Agenda item

Hybrid planning application for the development of a mixed-use health campus accessed from the approved Access Road comprising:

1. Outline element for the construction of new hospital/healthcare accommodation, together with business, retail, office, food and drink, hotel, and leisure uses, and up to 681 new dwellings, safeguarding of land for the expansion of Laurence Haines primary school, new public spaces, play space and landscaping, associated car parking, access roads, footways and cycleways.

2. Detailed element (business area south) for the construction of three industrial business units together with associated vehicle and cycle parking, site landscaping and the creation of a new wildlife area

The Committee received a report of the Development Management Section Head including the relevant planning history of the site and details of five letters of objection. 

 

Mr Matt Taylor, a Senior Planning Consultant from Aitchison Raffety, introduced the application and noted requirements of the National Planning Policy Framework (NPPF) which encouraged growth in housing provision and the National Planning Practice Guidance (NPPG) which advised that the development make a competent return of between 17.5% and 20% profit on Gross Development Value (GDV).  He noted that a viability assessment had been produced and that an independent report had considered this assessment and concluded that the development could provide a total of financial contributions up to a maximum of £4m and that contributions at this level would provide the Applicant with a profit level of 15% on GDV. He advised that the developer would also provide 35% affordable housing on the application site.

 

Mr Taylor also drew the Committee’s attention to the Update Sheet regarding the representations received from the Environment Agency and Thames Water and the proposed amendment to Condition 4 in Annex A.

 

The Committee then discussed the application.

 

Councillor Bell raised questions in respect of the two options for school provision on the site.  He noted that Hertfordshire County Council would prefer to use the Farm Terrace Allotment area for a new school but if this were not viable, then a part of the land attached to Laurance Haines School could be utilised for the purpose. 

 

The Head of Democracy and Governance agreed that County Council had suggested the allotment site as a potential location for the new school but advised that considerable investigation would be required in order to determine whether this was feasible. 

 

Under the Heads of Terms for the Section 106 planning obligation, as an alternative to the allotment site, two areas of land would be reserved for the extension of Laurance Haines School: a section at the Harwoods Road Adventure Playground and other land adjacent to the existing school.  If it were to be concluded that these areas of land were required, the County Council would be required to give notice to the Borough Council to that effect by 31 March 2016.  The transfer of the land would need to be effected within a period of five years.  In the event of notice not having been served by the above date, the reservation of the two areas of land would cease. 

 

Councillor Bell asked whether the Section 106 provision of £4m towards infrastructure costs would be sufficient. 

 

Mr Taylor replied that it was necessary to use information available at the present time: the specified amount appeared to be adequate.  Responding to a further query he reiterated that 35% affordable housing would be provided. 

 

Councillor Derbyshire said that it was encouraging that significant efforts had been made to ensure that a school would be established on the site; he praised the co-operative work achieved between the County Council and Watford Borough Council.

 

Councillor Bashir drew attention to the reduction in funding from £6.2m to £4m and asked for further information relating to educational provision.

 

The Head of Democracy and Governance explained that the County Council had requested land for the expansion of Laurance Haines School.  She added that the County Council had indicated that approximately £1.1m would be directed to sustainable transport and the remainder used for Education, Libraries, Child Care and related costs; she stressed that once the s.106 contribution had been made, it was entirely a matter for the County Council to decide how this contribution would be used. 

 

Replying to the Chair, the Head of Democracy and Governance advised that provision had been included within the Heads of Terms of the planning obligation for two areas of land to be reserved for a period of time for the expansion of Laurance Haines Primary School. 

 

Responding to a suggestion from Councillor Bell that a third area of land could be sought for a primary school, the Head of Democracy and Governance said that this would be a matter for the County Council to pursue.  She added that a formal request had been made to consider either the Farm Terrace Allotment site or the two areas of land near Laurance Haines School but she was unaware of any consideration being given to other sites. 

 

The Chair asked for details regarding the proportion of open green space that would be provided for general use.

 

Mr Taylor replied that he was not aware of detailed figures regarding the amount of green space.  He pointed out that there would be a finite amount of space available: any increase would impact on other parts of the entire site and would have a ‘knock-on’ effect on the viability of the scheme.

 

The Chair stated the that in the interests of the quality of life for the residents it was essential adequate green space was provided and expressed his hope that this would be borne in mind when the detail of this aspect of the Section 106  agreement was being worked out .

