Variation of Condition 2 (approved drawings) of planning permission 18/00409/FULM for the demolition of existing office building and erection of a mixed-use building of part 4, part 9 and part 14 storeys comprising 41 no. residential apartments and 1,800sqm of office space, with associated infrastructure including landscaping and basement car parking. Revised building configuration and elevations.

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

The Development Management Team Leader introduced the report explaining that the application proposed a variation of Condition 2 (approved drawings) of planning permission 18/00409/FULM for the demolition of the existing office building and erection of a mixed-use building of part 4, part 9 and part 14 storeys comprising 41 no. residential apartments and 1,800sqm of office space (Class B1a), with associated infrastructure including landscaping and basement car parking.

He advised that the main changes to the approved building would be an increase in the footprint of the building extending closer to the site boundaries, deletion of the small four storey building extension that had proven unfeasible to build (with this floor space incorporated into the main building), reconfiguration of the internal floor space of the office and the flats to provide improved, and more efficient layouts and amended fenestration to building elevations.  

The Chair moved the officer’s recommendation.

RESOLVED –

That planning permission be granted subject to the completion of a deed of variation to secure the planning obligations contained in the s.106 unilateral undertaking dated 5 June 2018 and the conditions listed below:

1.      The development to which this permission relates shall be begun before 18th October 2021.

2.      The development hereby permitted shall be carried out in accordance with the following approved drawings:-

            (PL)-E-001_01; (PL)-E002_01; (PL)-E-003_01; (PL)-E-004_01

            (PL)-P-0B0_01; (PL)-P-0G0_01; (PL)-P-001_01; (03)-P-002_01;

            (PL)-P-003_01; (PL)-P-004_01; (PL)-P-005_01; (PL)-P-006_01

            (PL)-S-001_01           

3.      No construction works shall commence until a detailed noise mitigation scheme for the proposed flats (to include acoustic glazing, acoustic trickle vents and mechanical purge ventilation), to protect the future occupiers from noise from rail traffic on the adjacent railway line and the plant and equipment associated with the adjacent Holiday Inn Express and Egale office building, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall achieve the internal noise levels for individual rooms as set out in British Standard 8233: 2014.

4.      No construction works shall commence until full details and samples of the materials to be used for the external surfaces of the building (including walls, roofs, windows, doors and balconies) have been submitted to and approved in writing by the Local Planning Authority.

5.      No construction works shall commence until details of the window reveals for the office glazing and the windows to the flats have been submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved materials.

6.      The development hereby permitted shall be carried out in accordance with the approved surface water drainage assessment carried out by JMP (ref. NW91602-FRA-01 dated July 2016) and the Technical Note (Ref. EWR001) by Elliottwood dated 5^th December 2018 (approved under ref. 18/01570/DISCON), unless otherwise agreed in writing by the Local Planning Authority.

            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 impact piling shall take place 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.  Any piling must be undertaken in accordance with the terms of the approved piling method statement.

8.      If, during development, contamination not previously identified is found to be present at the site then no further development shall be carried out until the developer has submitted to, and obtained written approval from, the Local Planning Authority for a remediation strategy detailing how this unsuspected contamination is to be dealt with. All works shall be carried out in accordance with the approved details.

9.      No part of the development shall be occupied until the refuse and recycling store to serve the development, as shown on the approved drawings, has been constructed and made available for use. This facility shall be retained as approved at all times.

10.No part of the development shall be occupied until a detailed soft landscaping scheme for all the land within the site 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.

11.No part of the development shall be occupied until a detailed hard landscaping scheme for all the land within the site, including details of all site boundary treatments, has been submitted to and approved in writing by the Local Planning Authority, and the works have been carried out in accordance with the approved details.

12.No part of the development shall be occupied until details for the secure and weatherproof storage of 58 cycles (41 for residents of the flats and 17 for occupiers of the office floorspace) have been submitted to and approved in writing by the Local Planning Authority, and the facilities have been provided as approved. These facilities shall be retained at all times.

13.The office floorspace shall not be occupied until a detailed Travel Plan, based upon the Hertfordshire County Council document 'Hertfordshire Green Travel Plan Guidance’, has been submitted to and approved in writing by the Local Planning.

14.No dwelling shall be occupied until details of a communal terrestrial television aerial(s) and satellite dish(es) have been submitted to and approved in writing by the Local Planning Authority.

15.For the avoidance of doubt, no communications development permitted by Class B or Class C of Part 16 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 shall be undertaken on the building.

16.No plant or equipment shall be sited on the external elevations of the building unless details of the plant or equipment have been submitted to and approved in writing by the Local Planning Authority. The details shall include size, appearance, siting and technical specifications relating to noise.

Informatives

1.         IN907 - Positive-proactive statement – GRANT

2.         IN914 - Section 106

3.         IN910 - Building Regulations

4.         IN912 - Hours of Construction

5.         IN913 - Community Infrastructure Levy Liability

6.         IN909 - Street Naming and Numbering

7.         IN915 - Highway Works - HCC agreement required