20/00509/FULM 3 Rhodes Way
Decision Maker: Development Management Committee
Decision status: Recommendations Approved
Is Key decision?: No
Is subject to call in?: No
Erection of replacement commercial laundry
(Use Class B1C) with associated office and ancillary
The Chair introduced the item to the committee and invited the Principal Planning Officer (AR) to present her report.
The Chair thanked the Principal Planning Officer for her report and invited comments from the committee.
As there were no comments, the Chair then proposed a vote that planning permission be approved, subject to the conditions in Section 8 of the officer’s report and the additional conditions in the update sheet.
In accordance with Standing Committee Procedure Rules, paragraph 4.2, Councillor Jeffree requested that it be recorded in the minutes how members cast their votes.
Those members voting for the motion:
Councillors Bell, Collett, Jeffree, Johnson, Mills, Pattinson, Sharpe, Smith and Watkin.
Those members voting against the motion:
The motion was declared to be CARRIED unanimously.
That planning permission be granted, subject to the following conditions:
1. Time Limit
The development to which this permission relates shall be begun within a period of three years commencing on the date of this permission.
2. Drawing numbers
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:
18019-TP-008 Rev A
18019-TP-010 Rev A
18019-TP-011 Rev A
18019- Materials finishes
18019-SK-025 Rev B
The external surfaces of the development shall be finished in the materials as specified on approved drawings and in document ‘18019- Materials finishes’ unless otherwise agreed in writing by the Local Planning Authority.
4. Highways Condition 1- Construction Management Plan
Prior to the commencement of the site works the applicant shall submit a construction management plan setting out details of any demolition works, removal of materials from site, parking for all contractors, sub-contractors, visitors and delivery vehicles and storage of materials to be approved in writing by the Local Planning Authority in consultation with the Highway Authority and those measures approved shall be maintained available for use at all times during the period of site works.
5. Highways Condition 2- Travel Plan
Three Months prior to full use of the permitted development, a detailed Travel Plan for the site, based upon the Hertfordshire County Council document “Hertfordshire Travel Plan Guidance” and applicant’s framework Travel Plan, shall be submitted and approved in writing by the local planning authority in consultation with the Highway Authority. The approved Travel Plan shall always be implemented.
6. EA Condition 1 – Remediation
No development approved by this planning permission 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 site investigation scheme, based on (the submitted report: Phase 1 Contamination Assessment (MLM, reference: 777853-MLM-ZZ-XX-RP-J-0001, 08/07/2019) to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off-site.
2. The results of the site investigation and the detailed risk assessment referred to in (1) 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.
3. 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 (2) 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.
7. EA Condition 2 – Verification
Prior to any part of the permitted development being brought into use, 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.
8. EA Condition 3 – Monitoring and maintenance
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.
9. EA Condition 4 – Unexpected contamination
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.
10. EA Condition 5 – Drainage systems
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.
11. EA Condition 6 – Piling
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.
12. EA Condition 7 – Boreholes
A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be submitted to and approved in writing bythe 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.
13. EH Contamination 1 – Remediation
Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:
i) A site investigation scheme, based on the Phase 1 Contamination Assessment prepared by MLM Consulting Engineers Limited (Report ref. 777853-MLM-ZZ-XX-RP-J-0001), to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. This should include an assessment of the potential risks to: human health, property (existing or proposed) including buildings, crops, pests, woodland and service lines and pipes, adjoining land, ground waters and surface waters, ecological systems, archaeological sites and ancient monuments.
ii) The site investigation results and the detailed risk assessment (ii) 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.
iii) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (ii) 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 express consent of the local planning authority. The scheme shall be implemented as approved.
14. EH Contamination 2- Verification
Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented. The above must be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.
15. EH Contamination 3- Reporting of Unexpected Contamination
In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 1, which is subject to the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 1.
Noise emitted from operations within the site, measured as a Rating Level in accordance with BS4142 'Method for rating industrial noise affecting mixed residential and industrial areas' at the boundaries of the nearby residential premises, shall not exceed the background LA90 noise level that would otherwise prevail in the absence of noise from the site by more than 5dB(A).
17. Cycle storage
Prior to occupation of the new development, secure and weatherproof cycle storage shall be installed in the site in accordance with approved drawing 18019-TP-005.
18. No part of the development shall be occupied until a detailed soft landscaping scheme for the site, including details of an appropriate irrigation systems, and a landscape management and maintenance plan, has been submitted to and approved in writing by the Local Planning Authority. The detailed scheme shall be based upon the Landscape Proposals of the approved drawings. The approved soft landscaping scheme shall be carried out not later than the first available planting and seeding season after completion of 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.
19. Surface Water Drainage Assessment
The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Taylor Boyd Ltd reference 19380 Revision B dated July 2020, and the following mitigation measures:
1. Limiting the surface water run-off generated by the critical storm events so that it will not exceed the surface water run-off rate of 1 l/s during the 1 in 100 year event plus 40% 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 392 m3 (or such storage volume agreed with the LLFA).
3. Discharge of surface water from the private network to the Thames Water surface water sewer.
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.
20. Surface Water Drainage Scheme
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. Final detailed drainage layout including the precise locations of all SuDS features demonstrating how the site will be drained.
2. Detailed engineered drawings of all the proposed SuDS features including cross section drawings, their location, size, volume, depth and any inlet and outlet features including any connecting pipe runs.
3. Inclusion of silt traps for the protection of residual tanked elements.
4. Full, detailed network calculations for all storm events up to and including the 1 in 100 year + 40% climate change event including half drain down times.
5. Demonstrate robust SuDS management and treatment train and investigation into the use of above ground SuDS to minimise the use of proprietary surface water treatment products.
6. Indication of exceedance flow routes for extreme storms exceeding the 1 in 100 year + climate change event.
7. Final detailed management plan to include full details of rigorous maintenance needed, in addition to including arrangements for adoption and any other arrangements to secure the operation of the scheme throughout its lifetime.
IN907 Consideration of proposal in a positive and proactive manner
IN910 Building Regulations
IN912 Hours of Construction
Report author: Paul Baxter
Publication date: 08/09/2020
Date of decision: 02/09/2020
Decided at meeting: 02/09/2020 - Development Management Committee