 

RESOLVED –

 

(A)       That a planning obligation under s.106 of the Town and Country Planning Act 1990 be entered into on the following terms:

 

·        Upgrading of the traffic signal controller at Junction 5 of the M1;

·        Junction improvements at the Lower High Street/Dalton way junction;

·        Provision and implementation of a framework travel plan;

·        Implementation of a car parking management strategy;

·        Provision of financial contributions of £4,000,000 to the County Council in respect of the following: traffic calming measures on roads surrounding the site; enhancement of public transport infrastructure; the enhancement of bus services; the provision of education, childcare, youth and library facilities;

·        An affordable housing strategy for the delivery of 35% of the new dwellings as affordable housing and an affordable housing delivery strategy;

·        The removal of river structures within the River Colne and the side channel;

·        The provision of fire hydrants;

·        The retention of land for the possible expansion of Laurance Haines School.

 

(B)       That the planning permission be granted subject to conditions:

 

(i)         in respect of the outline element, as set out in Annex A; and

(ii)        in respect of the detailed element, as set out in Annex B.

 

Informatives

1.         This planning permission is accompanied by an agreement under Section 106 of the Town and Country Planning Act 1990 to secure financial payments towards the provision or improvement of childcare, education, youth facilities, library facilities and sustainable transport measures for the Borough of Watford; and the provision of any fire hydrants that are necessary to serve the development, in accordance with the provisions of Supplementary Planning Guidance 10 (SPG10), Policies L8 and H10 of the Watford District Plan 2000 and Policies T4, T5 and INF1 of the Watford Local Plan Core Strategy 2006-31. The planning obligation also includes provisions relating to the provision of 35% affordable housing and an affordable housing delivery strategy; traffic signal improvements at M1 J5; a package of transport measures including alterations to the Lower High Street/Dalton way junction; the implementation of a travel plan and the implementation of a car parking management strategy, the removal of river structures within the River Colne and the side channel; the provision of fire hydrants; and the retention of land for the possible expansion of Laurance Haines School.

 

2.         For the avoidance of doubt, site preparation works shall not include the removal of trees and shrubs from the site or works comprising the erection of site hoarding for security and safety reasons.

 

3.         All species of bat are European Protected Species. A licence is required in order to carry out any works that involve certain activities such as capturing the animals, disturbance, or damaging or destroying their resting or breeding places. Note that damage or destruction of a breeding site or resting place is an absolute offence and unless the offences can be avoided through avoidance (e.g. by timing the works appropriately), it should be licensed. In the first instance it is for the developer to decide whether a species licence will be needed. The developer may need to engage specialist advice in making this decision. A licence may be needed to carry out mitigation work as well as for impacts directly connected with a development.

 

ANNEX A

 

Watford Health Campus – 14/00511/OUTM

 

Hybrid planning application for the development of a mixed-use health campus

 

Schedule of conditions

 

Outline Element

               

Masterplan for each Development Area

1.         No reserved matters shall be submitted for any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a masterplan for the development area showing the following details has been submitted to and approved in writing by the Local Planning Authority:

 

(i)         Vehicle routes including access to parking areas, servicing of buildings, and emergency vehicles;

(ii)        Pedestrian and cycle routes;

(iii)       Maximum building footprints;

(iv)       Active building frontages;

(v)        Location and size of green open space and hard landscaped open space;

(vi)       Location and size of children’s play facilities;

(vii)      Linkages to adjoining development areas.

 

Phasing Plan for each Development Area

2.         No reserved matters shall be submitted for any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a phasing plan showing how the development within the relevant development area will be phased and implemented has been submitted to and approved in writing by the Local Planning Authority. The phasing plan shall delineate each separate phase of development and provide details of start and indicative completion dates. Phase boundaries shall be contiguous with each other. For the avoidance of doubt, the phasing plan for the Riverside development area shall include the creation of the Colne Island open space and Ebury Way Link as approved under planning permission ref. 13/00971/FULM. The development shall only be carried out in accordance with the approved phasing plan, unless otherwise agreed in writing by the Local Planning Authority.

 

Reserved Matters

3.         No development shall commence within any phase of development within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until details of the reserved matters of access, appearance, landscaping, layout and scale for the relevant phase have been submitted to and approved in writing by the Local Planning Authority. The development shall only be implemented in accordance with the approved details.

           

Time Limit

4.         Applications for approval of the reserved matters must be made not later than the expiration of fifteen years from the date of this permission.

           

Approved Drawings

5.         The reserved matters applications pursuant to this permission shall be made in accordance with the following approved drawings and substantially in accordance with the supporting documents:-

 

            Parameter Plan: Development Areas and Land Uses – drawing no. A10336D0010 rev.P3

            Parameter Plan: Pedestrian and Green Links – drawing no. A10336D0012 rev.P3

            Parameter Plan: Vehicular Access – drawing no. A10336D0013 rev.P3

            Parameter Plan: Maximum Building Heights – drawing no. A10336D0014 rev.P1

            Parameter Sections: East-West Sections – drawing no. A10336D0015 rev.P2

            Parameter Plan: North-South Sections West Side – drawing no. A10336D0016 rev.P2

 

Hours of Construction

6.         Construction of the development hereby permitted shall not take place before 8am or after 6pm Mondays to Fridays, before 8am or after 1pm on Saturdays and not at all on Sundays and Public Holidays, unless otherwise agreed in writing by the Local Planning Authority.

