The Development Management Manager delivered his report.

 

The Chair thanked the Development Management Manager and invited Ms Wakako Hirose to address the committee. 

 

Ms Hirose stated that this site was being developed by the landowner, an institutional pension fund, with a long term interest in the site.  Ms Hirose informed the committee that the existing buildings were outdated and no longer met current requirements and asserted that there was a pressing need for redevelopment and modernisation of the site. 

           

The planned buildings would provide quality industrial accommodation and have been designed to maximise the use of the site, and comply with current policy.  Additionally the proposed development would bring environmental and amenity benefits, being a significant upgrade from the existing buildings.  All the proposed buildings incorporated a range of energy efficient and sustainability measures, such as PV panels and roof lights to improve natural light. 

 

Ms Hirose went on to inform the committee that there would be 10% of the parking bays provided with EV charging points with the passive provision for additional charging points in the future.  There would be enhanced landscaping to improve the visual amenity of the site.  All technical assessments were in place to minimise environmental impacts of the development.

           

Ms Hirose concluded by noting that the application had received the officer’s recommendation and she said the she hoped the committee would grant the application. 

 

The Chair commented that the application was completely policy compliant and passed the matter over to the committee for debate. 

 

In response to a question about the amount of EV charging points, the Development Management Manager explained that there were ten charging points, each serving two cars, so the provision was for 20 spaces out of 109 spaces.  It was noted that there was no current policy to require EV charging points, although one was included in the emerging local plan.  Comment was also made that there was also passive provision for up to 50 spaces to have an EV point installed. 

 

The Chair then moved 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, planning permission be granted subject to the conditions listed in Section 8 of the officer’s report. 

             

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, planning permission be granted subject to the conditions listed in Section 8 of the officer’s report.

 

Section 106 Heads of Terms

 

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

 

 

Conditions

             

1. Time limit

 

The development to which this permission relates shall be begun within a period of 3 years commencing on the date of this permission.

           

 

2. Approved drawings and documents

 

The development hereby permitted shall be carried out in accordance with the following approved drawings and documents:

 

-       Drawing Number: 36698_T. Rev: 0

-       Drawing Number: 36698_01_E. Rev: 0

-       Drawing Number: 36698_02_E. Rev: 0

-       Drawing Number: 36698_03_E. Rev: 0

-       Drawing Number: 36698_04_E. Rev: 0

-       Drawing Number: 36698_05_E. Rev: 0

-       Drawing Number: 2009 DLA L 01. Rev: P03

-       Drawing Number: 2009 DLA L 04. Rev: P05

-       Drawing Number: 2009 DLA L 05. Rev: P02

-       Drawing Number: 2009 DLA L 06. Rev: P01

-       Drawing Number: 2009 DLA L 07. Rev: P01

-       Drawing Number: 20008- TP-001. Rev: -

-       Drawing Number: 20008- TP-002. Rev: -

-       Drawing Number: 20008- TP-003. Rev: B

-       Drawing Number: 20008- TP-004. Rev: -

-       Drawing Number: 20008- TP-005. Rev: -

-       Drawing Number: 20008- TP-006. Rev: -

-       Drawing Number: 20008- TP-007. Rev: -

-       Drawing Number: 20008- TP-008. Rev: -

-       Drawing Number: 20008- TP-009. Rev: -

-       Drawing Number: 20008- TP-010. Rev: -

-       Drawing Number: 20008- TP-011. Rev: -

-       Drawing Number: 20008- TP-013. Rev: -

-       Drawing Number: 20008- TP-014. Rev: -

-       Drawing Number: 20008- TP-015. Rev: -

-       Drawing Number: 20008- TP-016. Rev: -

-       Drawing Number: 20008- TP-017. Rev: -

-       Drawing Number: 20008- TP-018. Rev: -

-       Drawing Number: 20008- TP-019. Rev: A

-       Drawing Number: 20008- TP-020. Rev: -

-       Drawing Number: 20008- TP-021. Rev: A

-       Drawing Number: 20008- TP-022. Rev: -

-       Drawing Number: 20008- TP-023. Rev: -

-       Drawing Number: 20008- TP-024. Rev: -

-       Transport Statement. Drafted by: David Tucker Associates. Ref: SKP/RT 22331. Dated: 18^th June 2021

-       Response to HCC Consultation – Trip Generation. Drafted By David Tucker Associates Ref: SKP/22331-04. Dated 29 July 2021

-       Framework Travel Plan. Drafted by: David Tucker Associates. Ref: SKP/22331-04. Dated: 18th June 2021

-       Preliminary Investigation Report. Drafted by: Ian Farmer Associates. Dated: September 2020

-       Remediation & Verification Strategy. Drafted by: Gyoury Self Partnership. Dated: 21 June 2021

-       Geo-Environmental Assessment. Drafted by: Delta Simons. Dated: April 2021

-       Ground Gas Monitoring Assessment. Drafted by: Delta Simons. Dated: August 2021. 

