Decision details

Decision details

19/00599/OUTM - 1-5 Faraday Close And 1-6 Greenhill Crescent

Decision Maker: Development Management Committee

Decision status: Recommendations Approved

Is Key decision?: No

Is subject to call in?: No

Purpose:

Outline planning permission (all matters reserved) for up to 8240m2 of commercial/industrial floorspace (B2/B8) with ancillary first floor office and associated parking and landscaping

Decisions:

The committee received the report of the Interim Head of Development Management, including the relevant planning history of the site.

 

The Principal Planning Officer (AR) introduced the report advising that the application sought outline planning permission (all matters reserved) for up to 8240m2 of commercial/industrial floor space with ancillary first floor office and associated parking and landscaping.

 

Attention was drawn to the update sheet which included notification of a response from local Lead Flood Authority, which included two additional conditions.

 

The Chair moved the officer’s recommendation.

 

RESOLVED –

 

That conditional outline planning permission be granted subject to the conditions listed below:

 

1.      Approval of the details of the following reserved matters shall be obtained from the Local Planning Authority before any development commences:

            (a) appearance; (b) access; (c) landscaping; (d) layout; (e) scale.

 

2.      Application(s) for approval of the 'reserved matters' must be made not later than the expiration of three years from the date of this permission. The development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last reserved matter to be approved.

           

3.      No development approved by this outline planning permission or approved reserved matters shall commence until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, 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:

·        all previous uses

·        potential contaminants associated with those uses

·        a conceptual model of the site indicating sources, pathways and receptors

·        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.

 

4.      Prior to any part of the permitted development being occupied, 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.

 

5.      The development hereby permitted shall not 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.

 

6.      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.

 

7.      No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the local planning authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.

 

8.      Piling, deep foundations or other intrusive groundworks (investigation boreholes/tunnel shafts/ground source heating and cooling systems) using penetrative methods shall not be carried out other than with the written consent of the local planning authority. The development shall be carried out in accordance with the approved details.

 

9.      A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be 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 any part of the permitted development.

 

10.No development shall commence until full details (in the form of scaled plans and / or written specifications) have been submitted to and approved in writing by the Local Planning Authority to illustrate the following:

                                 i.            Roads, footways.

                               ii.            Cycleways.

                             iii.            Foul and surface water drainage.

                             iv.            Visibility splays.

                               v.            Access arrangements.

                             vi.            Parking provision in accordance with adopted standard.

                           vii.            Loading areas

                         viii.            Turning areas.

 

11.No development shall commence until a Construction Traffic Management Plan 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 Traffic Management Plan 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.

 

12.At least 3 months prior to the first use of the approved development a detailed Framework Travel Plan for the site, based upon the Hertfordshire Council document ‘Hertfordshire’s Travel Plan Guidance’, shall be submitted and approved in writing by the Local Planning Authority. The approved Framework Travel Plan shall be implemented at all times.

 

13.Prior to the first use of the development hereby permitted the vehicular access shall be provided and thereafter retained at the position shown on the approved plan drawing number WBC-101-TP in accordance with the highway specification to be provided as part of reserved matters detailed design drawings. Arrangement shall be made for surface water drainage to be intercepted and disposed of separately so that it does not discharge from or onto the highway carriageway.

 

14.Prior to the first use of the development hereby permitted vehicular and pedestrian (and cyclist) access to and egress from the adjoining highway shall be limited to the access(es) shown on drawing number WBC-101-TP only. Any other access(es) or egresses shall be permanently closed, and the footway / highway verge shall be reinstated in accordance with a detailed scheme to be agreed with the Local Planning Authority, concurrently with the bringing into use of the new access.

 

15.Prior to commencement of the development, the applicant shall submit a Delivery and Servicing Plan to be submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority. The Delivery and Servicing 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.

 

16. Car parking provision for the development shall not exceed the maximum standards for development within Parking Zone 4 as set out in Appendix 2 of the Watford District Plan 2000, unless otherwise agreed in writing by the Local Planning Authority. No unit shall be occupied until the respective car parking spaces for the employees and visitors have been constructed, unless otherwise agreed in writing by the Local Planning Authority. These facilities shall be retained at all times and shall not be used for any other purpose.

           

17. No part of the development shall be occupied until details of the size, type, siting and finish of a cycle storage enclosure for the proposed development has been submitted to and approved in writing by the Local Planning Authority. The storage approved under this condition shall be installed and made available for use prior to the occupation of any part of the development and shall be retained at all times for cycle storage only and shall not be used for any other purpose.

 

18. No part of the development shall be occupied until details of the size, type, siting and finish of refuse and recycling storage enclosures for the development has been submitted to and approved in writing by the Local Planning Authority. The stores approved under this condition shall be installed and made available for use prior to the occupation of any part of the development and shall be retained at all times for refuse/recycling only and shall not be used for any other purpose.

 

19. 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 development shall only be used as uses within Classes B1(b) (research and development), B1(c) (light industrial), B2 (general industry) and B8 (storage and distribution) of the Town and Country Planning (Use Classes) Order 1987 (as amended).

 

20. The buildings shall not exceed two storeys in height.

    

21. The development shall not exceed 17 units with a total maximum gross external area of 8240m2.

 

22. No development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

A full detailed drainage design and surface water drainage assessment should include:
1. A drainage strategy which includes a commitment to providing appropriate SuDS in line with the non-statutory national standards, industry best practice and HCC Guidance for SuDS.
2. A detailed drainage plan including the location and provided volume of all SuDS features, pipe runs, cover and invert levels and discharge points. If areas are to be designated for informal flooding these should also be shown on a detailed site plan.
3. Provision of above-ground SuDS features in accordance with the SuDS hierarchy. If above-ground features are not proposed to be used, strong justification should be provided.
4. Confirmation of a build over agreement from Thames Water for the surface water sewers.
5. Detailed calculations of existing/proposed surface water storage volumes and flows with post development calculations and/or modelling in relation to surface water are to be carried out for all rainfall events up to and including the 1 in 100 year including an allowance for climate change.
6. Evidence that if the applicant is proposing to discharge to the local sewer network, they have confirmation from the relevant water company that they have the capacity to take the proposed volumes and run-off rates.
7. Discharge from the site should be restricted to the Greenfield runoff rates and volumes for the relevant rainfall events for the site. Strong technical justification will be needed if a different rate is to be used.
8. Demonstration of appropriate SuDS management and treatment.
9. An indicative maintenance plan detailing how the scheme shall be maintained and managed.

 

23. Upon completion of the drainage works, a management and maintenance plan for the SuDS features and drainage network must be submitted to and approved in writing by the Local Planning Authority.


The management and maintenance plan shall include:
1. Provision of a complete set of as built drawings including the final drainage layout for the site drainage network.
2. Maintenance and operational activities for the lifetime of the development.
3. Arrangements for adoption and any other measures to secure the operation of the scheme throughout its lifetime.

 

Informatives

1.      IN907 Consideration of proposal in a positive and proactive manner

2.      IN910 Building Regulations

3.      IN912 Hours of Construction

Report author: Alice Reade

Publication date: 19/12/2019

Date of decision: 16/12/2019

Decided at meeting: 16/12/2019 - Development Management Committee

Accompanying Documents:

 

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