 

Construction Environmental Management Plan

7.         No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a Construction Environmental Management Plan (based upon the Environmental Management Plan dated 31^st March 2014 in the Environmental Statement) has been submitted to and approved in writing by the Local Planning Authority. This Plan shall include (but not exclusively) details of the operation of the Considerate Contractors Scheme; a contact procedure for complaints; the routing of construction vehicles; the management of deliveries to avoid peak times; the management of contractors parking; hours of noisy operation; hours for deliveries; air, noise and dust monitoring around the boundaries of site; the siting and demarcation of compounds within the site; the siting and type of fencing to protect all trees, hedges and habitats to be retained and all watercourses; safe access to site offices; and wheel washing facilities at all exits from the site. The Plan as approved shall be implemented throughout the period of works unless otherwise agreed in writing by the Local Planning Authority.

 

Land Contamination

8.         No development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a scheme that includes the following components to deal with the risks associated with contamination of the relevant development area has been 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 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.

 

9.         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 unsuspected contamination shall 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.       No occupation of any building within any phase of the development (or such other date or stage in development as may be agreed in writing with the Local Planning Authority) shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation has been 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.

 

Archaeological investigation

11.      (i)         No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until an Archaeological Written Scheme of Investigation for the relevant development area has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an assessment of archaeological significance and research questions and:

 

1.         the programme and methodology of site investigation and recording;

2.         the programme and methodology of site investigation and recording as suggested by the archaeological evaluation;

3.         the programme for post investigation assessment;

4.         provision to be made for analysis of the site investigation and recording;

5.         provision to be made for publication and dissemination of the analysis and records of the site investigation;

6.         provision to be made for archive deposition of the analysis and records of the site investigation;

7.         nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

 

(ii)        The development shall only be undertaken in accordance with the programme of archaeological works set out in the Written Scheme of Investigation approved under part (i).

 

(iii)       No occupation of any building within any development area shall take place until the site investigation and post investigation assessment have been completed in accordance with the programme set out in the Written Scheme of Investigation approved under part (i)and the provision made for analysis and publication where appropriate.

 

Site Waste Management Plan

12.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a Site Waste Management Plan (SWMP) (based upon the Design Stage SWMP dated 28^th March 2014 in the Environmental Statement) for all aspects of waste management during site preparation and construction has been submitted to and approved in writing to the Local Planning Authority. The development shall be undertaken in accordance with the agreed Plan unless otherwise agreed in writing by the Local Planning Authority.

 

Flood Risk

13.       No works of development shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a scheme to address flood risk has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be in accordance with the approved Flood Risk Assessment (FRA) prepared by AECOM dated March 2014. The scheme shall include the following mitigation measures detailed within the FRA:

 

1.         The surface water drainage scheme for the site shall be based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development. The drainage strategy shall demonstrate that the surface water run-off generated up to and including the 100 year critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. Details of how the scheme shall be maintained and managed after completion shall be included.

 

2.         Finished floor levels set no lower than the 1 in 1000 year flood event design level.

 

3.         Flood compensation works as determined by any buildings encroaching into the 100 year climate change design level.

 

4.         Resilience measures as indicated to direct flood flows away from buildings by land shaping.

 

5.         Providing safe dry access/egress to higher ground from any buildings within the 100 year climate change flood envelope.

 

Built Footprint within Floodplain

14.       No built footprint shall be constructed within the 100 year climate change baseline flood envelope with the Tributary flows and updated topographic survey data included (see drawing 60288684-INF-SK14 Rev 3.0 in Appendix 2 of the Flood Risk Assessment prepared by AECOM dated March 2014) until after the works to open up and improve the flow capacity of the Wiggenhall Tributary Ditch have been completed and the completion of these tributary works has been demonstrated in writing to and been approved in writing by the Local Planning Authority.

 

Bridge Design

15.       The design of any new bridge over a designated ‘main river’ watercourse shall be submitted to and approved in writing by the Local Planning Authority. The details shall demonstrate that the bridge is free-spanning over the watercourse with the abutments set back a minimum of one metre from the top of the riverbank on the landward side and with a soffit level in excess of the 100 year climate change level with an appropriate freeboard. Any new bridge shall only be constructed in accordance with the approved details.