-       Energy Efficiency and Sustainable Development Report. Drafted by: Synergy Building Services. Dated: 18th June 2021

-       Flood Risk Assessment. Drafted by: BWB. Ref: CWW-BWB-ZZ-XX-RP-YE-0001_FRA

-       Sustainable Drainage Assessment. Drafted by: BWB. Ref: CWW-BWB-ZZ-XX-RP-CD-0001_SDS

-       Landscape Management and Implementation Plan. Drafted by: Davies Landscape Architects. Ref: DLA-2009-LMP-01-RevP02. Dated: May 2021

-       Tree Survey and Constraints Plan. Drafted by: Davies Landscape Architects. Ref: DLA-2009-ARB-RPT-01-RevP02. Dated: May 2021

-       Assessment of Noise Impact. Drafted by: Sharps Acoustics. Dated: 18th June 2021

-       Additional Noise Data. Drafted by: Sharps Acoustics. Dated: 3^rd September 2021

-       Daylight and Sunlight Report. Drafted by: Right of Light Consulting. Dated: 18th June 2021

 

3. Land affected by contamination

 

Following demolition and necessary site clearance and prior to commencement of development approved by this planning permission a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall be submitted to and approved, in writing, by the Local Planning Authority:

 

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 express written consent of the local planning authority. The scheme shall be implemented as approved.

 

4. Verification Report

 

No occupation of any part of the permitted development shall take place until a verification report demonstrating 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. Long Term Monitoring and Maintenance Plan for Groundwater

 

 No development shall take place, with the exception of demolition works and necessary site clearance, until a long-term 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. Any necessary contingency measures shall be carried out in accordance with the details in the approved reports. On completion of the monitoring specified in the plan a final report demonstrating that all long-term remediation works have been carried out and confirming that remedial targets have been achieved shall be submitted to and approved in writing by the Local Planning Authority.

 

6. Unidentified 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 the developer has submitted a remediation strategy to the local planning authority detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

 

7. Borehole Management

 

No development shall take place, with the exception of demolition works and necessary site clearance 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 any part of the permitted development.

 

8. Piling

 

No piling, deep foundations and other intrusive groundworks using penetrative measures shall be carried out unless a detailed method statement has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

9. Infiltration of Surface Water onto the Ground

 

                  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.

 

10. Reinstatement of Footway

 

Prior to the first occupation of the development hereby permitted the vehicular and pedestrian (and cyclist) access to, and egress from, the adjoining public highway shall be limited to the accesses shown on approved drawing number: 20008- TP-003. Rev: B only. All other accesses or egresses shall be permanently closed, and the footway / kerb / highway verge shall be reinstated in accordance with a detailed scheme to be approved in writing by the Local Planning Authority.

 

11. Parking Spaces

 

The development hereby approved shall not be occupied until the new on-site car parking spaces and manoeuvring areas have been constructed and laid out in accordance with approved drawing number: 20008- TP-003. Rev: B (or any subsequent drawing submitted to and approved in writing by the Local Planning Authority). The vehicular access and onsite car parking spaces and manoeuvring areas shall be retained at all times thereafter unless otherwise agreed in writing by the Local Planning Authority.

 

12. Refuse and Cycle Stores

 

The development hereby approved shall not be occupied until refuse, recycling and cycle storage has been provided in accordance with approved drawing numbers: 20008- TP-020. Rev: - and 20008- TP-021. Rev: A. The storage facilities shall be retained at all times thereafter.

 

13. Use classes B2, B8 or E(g) only

 

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 for purposes within Classes B2, B8 or E(g)(ii) and (iii) of the Town and Country Planning (Use Classes) Order 1987 (as amended), unless otherwise agreed in writing by the Local Planning Authority.

 

Informatives

 

1.                     IN907 – Positive and proactive statement

2.                     IN909 – Street naming and numbering

3.                     IN910 – Building Regulations

4.                     IN911 – Party Wall Act

5.                     IN912 – Hours of Construction