Variation of Conditions 3 and 4 of planning permission 17/01543/FULM for the development of a 253 unit residential care community.

The committee received the report of the interim Head of Development Management, including the relevant planning history of the site and details of the responses to the application. 

 

The Development Management Team Leader explained that the application sought a variation of Conditions 3 and 4 of planning permission 17/01543/FULM for the development of a 253 unit residential care community (C2 planning use class) for people above 55 years of age and with communal facilities including health club, swimming pool, café/restaurant and a multi-purpose village hall with associated landscaping, amenity space, access and parking and provision of a new path to link Stripling Way with the wider development site.  Variation for an amended elevation design of the approved buildings and amendments to the roof gardens.

 

The Chair invited, Benedict Krauze, Audley Group, to speak to the committee.  Mr Krauze outlined the reasons for the application returning to committee, explaining that alterations to the external appearance had been required following significant cost increases.  Some non-material amendments had also been agreed with officers, but the proposed elevation changes, although not compromising the design, required a committee decision. 

 

It was noted that the developer had sent committee members an information pack setting out the proposed changes in more detail.

 

The Chair invited comments from the committee.

 

Although some concerns were expressed about the need for the application to return to committee, members accepted that the proposed changes were relatively minor and were necessary to improve the commercial viability of the development.

 

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 22 March 2018 and the conditions listed below.

 

Conditions

 

1.         The development to which this permission relates shall be begun before 27^th April 2021.

           

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

 

17003_SI(00)000_Site Location Plan_Rev A

17003_SI(00)001_Site Plan_Rev N

17003_SI(00)020_Pedestrian & cycle shared route

17003_AL(00)100_Levels - 00 & 01 Block A_Rev R

17003_AL(00)101_Levels 02-05 & 06-07 Block A_Rev R

17003_ AL(00)102_Levels 08-09 & Roof_Block A_Rev M

17003_AL(00)120_Levels 00 & 01 Block B_Rev O

17003_AL(00)121_Levels 02-05 & 06-07 Block B_Rev L

17003_AL(00)122_Levels 08-09 & Roof Block B_Rev P

17003_AL(00)200_Sections A-A and B-B Blocks A and B_Rev I

17003_AL(00)201_Sections C-C and D-D_Blocks A and B_Rev I

17003_AL(00)310_Elevations 01 and 02_Rev C

17003_AL(00)311_Elevations 03 and 04_Rev C

17003_AL(00)312_Elevations 05 and 06_Rev D

17003_AD(20)421_Entrance Bay Elevation 02_Rev E

17003_AD(20)422_Entrance Bay Section 02_Rev E

17003_AD(20)426_Block B_Car Park Bay Elevation_Rev D

17003_AD(20)427_Block B_Car Park Bay Sections 06, 07 & 08_ Rev D

17003_AD(20)420_Typical Bay Section 01A and 01B_Rev F

G8822/1_Topographic survey 1:200

LN00516 L-2000 Rev.P01 – Hard Landscape Plan – Ground Level

LN00516 L-2001 Rev.P01 – Hard Landscape Plan – Roof Gardens Block A

LN00516 L-2002 Rev.P01 – Hard and Soft Landscape Plan Block B

LN00561 L-7000 Rev.P01 – Soft Landscape Plan – Ground Floor

LN00516 L-7001 Rev.P01 – Plant Schedule

LN00516_L-9000 Rev.A – Tree Strategy Plan

RT-MME-125046-01 (Arb)

 

3.         The development of the site shall be carried out in accordance with the details and recommendations contained within the following documents, unless otherwise approved in writing by the Local Planning Authority.

 

a)         Design & Access Statement:  Mayfield Watford Design & Access Statement

b)         Design Statement: Mayfield Care Community – Revised Proposal (Revision A: 4^th February 2019)

c)         Transport Statement:  2017-09-29 Transport Statement FINAL

d)         Energy Strategy: REP-0103853-08A-MM-20170914-Rev 1

e)         Sustainability Statement: REP-SC-0103823-20171011-Rev 1

f)          Acoustic Assessment & Strategy: REP-0103823-AM-251017-R0

g)         Arboricultural Impact Assessment: RT-MME-125046-01 (Arb)

h)         Environmental Statement

i)          Outline Drainage Strategy: C7079-sK1000-P9_Site Drainage Strategy, Mayfield Watford-Drainage Strategy Rev B, & Porous Paving & Rain Garden Attenuation Calculation Dec. 17

 

            Should the details contained within one of the aforementioned documents differ from the requirements of another condition on this planning permission, the details set out in the other condition shall take precedence.

 

4.         None of the units within any phase of the development hereby approved shall be occupied until the environmental impact mitigation measures, as detailed in the letter from Watford Health Campus Partnership LLP dated 9^th July 2018, and approved under application ref. 18/00908/DISCON, have been completed in full.