 

Surface Water Drainage

16.       No infiltration of surface water drainage into the ground shall take place other than with the express approval in writing of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

 

Piling

17.       Piling or any other foundation designs using penetrative methods shall not take place other than with the express approval in writing of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

Non Native Invasive Species Strategy

18.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a detailed method statement for the removal or long-term management/control of Japanese Knotweed and Himalayan Balsam has been submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures that will be used to prevent the spread of Japanese Knotweed and Himalayan Balsam during any operations e.g. mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free from the seeds, roots or stems of any invasive plant covered under the Wildlife and Countryside Act 1981, as amended. Development shall only be carried out in accordance with the approved method statement.

 

Services Strategy

19.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a Services Strategy, setting out all existing services in the relevant development area to be removed or diverted and all new services to be provided, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved Strategy unless otherwise agreed in writing by the Local Planning Authority.

 

Sustainability Targets

20.       All non-residential units within the development hereby permitted shall be constructed to achieve a minimum rating of ‘Very Good’ in accordance with the relevant BREEAM standard for the proposed uses(s) (or the equivalent standard in such measure of sustainability for design which may replace that scheme).

 

            No development shall commence within any phase of development within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until an Interim (Design Stage) Certificate issued by or on behalf of the British Research Establishment to demonstrate that the shell and core design of the non-residential buildings or the non-residential elements of mixed-use buildings within the relevant phase will achieve a minimum BREEAM rating of ‘Very Good’ has been submitted to and approved in writing by the Local Planning Authority. This shall be supplemented by details of any measures that would need to be secured by the tenant fit out and a mechanism by which these will be secured. No non-residential unit shall be occupied until a Post-Completion Final Certificate to certify that the rating of ‘Very Good’ has been achieved has been submitted to and approved in writing by the Local Planning Authority.

 

21.       All residential units (Use Class C3) within the development hereby permitted shall be constructed to achieve a minimum of Code Level 4 in accordance with the Code for Sustainable Homes (or the equivalent standard in such measure of sustainability for house design which may replace that scheme).

 

(i)         No residential development shall commence within each phase of each development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a design stage interim certificate issued by or on behalf of the British Research Establishment to demonstrate how the residential dwellings within the relevant phase will achieve a minimum of Code Level 4 has been submitted to and approved in writing by the Local Planning Authority.

 

(ii)        No later than 4 months after the first occupation of each building, the Final Code Certificate certifying that a minimum of Code Level 4 has been achieved for each of the dwellings within the building shall be submitted for the approval in writing of the Local Planning Authority.

 

Tree and shrub removal

22.       No trees, scrub or hedges within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ shall be lopped, topped, felled, grubbed up or otherwise removed from the site between 1st March and 31st August in any year unless a suitably qualified ecologist has previously surveyed the trees, scrub or hedges and certified in writing to the Local Planning Authority that such works of removal will not harm nesting birds or any protected species.

 

Tree Protection Measures

23.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until the fencing to protect all trees, hedges and habitats to be retained and all watercourses as approved as part of the Construction Environmental Management Plan (Condition 7) has been erected on the site. No works shall take place within the protected areas until a method statement detailing the works to be undertaken and the methods to be used have been submitted to and approved in writing by the Local Planning Authority. Works within the protected areas shall only be undertaken in accordance with the approved method statement.

 

Existing and Proposed Ground Levels

24.       No development shall commence within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until details of the existing and proposed ground levels and the finished ground floor levels of all the buildings, roads and footpaths within the relevant development area have been submitted to and approved in writing by the Local Planning Authority. The development shall only be constructed in accordance with the approved details.

 

Soft Landscaping Scheme

25.       No building within any phase of development within any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ shall be occupied until the following details have been submitted to and approved in writing by the Local Planning Authority:

 

(i)         a landscape management plan for the long term maintenance of all soft landscaping and biodiversity measures within the site;

(ii)        a phasing plan for the implementation of the soft landscaping scheme.

 

            The soft landscaping scheme shall only be implemented in accordance with the approved details and shall be maintained in accordance with the approved management plan at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

External Lighting

26.       No development shall commence until full details of the siting, height, design and type of all external lighting and details of ground lux levels have been submitted to and approved in writing by the Local Planning Authority. The lighting shall be designed to minimise any light spillage towards the River Colne and to minimise any adverse impacts on wildlife. The external lighting shall only be installed in accordance with the approved details.

 

Access

27. No building within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ shall be occupied until all access measures approved as reserved matters have been completed in full for the relevant phase.

