conditional planning permission be granted subject to the conditions listed below:

 

Section 106 Heads of Terms

 

i)                    To require the implementation of the submitted Travel Plan.

ii)                  To require the submission and implementation of a Car Parking Management Plan.

iii)                To secure a financial payment to Hertfordshire County Council of £6,000 for the long term monitoring of the proposed Travel Plan and Car Parking Management Plan for the site.

 

Conditions

 

1.         The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.

 

2.         Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended), and any subsequent legislation that amends or supersedes this Order, the floorspace hereby approved shall only be used as an office and warehouse within Classes B1 and B8 of the Town and Country Planning (Use Classes) Order 1987 (as amended) as shown on the approved plans.

 

3.         All the external surfaces of the development shall be finished in the materials shown on the approved plans. Details of any alternative materials shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development and the development shall only be carried out in accordance with any alternative details approved by this Condition.

 

4.         The approved landscaping scheme shown in document references PJC-0692-002 Rev B; PJC-0692-004 Rev A; PJC-0692-005 Rev A; PJC-0692-006; and  PJC-0692-007 Rev A  (or any alternative documents and plans submitted to and approved in writing by the Local Planning Authority) shall be carried out not later than the first available planting and seeding season after completion of the development. Any trees or plants whether new or existing which within a period of five years die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, or in accordance with details approved by the Local Planning Authority.

 

5.         The approved tree protection measures shown in the Arboricultural Method Statement dated 11^th October 2017 carried out by PJC Consultancy shall be implemented for the duration of the construction work, unless otherwise agreed in writing by the Local Planning Authority.

 

6.         The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Drainage Strategy and SuDS Statement prepared by Elliott Wood Partnership Ltd, job number 2170244, revision P2, dated October 2017 and the approved drainage layout, drawing reference 2170244-EW-00-L00-DR-C-1000, revision P2, dated 7th February 2018 and the following mitigation measures:

 

1.      Limiting the surface water run-off generated by the critical storm events to 22.8 l/s for the 1 in 1 year event, 57.5 l/s for the 1 in 30 year event and 96.0 l/s for the 1 in 100 year event including 20% for climate change allowance, so that it will not exceed the surface water run-off during the 1 in 100 year event plus 20% of climate change event.

 

2.      Providing storage 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 providing a minimum of 130 m3 (or such storage volume agreed with the LLFA) of storage volume in underground attenuation tank and additional storage provided in lined permeable paving.

 

3.      Discharge of surface water from the private network into the Ordinary Watercourse crossing the site.

 

            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.

 

7.         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, 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.

 

1.      Detailed assessment of the Ordinary Watercourse crossing the site including CCTV survey to justify any additional maintenance and repair works needed prior implementation of the approved drainage scheme. If discharge to the Ordinary Watercourse of the surface water run-off generated from the site will not be feasible then an alternative discharge technique to a local surface water sewer should be implemented and confirmation from the relevant water company should be provided.

 

2.      An updated drainage layout with identified informal flooding areas within the development site, showing the extent and depth of the flooding and under what rainfall event the flooding will occur.

 

3.      Detailed engineered drawings of the proposed SuDS features including cross section drawings, their size, volume, depth and any inlet and outlet features including any connecting pipe runs.

 

4.      Final detailed management plan to include arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.

 

8.         No development shall commence 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.

 

            The development shall only be carried out in accordance with the programme of archaeological works set out in the approved Written Scheme of Investigation.

 

9.         The building shall not be occupied until the archaeological site investigation and post investigation assessment has been completed in accordance with the programme set out in the Archaeological Written Scheme of Investigation approved under Condition 7 and the provision made for analysis and publication where appropriate.

 

10.       The building shall not be occupied until a Servicing and Delivery Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall contain the delivery and servicing requirements (including refuse collection) for the proposed uses, a scheme for coordinating deliveries and servicing for the proposed development, areas within the development site that will be used for loading and manoeuvring of delivery and servicing vehicles, and access to / from the site for delivery and servicing vehicles.

 

11.       No development shall commence until a remediation strategy to deal with the risks associated with contamination of the site has been submitted to, and approved in writing by, the Local Planning Authority. This strategy will include the following components:

 

1.      A preliminary risk assessment which has identified:

a.      all previous uses;

b.      potential contaminants associated with those uses;

c.       a conceptual model of the site indicating sources, pathways and receptors;

d.      and potentially unacceptable risks arising from contamination at the site.