 

5.         Notwithstanding the information already submitted, no construction works above damp proof course level shall commence until details of the materials to be used for all the external finishes of the buildings, including all walls, roofs, doors, windows, balconies, rainwater and foul drainage goods (including samples where considered necessary by the Local Planning Authority) and details of the reveal treatment to be applied around windows and doors 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 details.

 

6.         None of the units within any phase of the development hereby approved shall be occupied until a scheme detailing the external lighting to be installed within that phase (including free standing light fixtures and any external lighting attached to the buildings) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall:

 

a.         Identify those areas/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

 

b.         Show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specification) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places.

 

All external lighting shall be installed prior to the first occupation of the development in accordance with the specifications and locations set out in the scheme, and shall be maintained thereafter in accordance with the approved scheme. Under no circumstances should any other external lighting be installed without the prior written approval of the Local Planning Authority.

 

7.         The development permitted by this planning permission shall be carried out in accordance with the approved surface water drainage assessment carried out by Flood Risk Assessment prepared by Waterman Infrastructure and Environment Limited, report reference WIE11284-101-R-10-3-1-App, dated 27 October 2017 and the Drainage Strategy for Blocks G - I, dated December 2017, revision B and the following mitigation measures detailed within the drainage strategy:

 

a)         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 10.2 l/s during the 1 in 100 year event plus 40% of climate change event.

 

b)         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 total storage volume in porous paving sub-base, filter trench and bio-retention area.

 

c)         Discharge of surface water from the proposed development drainage system into the River Colne.

 

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.

 

8.         The surface water drainage scheme serving the development shall be constructed in accordance with the following details, as approved under ref. 18/00699/DISCON:

 

Drainage/External Works/SUDS Maintenance and Management Plans

C7079-002-P1 DRAINAGE LAYOUT BLOCK A

C7079-003-P1 DRAINAGE LAYOUT BLOCK B

C7079-004-P1 Drainage Layout Block A Basement

C7079-005-P1 FLOOD EXCEEDANCE PLAN

Foul Sewage Design – Couch Consulting

Storm Sewer Design – Couch Consulting

 

C7079-007 Rev P0 AW Attenuation and outfall construction details

C7079-008 Rev P0 Typical Construction Details 1 of 4

C7079-009 Rev P0 Typical Construction Details 2 of 4

C7079-010 Rev P0 Typical Construction Details 3 of 4

C7079-011 Rev P0 Typical Construction Details 4 of 4

RWL WAT RZ EW DR C 920062 Rev P02 Drainage Strategy Sheet 1 of 2

RWL WAT RZ EW DR C 920063 Rev P02 Drainage Strategy Sheet 2 of 2

 

9.         No piling or other foundation designs using penetrative methods shall take place until a method statement (detailing the depth and type of piling and/or foundations to be undertaken and the methodology by which such piling/foundations will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, measures to prevent harm to groundwater resources and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out only in accordance with the approved details.

 

10.       No phase of the development shall be occupied until the refuse, recycling and cycle storage to serve that phase of development, as shown on the approved drawings, has been constructed and made available for use. These facilities shall be retained as approved at all times.

 

11.       The hard and soft landscaping shall be carried out in accordance with the details shown on the approved drawings. With the exception of the proposed planting, all works shall be completed prior to the first occupation of the relevant phase of the development. The proposed planting shall be completed not later than the first available planting and seeding season after the first occupation of any part of the development. For the purposes of this condition a planting season is the period from 1 October in any one year to 31 March in the following year. 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 in writing by the Local Planning Authority.

 

12.       Notwithstanding the information already submitted, none of the units within a phase of the development hereby approved shall be occupied until details of the siting, height, type, materials and finish of all fencing, walls, gates or other means of enclosure around the boundaries of and within that phase have been submitted to and approved in writing by the Local Planning Authority. All fencing, walls, gates or other means of enclosure shall be provided in accordance with the approved details prior to the first occupation of any part of the development and shall be maintained as such at all times thereafter. Notwithstanding the provisions of Class A of Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) no gates or means of enclosure, other than those approved under this condition, shall be erected or installed on the site without the prior written approval of the Local Planning Authority.

 

13.       None of the units shall within a phase of the development shall be occupied until the access road and any on-site parking and manoeuvring areas within that phase have been laid out and constructed in accordance with the approved drawings and made available for use. These facilities shall be retained as approved at all times.

 

14.       No parts of the flat roofs of the development, with the exception of those areas marked as terraces on the drawings hereby approved, shall be used as terraces, balconies or other open amenity spaces.

 

15.       The development shall only be constructed in accordance with the existing and proposed site levels and the proposed floor levels of the buildings, in accordance with the following drawing, as approved under ref. 18/00699/DISCON:

 

            17003/SI(00)021 Existing and proposed site levels 07.06.2018

 

16.       The development shall only be carried out in accordance with the Written Scheme of Investigation for an Archaeological Watching Brief (dated May 2018, Report Number 0001,Version 0.2) prepared by Wardell Armstrong, as approved under ref. 18/00773/DISCON.

 

17.       None of the units 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. No aerials or satellite dishes, other than those approved by this condition, shall be installed within the site.