 

Car Parking Provision

28.       No development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until the following details have been submitted to and approved in writing by the Local Planning Authority:

 

(i)         the location and layout of car parking spaces including spaces for people with disabilities;

(ii)        the allocation of car parking spaces including spaces for visitors;

(iii)       details of on-site parking controls and charges;

(iv)       a management plan for the enforcement of parking controls and charges;

(v)        the provision and location of charging points for electric vehicles.

 

            No building shall be occupied within any phase until the approved car parking measures relevant to that phase have been provided in full, unless otherwise approved in writing by the Local Planning Authority. The spaces shall be retained at all times for the parking cars.

 

Cycle Parking Provision

29.       No development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until the following details have been submitted to and approved in writing by the Local Planning Authority:

 

(i)         the location and size of secure and weatherproof cycle stores for residential and non-residential use;

(ii)        the number of cycles to be accommodated in each store and the type of racking system to be used;

(iii)       the residential flats and non-residential floorspace respectively served by each store;

(iv)       the number, type and location of cycle stands for general public use.

 

            No building shall be occupied within any phase until the approved cycle parking measures relevant to that phase have been provided in full, unless otherwise approved in writing by the Local Planning Authority. The cycle stores shall be retained at all times for the parking of cycles and shall not be used for any other purpose.

           

Bin Storage Provision

30.       No development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until the following details have been submitted to and approved in writing by the Local Planning Authority:

 

(i)         the location and size of secure and weatherproof bin stores for residential and non-residential use;

(ii)        the number and size of bins for waste, dry recycling and green waste to be accommodated in each store;

(iii)       the residential flats and non-residential floorspace respectively served by each store;

(iv)       details of collection routes, collection points and any other collection arrangements, as appropriate, for the emptying of bins;

(iv)       details of access routes, turning and manoeuvring space for refuse vehicles.

 

            No building shall be occupied within any phase until the approved bin stores relevant to that phase have been provided in full, unless otherwise approved in writing by the Local Planning Authority. The bin stores shall be retained at all times for the storage of bins and shall not be used for any other purpose.

               

Plant and Equipment

31.       No plant or equipment shall be installed externally on any building or within any plant room or enclosure or within the site of any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until full details have been submitted to and approved in writing by the Local Planning Authority. These details shall include the type, size and design of the plant/equipment; its siting and height above ground level; measures to mitigate its visual impact; details of any noise or odours emitted by the plant/equipment; and measures to mitigate any impacts arising from noise or odours. All plant and equipment shall achieve a noise level of -10dB(A) compared to background noise levels as recorded in the Environmental Statement. The plant/equipment shall only be installed in accordance with the approved details and shall be retained as such at all times.

 

Maximum Floorspace and Use

32.       The maximum number of residential dwellings to be developed within the application site shall not exceed 681.

 

33.       The maximum number of residential dwellings within any development area shall not exceed the number shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’.

 

34.       The maximum total gross external floorspace to be developed within the application site shall not exceed 104,449m² and the maximum gross external floorspace by use shall not exceed the following amounts:

 

            Hospital (Class C2) - 25,960m²

            Offices/laboratories (Class B1(a) and B1(b)) - 3,685m²

            Retail/commercial (Classes A1-A5) - 5,620m²

            Residential (Class C3) - 55,988m²

            Hotel (Class C1) - 3,000m²

            Business/commercial (Classes B1(c), B2 and B8) - 8,477m²

            Leisure (Class D2) - 1,719m²

 

35.       The maximum gross external floorspace for each use within any development area shall not exceed the amount shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’. The floorspace within any development area shall only be used for the uses specified and shall not be used for any other purpose.

 

Design Standards

36.       All residential units (Use Class C3) within the development hereby permitted shall be designed in accordance with the standards and guidelines contained in the Council’s adopted Residential Design Guide 2014 (or any subsequent revision of this document), unless otherwise approved in writing by the Local Planning Authority.

 

Open Space and Children’s Play Facilities

37.       No development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until details of the public open space and children’s play facilities for the relevant area have been submitted to and approved in writing. The details shall include the following:

 

(i)         The location and size of public open space.

(ii)        Details of the fencing, seating, litter bins and landscaping of the public open space.

(iii)       The location and size of children’s play space.

(iv)       Details of the fencing, seating, litter bins, landscaping and play equipment for the children’s play areas.

 

            No buildings shall be occupied within each phase until the open space and children’s play facilities relevant to that phase have been provided in full in accordance with the approved details.

 

Biodiversity measures

38.       No works of development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until details of measures to enhance the biodiversity of the development area including the river corridor have been submitted to and approved in writing by the Local Planning Authority. The range of measures to be considered shall include green roofs, brown roofs, green walls, bird and bat boxes and habitat creation in addition to the planting of native species. The details shall also include a management plan for the maintenance of the approved measures, as well as for any green infrastructure assets that are being retained and protected. No dwelling or unit shall be occupied until the approved measures have been installed as approved, unless otherwise agreed in writing by the Local Planning Authority.

