Proposed infill extensions between existing commercial buildings (in Class B2 and B8), to provide new business units and commercial floor space (flexible space in Class B1c, B2 and/or B8)

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 explaining that the application proposed infill extensions between existing commercial buildings (in Class B2 and B8), to provide new business units and commercial floor space (flexible space in Class B1c, B2 and/or B8), resulting in an increase in the total number of units from 21 to 37; erection of podium level with lift and stair access to provide 10 additional business units (Class B1a), and shared WC facilities above new car parking areas; revision of existing parking areas to provide for an increase in parking spaces from 43 to 76 spaces; and provision of new bin storage areas and landscaping works.

Attention was drawn to the update sheet which included two additional conditions following the removal of objections from Hertfordshire County Council as the Lead Local Flood Authority.

The Chair moved the officer’s recommendation subject to the addition of two further conditions.

RESOLVED –

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

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.         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:

            000 (001) Site Location Plan

            000 (002) Rev A Existing site plan

            000 (003) Rev A Existing elevations 1

            000 (004) Rev A Existing elevations 2

            000 (005) Rev Q Proposed site plan

            000 (006) Rev P Proposed first floor plan

            000 (007) Rev K Proposed elevations 1

            000 (008) Rev M Proposed elevations 2

            000 (009) Rev K Proposed elevations 3

            000 (010) Rev K Prospective views

            000 (011) Rev K Prospective 3D Views 1

            000 (012) Prospective 3D Views 2

            000 (013) Prospective 3D Views 3

            000 (014) Prospective 3D Views 4

            000 (015) Prospective 3D Views 5

            000 (016) Prospective 3D Views 6

            000 (017) Prospective 3D Views 7

            000 (018) Prospective 3D Views 8

            000 (019) Rev A Prospective 3D Views 9

            000 (020) Rev B Prospective 3D Views 10

3.         No work shall commence until a detailed tree and landscaping scheme for the site, including details of trees to the retained, trees to be removed and replacement planting, has been submitted to and approved in writing by the Local Planning Authority. The approved 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.

4.         No external facing materials shall be installed on any building of the development until full details and samples of all the materials to be used for the external surfaces of the buildings have been submitted to and approved in writing by the Local Planning Authority.

5.         Prior to occupation of the new development, secure and weatherproof cycle storage shall be installed in the site in accordance with approved drawing 000 (005) Rev Q.

6.         Prior to occupation of the new development, the car parking provision shall be installed in accordance with approved drawing           000 (005) Rev Q.

7.         Prior to occupation of the new development, a 2m high acoustic fence shall be installed on the east boundary of the site in accordance with approved drawing 000 (005) Rev Q.

8.         The first floor windows in the east side elevation of Block A (as shown in proposed elevation 8 of approved drawing 000 (008) Rev M) shall be installed and retained with obscure-glazing, and shall be non-opening other than in parts of the windows which are more than 1.7 metres above the floor of the room in which the window is installed.

9.         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 and where remediation is necessary a remediation scheme must be prepared 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.

10.       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 6 new infill units hereby approved (Units P1, P2, P3, P4, P5 and P6 on drawing number 000 (005) Rev Q) 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).

11.       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 10 podium units hereby approved shall only be used as uses within Classes B1(a) office, 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).

12.       The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Michael Barclay Partnership LLP (MBP), reference MBP-7335, dated July 2019. The scheme shall include 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 8.5 l/s during the 1 in 100 year event plus 40% for 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 286.5 m3 (or such storage volume agreed with the LLFA) of storage volume in the underground attenuation tank.

3.      Discharge of surface water from the private drainage network into the public Thames Water surface water sewer network.

            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.

13.       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 scheme shall subsequently be implemented in accordance with the approved details before the development is completed.

1.      Final, detailed modelling for up to and including the 1 in 100 year rainfall event including 40% for climate change allowance.

2.      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.

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

Informatives

IN907 Consideration of proposal in a positive and proactive manner

IN910 Building Regulations

IN912 Hours of Construction