 

18.       The foul water sewerage system serving the development shall be constructed in accordance with the following details, as approved under ref. 18/00699/DISCON:

 

Drainage/External Works/SUDS Maintenance and Management Plans

C7079-002-P1 DRAINAGE LAYOUT BLOCK A

C7079-003-P1 DRAINAGE LAYOUT BLOCK B

C7079-004-P1 Drainage Layout Block A Basement

C7079-005-P1 FLOOD EXCEEDANCE PLAN

Foul Sewage Design – Couch Consulting

Storm Sewer Design – Couch Consulting

 

C7079-007 Rev P0 AW Attenuation and outfall construction details

C7079-008 Rev P0 Typical Construction Details 1 of 4

C7079-009 Rev P0 Typical Construction Details 2 of 4

C7079-010 Rev P0 Typical Construction Details 3 of 4

C7079-011 Rev P0 Typical Construction Details 4 of 4

RWL WAT RZ EW DR C 920062 Rev P02 Drainage Strategy Sheet 1 of 2

RWL WAT RZ EW DR C 920063 Rev P02 Drainage Strategy Sheet 2 of 2

 

19.       No 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 in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

 

20.       If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to and approved in writing by the Local Planning Authority. The remediation strategy shall be implemented as approved.

 

21.       Prior to the development being occupied a verification report demonstrating the completion of works set out in the approved remediation strategy, and the effectiveness of the remediation shall be submitted to, and approved in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.

 

22.       A scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes shall be 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.

 

23.       Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent 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.

 

24.       Piling for the development hereby permitted may not commence until a groundwater monitoring and maintenance plan in respect of potential contamination mobilised by piling activities, 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.

 

25.       No infiltration of surface water drainage into the ground is permitted other than with the written consent of the Local Planning Authority. The development shall be carried out in accordance with the approved details.

 

26.       Following completion of measures identified in the approved remediation scheme and prior to the first use or occupation of the development, a verification report that demonstrates the effectiveness of the remediation carried out must be produced together with any necessary monitoring and maintenance programme and copies of any waste transfer notes relating to exported and imported soils shall be submitted to the Local Planning Authority for approval. The approved monitoring and maintenance programme shall be implemented.

 

27.       In the event that any evidence of potential contamination is found at any time when carrying out the approved development that was not previously identified in the approved Phase 2 report, it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with a methodology previously approved by the Local Planning Authority. Following completion of measures identified in the approved remediation scheme, a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with the immediately above condition.

 

 28.      The mains water system serving the development shall be constructed in accordance with the following details, as approved under ref. 18/00699/DISCON:

 

            0103823-HL-01-XX-GA-M-590-9300-T2 Domestics and sprinkler serving strategy

0103823-HL-01-XX-GA-M-590-9500-T2 Corridor Servicing and sections Block A

RWL-ELE-RZ-EW-DR-ME-96106- Rev C01 Mayfield Utilities Connections

0103823-HL-01-XX-GA-M-590-9310-T2 First floor servicing strategy Block A

0103823-HL-02-XX-GA-M-590-9400-T2 Ground and first floor servicing strategy Block B

0103823-HL-02-XX-GA-M-590-9501-T2 Typical corridor Services and sections Block B

0103823-HL-XX-XX-SP-U-900-0001-T2 Site Services

 

29.       No part of the development shall be occupied until a detailed Travel Plan for the use, based upon the Hertfordshire County Council document 'Hertfordshire Green Travel Plan Guidance', has been submitted to and approved in writing by the Local Planning. The approved plan shall be implemented as approved at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

30.       The development shall only be carried out in accordance with the phasing plan shown on the following drawings, as approved under ref. 18/00773/DISCON:

 

            17003/SI(00)018 Rev A

            17003/SI(00)019 Rev B

 

Informatives

 

1.         This development may require a permit under the Environmental Permitting (England and Wales) Regulations 2010 from the Environment Agency for any proposed works or structures, in, under, over or within eight metres of the top of the bank of the River Colne, designated a 'main river'. Some activities are also now excluded or exempt. A permit is separate to and in addition to any planning permission granted. Further details and guidance are available on the GOV.UK website: https://www.gov.uk/guidance/flood-risk-activities-environmental-permits.

 

2.         A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 02035779483 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality."

 

            Swimming Pools - Where the proposal includes a swimming pool Thames Water requests that the following conditions are adhered to with regard to the emptying of swimming pools into a public sewer to prevent the risk of flooding or surcharging: -

1.      The pool to be emptied overnight and in dry periods.

2.      The discharge rate is controlled such that it does not exceed a flow rate of 5 litres/second into the public sewer network.

 

            Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

 

            Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.

 

            There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer.

 

            Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted for extensions to existing buildings. The applicant is advised to visit thameswater.co.uk/buildover.

 

3.         IN907 – Positive and proactive statement

4.         IN910 – Building Regulations

5.         IN909 – Street Naming and Numbering

6.         IN912 – Hours of Construction