 

2.      A site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

 

3.      The results of the site investigation and the detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

 

4.      A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

 

            Any changes to these components require the written consent of the local planning authority. The scheme shall be implemented as approved.

 

12.       The building hereby approved shall not be occupied until a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

13.       No development shall commence until a monitoring and maintenance plan in respect of contamination, including a timetable of monitoring and submission of reports to the Local Planning Authority, has been submitted to, and approved in writing by, the Local Planning Authority. Reports as specified in the approved plan, including details of any necessary contingency action arising from the monitoring, shall be submitted to, and approved in writing by, the Local Planning Authority.

 

14.       If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be implemented as approved.

 

15.       No infiltration of surface water drainage into the ground shall take place other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approved details.

 

16.       No piling or any other foundation designs using penetrative methods shall be carried out until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority. The piling method statement must also demonstrate that there will be no resultant unacceptable risk to groundwater. Any piling must be undertaken in accordance with the approved piling method statement.

 

17.       The building hereby approved shall not be occupied until a scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes has been submitted to and approved in writing by the local planning authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme as approved shall be implemented prior to the occupation of the building.

 

18.       The development shall be carried out in accordance with the following drawings, unless otherwise approved in writing by the Local Planning Authority. The following drawings are hereby approved: PP-012; PP-100; PP-110; PP-120; PP-130; PP-210; PP-212; PP-220; PP-221; PP-230; PP-235; PP-240; PP-241; PP-300; PP-350; PJC-0692-002 Rev B; PJC-0692-004 Rev A; and PJC-0692-007 Rev A.

 

Informatives

 

1.         You are advised of the need to comply with the provisions of The Control of Pollution Act 1974, The Health & Safety at Work Act 1974, The Clean Air Act 1993 and The Environmental Protection Act 1990.

 

            In order to minimise impact of noise, any works associated with the development which are audible at the site boundary should be restricted to the following hours:

 

·         Monday to Friday 8am to 6pm

·         Saturdays 8am to 1pm

·         Noisy work is prohibited on Sundays and bank holidays

 

            Instructions should be given to ensure that vehicles and plant entering and leaving the site comply with the stated hours of work.

 

            Further details for both the applicant and those potentially affected by construction noise can be found on the council’s website at:

            https://www.watford.gov.uk/info/20010/your_environment/188/neighbour_complaints_%E2%80%93_construction_noise.

 

2.         The Local Planning Authority has been positive and proactive in its consideration of this planning application, in line with the requirements of the National Planning Policy Framework and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015. The Local Planning Authority suggested modifications to the development during the course of the application and the applicant submitted amendments which result in a form of development that maintains/improves the economic, social and environmental conditions of the District.

 

3.         It is an offence to take or disturb the breeding or resting location of protected species, and precautionary measures should be taken to avoid harm where appropriate. If protected species, or evidence of them, is discovered during the course of any development, works should stop immediately and advice sought as to how to proceed. This may be obtained from: Natural England: 0300 060 3900; the UK Bat Helpline: 0845 1300228 or Herts & Middlesex Bat Group: www.hmbg.org.uk ; Herts & Middlesex Badger Group; Hertfordshire Amphibian and Reptile Group, or a suitably qualified ecological consultant.

 

            Badgers are protected under the Wildlife and Countryside Act 1981 (as amended) and the Protection of Badgers Act 1992, which makes it an offence to:

 

•          Wilfully kill, injure or take a badger, or to attempt to do so;

•          Cruelly ill-treat a badger; or

•          Intentionally or recklessly interfere with a badger sett.

 

            For birds, the removal of trees & shrubs should be avoided during the breeding season (March to September inclusive). If this is not possible then a search of the area should be made by a suitably experienced Ecologist and if active nests are found, then clearance must be delayed until the nesting period has finished.

 

            For reptiles and amphibians, stored materials (that might act as temporary resting places) are raised off the ground e.g. on pallets or batons; and any rubbish is cleared away to minimise the risk of animals using the piles for shelter. Caution should be taken when moving debris piles or building materials as any sheltering animals could be impacted on.

 

            Trenches should have escape ramps to provide an escape opportunity for any animals that may have become trapped.

 

4.         All works required to be undertaken on the highway network will require an Agreement with the Highway Authority. Before commencing the development the applicant shall contact HCC Highways Development Management, County Hall, Pegs Lane, Hertford, SG13 8DN to obtain their permission and requirements. This is to ensure any work undertaken in the highway is constructed in accordance with the Highway Authority's specification and by a contractor who is authorised to work in the public highway.