Agenda item

Recommended for Approval.

The Head of Planning and Building Control recommended that in respect of application 3/16/2072/FUL, planning permission be granted subject to the conditions detailed in the report now submitted.

The Head summarised the application and commented on the unlikelihood of future occupiers being found for the building.  Members were reminded that the site was part of a wider area that was the subject of a planning framework consultation.

The Head stated that the proposed change of use would provide car parking for the existing users of Charringtons House as well as additional public parking.  Officers were satisfied that any harm caused as a result of the proposals was outweighed by the benefits.  Officers felt that the proposed development was acceptable subject to conditions regarding the management of the car park.

Councillor K Warnell commented on the feasibility of an archaeological survey if the foundations of the building remained in place.  He also commented on the mitigation of dust resulting from the proposed demolition work.  The Head stated that Officers had attached a condition regarding archaeological works and issue of dust was covered by Environmental Health legislation but a condition could be added requiring that details of demolition and dust mitigation be submitted to and agreed by Officers.

Councillor B Deering referred to the issue of tree planting and landscaping and queried the availability of 100 spaces on Sundays compared to half that number on Saturdays.  The Head advised that the Charringtons House tenants required more Saturday spaces hence the reduced number of public spaces compared to the higher level of Sunday provision.

Members were advised that due to the temporary nature of the proposed car park, a condition for additional tree planting was unnecessary as it took time for trees to become established.  Officers reminded Members that the Authority retained a degree of control over the site given that it was the applicant.

Councillor B Deering proposed and Councillor K Warnell seconded, a motion for additional conditions regarding additional planting and the mitigation of dust resulting from the proposed demolition of the offices.  After being put to the meeting and a vote taken, this motion was declared CARRIED.  The Committee accepted the recommendation of the Head of Planning and Building Control as now submitted.

RESOLVED – that in respect of application 3/16/2072/FUL, planning permission be granted subject to the following amended conditions:

1.        Three Year Time Limit (1T12)

2.        Programme of archaeological work (2E02)

3.        Approved Plans (2E10)

4.        Materials arising from demolition (2E32)

5.        Conservation Area (clearance of site) (8L13)

6.        Hard Surfacing (3V21)

7.        Tree/hedge retention and protection (4P05)

8.        Prior to the first use of the development hereby approved, the reconfigured vehicular access to the site shall be constructed in accordance with details shown on drawing no. G21852/110 Rev A.

Reason: To ensure the provision of an access appropriate for the development in the interests of highway safety and convenience.

9.        Prior to the first use of the development hereby approved, all on site vehicular and parking areas shall be accessible, surfaced, marked out and fully completed in accordance with the approved plans and arrangements shall be made for surface water from the site to be intercepted and disposed of separately so that it does not discharge into the highway.

Reason: So as to ensure satisfactory parking of vehicles and to minimise danger, obstruction and inconvenience to users of the highway and the site.

10.    Wheel washing facilities (3V25)

11.    Prior to the commencement of the development hereby approved, a Construction Traffic Management Plan which shall include details relating to the phasing of the development; methods for accessing the site including construction vehicle number and routing and associated parking areas and storage of materials, shall be submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall accord with the approved details.

Reason: To ensure the impact of construction vehicles on the local road network is minimised.

12.    Prior to the first use of the development hereby approved, a car park management plan shall be submitted to and agreed in writing by the Local Planning Authority.  Thereafter the operation of the car park shall accord with the approved details.

Reason: In the interests of highway safety and convenience.

13.    Landscape Design Proposals (4P12) delete a, f, g and h

14.    Landscape works implementation (4P13)

15.    Prior to the commencement of the development hereby approved, details of the method of demolition of the building including measures for the suppression of dust shall be submitted to and agreed in writing by the LPA. Thereafter the development shall accord with the approved details.

Reason: To protect the amenity of occupiers of neighbouring buildings and the general public in accordance with Policy ENV1 of the East Herts Local Plan Second Review April 2007.

Informatives

1.        Flood defence consent transferred into the Environmental Permitting Regulations on 6 April 2016.  You may need an environmental permit for flood risk activities if you want to do work:

·               in, under, over or near a main river (including where the river is in a culvert);

·               on or near a flood defence on a main river;

·               in the flood plain of a main river;

·               on or near a sea defence.

You’re breaking the law if you carry out these activities without a permit if you should have one.  For further details of environmental permits for flood risk activities please see https://www.gov.uk/guidance/flood-risk-activities-environmental-permits

2.        Where works are required within the public highway to facilitate the new vehicle access, the Highway Authority require the construction of such works to be undertaken to their satisfaction and specification, and by a contractor who is authorised to work in the public highway. Before works commence the applicant will need to apply to Hertfordshire County Council Highways team to obtain their permission and requirements. Their address is County Hall, Pegs Lane, Hertford, Herts, SG13 8DN. Their telephone number is 0300 1234047.

3.        Obstruction of public highway land: It is an offence under section 137 of the Highways Act 1980 for any person, without lawful authority or excuse, in any way to wilfully obstruct the free passage along a highway or public right of way. If this development is likely to result in the public highway or public right of way network becoming routinely blocked (fully or partly) the applicant must contact the Highway Authority to obtain their permission and requirements before construction works commence. Further information is available via the website http://www.hertsdirect.org/services/transtreets/highways/ or by telephoning 0300 1234047.

Summary of Reasons for Decision

East Herts Council has considered the applicant's proposal in a positive and proactive manner with regard to the policies of the Development Plan; the National Planning Policy Framework and in accordance with the Town and Country Planning (Development Management Procedure) (England) Order 2015 (as amended).  The balance of the considerations having regard to those policies is that permission should be granted.