 

Travel Plan

39.       No unit shall be occupied within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until a detailed Travel Plan based upon the Framework Travel Plan (March 2014) has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall be operated as approved at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

Shopfronts

40.       No use of any unit within Classes A1, A2, A3, A4, A5 and D2 shall commence until details of the shopfront to the unit have been submitted to and approved in writing by the Local Planning Authority and the shopfront has been installed in accordance with the approved details.

 

Hours of Use

41.       No use of any unit within Classes A4 and A5 shall take place before 0800 hours or after 2330 hours on any day.

 

Construction of Access Road

42.       No dwelling or non-residential unit within any development area shall be occupied until the access road and bridge approved under planning permission ref. 13/00971/FULM have been completed in full.

 

Renewable Energy

43.       No development shall commence within any phase of any development area as shown on drawing no. A10336D0010 rev.P3 entitled ‘Parameter Plan: Development Areas and Land Uses’ until details of the low or zero carbon energy technologies to be used within the relevant phase have been submitted to and approved in writing by the Local Planning Authority. The details shall include the location, size and appearance any external plant and equipment. The technologies shall be installed as approved.

 

Internal Noise Levels

44.       No development shall commence on any residential unit until details of the measures to be used to achieve internal noise levels that do not exceed the guidance levels given for residential rooms in BS8233:2014 have been submitted to and approved in writing by the Local Planning Authority. These measures shall include wall construction, windows, glazing and ventilation. No residential unit shall be occupied until the approved measures have been installed.

 

Sewerage infrastructure improvements

45.       No discharge to the foul sewerage network from any of the buildings forming part of the development shall take place until a drainage strategy for the site has been submitted to and approved in writing by the Local Planning Authority. The strategy shall specify, for each development area, such works (including any on-site or off-site infrastructure provision) as may be necessary in order to provide the required capacity in the sewerage network for that development area. No building in any development area shall be occupied, nor shall there be any discharge to the sewerage network from any such building, until the works specified in the approved drainage strategy relating to that development area have been completed.

           

Floorspace of Class A units

46.       Of the retail/commercial floorspace referred to in Condition 34, not more than 2,125m² shall be contained within a single unit.

 

 

ANNEX B

 

Watford Health Campus – 14/00511/OUTM

 

Hybrid planning application for the development of a mixed-use health campus

 

Schedule of conditions

 

Detailed Element

Business Area South

 

The following conditions relate to the detailed element of the application for Business Zone South as shown on drawing no. 1567-TP-01.

 

Time Limit

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

           

Approved Drawings

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

 

            1567-TP-01, 02, 03, 04, 05

 

Hours of Construction

3.         Construction of the development hereby permitted shall not take place before 8am or after 6pm Mondays to Fridays, before 8am or after 1pm on Saturdays and not at all on Sundays and Public Holidays.

 

Construction Environmental Management Plan

4.         No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a Construction Environmental Management Plan (based upon the Environmental Management Plan dated 31^st March 2014 in the Environmental Statement) has been submitted to and approved in writing by the Local Planning Authority. This Plan shall include (but not exclusively) details of the operation of the Considerate Contractors Scheme; a contact procedure for complaints; the routing of construction vehicles; the management of deliveries to avoid peak times; the management of contractors parking; hours of noisy operation; hours for deliveries; air, noise and dust monitoring around the boundaries of site; the siting and demarcation of compounds within the site; the siting and type of fencing to protect all trees, hedges and habitats to be retained and all watercourses; safe access to site offices; and wheel washing facilities at all exits from the site. The Plan as approved shall be implemented throughout the period of works unless otherwise agreed in writing by the Local Planning Authority.

 

Land Contamination

5.         No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a scheme that includes the following components to deal with the risks associated with contamination of the site has been 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 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.

 

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 unsuspected contamination shall 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 occupation of any building (or such other date or stage in development as may be agreed in writing with the Local Planning Authority) shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation has been 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.

 

Archaeological investigation

8.         (i)        No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until an Archaeological Written Scheme of Investigation has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an assessment of archaeological significance and research questions and:

 

1.         the programme and methodology of site investigation and recording;

2.         the programme and methodology of site investigation and recording as suggested by the archaeological evaluation;

3.         the programme for post investigation assessment;

4.         provision to be made for analysis of the site investigation and recording;

5.         provision to be made for publication and dissemination of the analysis and records of the site investigation;

6.         provision to be made for archive deposition of the analysis and records of the site investigation;

7.         nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

 

(ii)        The demolition/development shall take place/commence in accordance with the programme of archaeological works set out in the Written Scheme of Investigation approved under condition6(i).

