Agenda item

The Director of Neighbourhood Services recommended that, in respect of application 3/10/1774/FP, planning permission be granted subject to the conditions now detailed.

The Director advised that the applicant had been particularly concerned in relation to pre commencement conditions as they wanted to commence development sooner rather than later, in order to replace outdated buildings on the site.

Members were advised that Officers had tried to meet the applicant’s requirements where possible.  The Director stated that the County Archaeologist had stressed the need for pre commencement archaeological works.

The applicant had stated a preference that they would prefer to avoid such works but Officers felt that a condition should be applied to meet this requirement. 

Councillor J J Taylor stated that she regretted the loss of car parking spaces resulting from this application and the subsequent risk of overspill parking in surrounding residential areas.  She commented that she had received no objections from residents of her ward.

Councillor J J Taylor also expressed concerns in relation to the loss of trees and requested that Officers liaise with the Arboricultural Officer to supervise the replacement of the lost trees.

The Director advised that the landscaping included in the application to offset the loss of trees was the main cause of the loss of car parking referred to by the local Member.  He commented that the landscaping was more than an adequate replacement for the loss of trees.

The Director referred to the loss of 43 parking spaces and stated that, given the employment benefits of the application and the improvements on the site, this was an acceptable loss.

The Committee supported the recommendation of the Director of Neighbourhood Services that application 3/10/1774/FP be granted subject to the conditions now detailed.

RESOLVED – that in respect of application 3/10/1774/FP, planning permission be granted subject to the following conditions:

1.            Three Year Time limit (1T121)

2.            Unless otherwise agreed in writing with the Local Planning Authority the external surface of the building shall be clad in powder coated metal boarding as specified in the application and all exposed steel, rainwater goods, external doors, window frames and roof sheeting shall be finished in Kingspan Goosewing Grey (RAL 080 70 05).

        Reason: To ensure an appropriate appearance to the development in accordance with ‘saved’ policy ENV1 of the East Herts Local Plan Second Review April 2007.

3.            The approved development shall not be occupied until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority and these works have been carried out as approved. These details shall include, as appropriate: (a) Planting plans (b) Written specifications (including cultivation and other operations associated with plant and grass establishment) (c) Schedules of plants, noting species, planting sizes and proposed numbers/densities where appropriate (d) Implementation timetables.

        Reason: To ensure the provision of amenity afforded by appropriate landscape design, in accordance with policy ENV2 of the East Herts Local Plan Second Review, April 2007.

4.            Landscape works implementation (4P133)

5.            The development hereby permitted shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) 1136729v1 dated 1^st July 2010 and the following mitigation measures detailed within the FRA:

1.           Finished floor levels are set no lower than 35.57m above Ordnance Datum (AOD) as set out in the FRA.

        Reason: To reduce the impact of flooding on the proposed development and future occupants in accordance with ‘saved’ policy ENV19 of the East Herts Local Plan Second Review April 2007.

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 the developer has submitted, and obtained written approval from the Local Planning Authority for, an amendment to the remediation strategy detailing how this unsuspected contamination shall be dealt with.

        Reason: The site is located in a very sensitive location with respect to the potential contamination of groundwater and any subsequent contamination identified will need to addressed with extreme care in accordance with ‘saved’ policy ENV20 of the East Herts Local Plan Second Review April 2007.

7.            Approved plans (2E102; 200361-48-DR-0030, 200361-48-DR-0031, 200361-48-DR-0032, 200361-48-DR-0034, 200361-48-DR-0070, 200361-48-DR-0080, 200361-48-DR-0081, 200361-48-DR-2000, 200361-48-DR-2100 and 200361-48-DR-2200 received on the 7^th October 2010).

8.            No demolition or development shall take place within the proposed development site until the applicant, or their agents, or their successors in title, has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation, which has been submitted to the planning authority and approved in writing.  No use or occupation shall take place until the approved written scheme of investigation for archaeological works has been implemented in full, and the planning authority has received and approved an archaeological report of all the required works, and if appropriate a commitment to publication has been made.

        Reason: To ensure the protection of and proper provision for any archaeological remains in accordance with policies BH2 and BH3 of the East Herts Local Plan Second Review April 2007.

Directives:

1.            Other legislation (01OL1).

2.            Groundwater protection zone (28GP1, Musley Lane Pumping Station).

Summary of Reasons for Decision

The proposal has been considered with regard to the policies of the Development Plan (East of England Plan 2008, Hertfordshire County Structure Plan, Minerals Local Plan, Waste Local Plan and the saved policies of the East Herts Local Plan Second Review April 2007), and in particular policies ENV1, ENV2, ENV19, ENV20, ENV21, EDE1, WA8 and TR7.  The balance of the considerations having regard to those policies is that permission should be granted.