 

(iii)       The development shall not be occupied/used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under condition 8(i) and the provision made for analysis and publication where appropriate.

 

Site Waste Management Plan

9.         No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a Site Waste Management Plan (SWMP) (based upon the Design Stage SWMP dated 28^th March 2014 in the Environmental Statement) for all aspects of waste management during site preparation and construction has been submitted to and approved in writing to the Local Planning Authority. The development shall be undertaken in accordance with the agreed Plan unless otherwise agreed in writing by the Local Planning Authority.

 

Flood Risk

10.       No works of development shall commence until a scheme to address flood risk has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be in accordance with the approved Flood Risk Assessment (FRA) prepared by AECOM dated March 2014. The scheme shall include the following mitigation measures detailed within the FRA:

 

1.         The surface water drainage scheme for the site shall be based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development. The drainage strategy shall demonstrate that the surface water run-off generated up to and including the 100 year critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. Details of how the scheme shall be maintained and managed after completion shall be included.

 

2.         Finished floor levels set no lower than the 1 in 1000 year flood event design level.

 

3.         Flood compensation works as determined by any buildings encroaching into the 100 year climate change design level.

 

4.         Resilience measures as indicated to direct flood flows away from buildings by land shaping.

 

5.         Providing safe dry access/egress to higher ground from any buildings within the 100 year climate change flood envelope.

 

Built Footprint within Floodplain

11.       No built footprint shall be constructed within the 100 year climate change baseline flood envelope with the Tributary flows and updated topographic survey data included (see drawing 60288684-INF-SK14 Rev 3.0 in Appendix 2 of the Flood Risk Assessment prepared by AECOM dated March 2014) until after the works to open up and improve the flow capacity of the Wiggenhall Tributary Ditch have been completed. Completion of these tributary works must be demonstrated to and approved in writing by the Local Planning Authority.

 

Surface Water Drainage

12.       No infiltration of surface water drainage into the ground is permitted other than with the express approval in writing of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

 

Piling

13.       Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express approval in writing of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

 

Non Native Invasive Species Strategy

14.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a detailed method statement for the removal or long-term management/control of Japanese Knotweed and Himalayan Balsam has been submitted to and approved in writing by the Local Planning Authority. The method statement shall include proposed measures that will be used to prevent the spread of Japanese Knotweed and Himalayan Balsam during any operations e.g. mowing, strimming or soil movement. It shall also contain measures to ensure that any soils brought to the site are free of the seeds, roots or stems of any invasive plant covered under the Wildlife and Countryside Act 1981, as amended. Development shall only be carried out in accordance with the approved method statement.

 

Services Strategy

15.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until a Services Strategy, setting out all existing services on the site to be removed or diverted and all new services to be provided, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented accordance with the approved Strategy unless otherwise agreed in writing by the Local Planning Authority.

 

Sustainability Targets

16.       No development shall commence until an Interim (Design Stage) Certificate issued by or on behalf of the British Research Establishment has been submitted to the Local Planning Authority to demonstrate that the shell and core design of the buildings will achieve a minimum BREEAM rating of ‘Very Good’. This shall be supplemented by details of any measures that would need to be secured by the tenant fit out and a mechanism by which these will be secured. No unit shall be occupied until a Post-Completion Final Certificate to certify that the rating of ‘Very Good’ has been achieved has been submitted to and approved in writing by the Local Planning Authority.

 

Tree and shrub removal

17.       No trees, scrub or hedges on the site shall be lopped, topped, felled, grubbed up or otherwise removed from the site between 1st March and 31st August in any year unless a suitably qualified ecologist has previously surveyed the trees, scrub or hedges and certified in writing to the Local Planning Authority that such works of removal will not harm nesting birds or any protected species.

 

Tree Protection Measures

18.       No works of development comprising site preparation (including but not exclusively demolition of buildings and structures, ground works, ground remediation and service diversions) or construction shall commence until the fencing to protect all trees, hedges and habitats to be retained and all watercourses as approved as part of the Construction Environmental Management Plan (Condition 4) has been erected on the site. No works shall take place within the protected areas until a method statement detailing the works to be undertaken and the methods to be used have been submitted to and approved in writing by the Local Planning Authority. Works within the protected areas shall only be undertaken in accordance with the approved method statement.

 

Existing and Proposed Ground Levels

19.       No development shall commence until details of the existing and proposed ground levels across the site and the finished ground floor levels of all the buildings, roads and footpaths have been submitted to and approved in writing by the Local Planning Authority. The development shall only be constructed in accordance with the approved details.

 

External Materials

20.       No development shall commence until details of the materials to be used for all the external finishes of the buildings, including all external walls, roofs, doors and windows, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved materials.

 

Hard Landscaping Scheme

21.       No development shall commence until a hard landscaping scheme and details/samples of all materials to be used for all roads, footpaths, servicing areas and car parking areas have been submitted to and approved in writing by the Local Planning Authority. No part of the development shall be occupied until the approved hard landscaping scheme has been implemented and the works have been carried out as approved.

 

Fencing and Boundary Treatments

22.       No development shall commence until details of all means of enclosure and gates on the boundaries of the site and within the site have been submitted to and approved in writing by the Local Planning Authority. This shall include details of all retaining walls and structures within the site. No part of the development shall be occupied until the approved works have been carried out.

 

Soft Landscaping Scheme

23.       No development shall commence until a soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority. This shall include but not be limited to the following:

 

(i)         details of all existing trees, shrubs and hedges to be retained;

(ii)        details of all new tree, shrub, hedge and other planting proposed within the site;

(iii)       a schedule of planting including species, plant sizes and planting densities;

(iv)       measures to enhance the biodiversity and ecological value of the site;

(v)        a planting specification for all new planting;

(vi)       a landscape management plan for the long term management and maintenance of all soft landscaping and biodiversity measures within the site;

(vii)      a phasing plan for the implementation of the soft landscaping scheme.

 

            The soft landscaping scheme shall only be implemented in accordance with the approved details and shall be maintained in accordance with the approved management plan at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

Ecological Enhancement Works

24.       Prior to the commencement of the development hereby permitted a scheme to improve the biodiversity and habitat within the area shown on Plan 344-PA-061A shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include timescales for the implementation of the approved works and a future management strategy. The scheme shall then be implemented in accordance with the approved details unless otherwise agreed in writing by the local planning authority.

           

External Lighting

25.       No development shall commence until full details of the siting, height, design and type of all external lighting and details of ground lux levels have been submitted to and approved in writing by the Local Planning Authority. The lighting shall be designed to minimise any light spillage towards the River Colne and wildlife area and to minimise any adverse impacts on wildlife. The external lighting shall only be installed in accordance with the approved details.

 

New Access Junction

26.       No part of the development shall be occupied until the new access junction with the Access Road, as shown in principle on the approved drawings, has been completed in full.

 

Car Parking Provision and Servicing

27.       No part of the development shall be occupied until the car parking spaces, service yards and manoeuvring areas shown on the approved drawings have been laid out and constructed in full, unless otherwise approved in writing by the Local Planning Authority. The car parking spaces, service yards and manoeuvring areas shall be retained at all times and solely for these purposes.

 

Cycle Parking Provision

28.       No part of the development shall be occupied until details of the siting, size, design and external materials of cycle stores for each of the proposed units (or communal stores to be shared by units) have been submitted to and approved in writing by the Local Planning Authority. The respective stores shall be retained at all times for cycle storage only and shall not be used for any other purpose.

           

Bin Storage Provision

29.       No part of the development shall be occupied until details of the siting, size, design and external materials of bin stores (for waste and recycling) for each of the proposed units (or communal stores to be shared by units) have been submitted to and approved in writing by the Local Planning Authority. The respective stores shall be retained at all times for bin storage only and shall not be used for any other purpose.

           

Plant and Equipment

30.       No plant or equipment shall be installed externally on any building or within the site until full details have been submitted to and approved in writing by the Local Planning Authority. These details shall include the type, size and design of the plant/equipment; its siting and height above ground level; measures to mitigate its visual impact; details of any noise or odours emitted by the plant/equipment; and measures to mitigate any impacts arising from noise or odours. The plant/equipment shall only be installed in accordance with the approved details and shall be retained as such at all times.

 

Specified Uses

31.       The units hereby permitted shall only be used for purposes within Classes B1(b), B1(c), B2 and B8 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended) and for no other use, unless otherwise approved in writing by the Local Planning Authority.

 

Trade Counters

32.       In respect on any unit used for purposes within Class B8, no trade counter provided within that unit shall exceed 10% of the gross internal ground floor area of the unit and shall not exceed 40m² in any event.

 

Maximum Floorspace

33.       The maximum floorspace that shall be provided within the approved buildings shall not exceed 6,950m² gross internal area (GIA).

 

Travel Plan

34.       No unit shall be occupied until a detailed Travel Plan based upon the Framework Travel Plan (March 2014) has been submitted to and approved in writing by the Local Planning Authority. The Travel Plan shall be operated as approved at all times, unless otherwise agreed in writing by the Local Planning Authority.