Agenda item

Recommended for Approval.

The Director of Neighbourhood Services recommended that, in respect of application 3/11/0872/RP, planning permission be granted subject to the conditions now detailed.

The Director referred to an updated list of plan numbers as part of condition 3.  Members were advised that Landscape Officers had identified no adverse consequences for significant trees.  Officers had been concerned however, in relation to the layout and landscaping options for some parts of the site.

The Director advised that Officers had negotiated with the applicant in relation to the affordable housing units and were now satisfied to recommend that planning permission be granted, subject to the conditions now detailed.  Officers felt that delegated authority for the Director to negotiate with the applicant was no longer required.

Councillor N Poulton, as the local ward Member, thanked Officers for meeting with him in relation a very significant application.  He also thanked the applicant for answering his questions prior to this application being reported to Members.

Councillor Poulton stressed that any application of this size would always be of concern to the local Member and to residents.  He stated that considerable amount of consultation had taken place prior to the submission of the application.  He urged Members to accept the Officers’ recommendation for approval.

The Director advised that part (B) of the recommendation was no longer required as the matters referred to under part (A) had been resolved and Officers were simply recommending that the application be approved subject to the amended condition 3 and the rest of the conditions detailed in the report now submitted.

In response to a query from Councillor Mrs R Cheswright, the Director confirmed that the application was for 111 units.  He corrected the figures detailed in paragraph 1.4 on page 69 of the report now submitted.

After being put to the meeting and a vote taken, the Committee accepted the recommendation of the Director of Neighbourhood Services that application 3/11/0872/RP be granted subject to the conditions now detailed.

RESOLVED – that in respect of application 3/11/0872/FP, planning permission be granted subject to the following conditions:

1.            Three year time limit (1T121)

2.            Boundary walls and fences (2E07)

3.            Approved plans (2E10) ‘011104/BAR.NL/01 D, 02A, 03A, 04B, 05, A/E1, A/P1 A, B/E1, B/P1, B1/E1, B1/P1, B2/E1, B2/P1, C/E1, C/P1, C1/E1, C1/P1, D/E1, D/P1, D1/E1, D1/P1, D2/E1, D2/P1, E/E1, E/P1, F/E1, F/P1, G/E1, G/P1, G1/E1A, G1/P1, H/E1, H/P1, J/E1, J/P1, J1/E1, J1/P1, K/E1A, K/P1A, L/E1, L/P1, M/E1, M/P1, N/E1, N/P1, 2BH/E1, 2BH/P1, 2BH-A/E1, 2BH-A/P1, 3BH/E1, 3BH/P1, 1BFA/E1, 1BFA/E2, 1BFA/E3, 1BFA/P1, 1BFA/P2, 1BFA/P3, 1BFB/E1, 1BFB/E2, 1BFB/P1, 1BFC/E1A, 1BFC/P1A, 1BFD1/E1, 1BFD1/P1,1BFD2/E1, 1BFD2/P1, GAR-1/EP1, GAR-3/EP1, GAR-4/EP1, GAR-5/EP1, CP-1/EP1. STORY1, STOREY2, SS01A, SS02, SS04, SS05A, VIEW3’.

4.            Samples of materials (2E123)

5.            Prior to the commencement of the development hereby permitted, details of facilities to be provided for the storage and removal of refuse from the site, in respect of Plots 4, 16-23, 36, 53, 59, 110 and 111, shall be submitted to and approved in writing by the Local Planning Authority and thereafter implemented in accordance with the approved details.

Reason: In the interests of amenity and in accordance with Policy ENV1 of the East Herts Local Plan Second Review April 2007.

6.            Prior to the commencement of the development hereby permitted, details of the arrangements to be implemented to ensure the management and maintenance of any non-adopted common areas of the site, including the estate roads, shall be submitted to and agreed in writing by the Local Planning Authority.  Once agreed, those arrangements, which may constitute the formation of a Management Company, shall be implemented prior to the first occupation of any of the dwellings hereby permitted and thereafter remain implemented in perpetuity unless alternative arrangements are submitted to and agreed in writing by the Local Planning Authority.

Reason: To secure the long term maintenance of the common areas and estate roads and in the interest of safe access, residential and visual amenity. 

7.            Communal TV facilities (2E28) add ‘for plots 16-23’ after ‘communal television reception facilities’.

8.            Tree retention and protection (4P053)

9.            Hedge retention and protection (4P063)

10.      Landscape design proposals (4P12)

11.      Landscape design implementation (4P13) Add “for 10 years”.

12.      Withdrawal of P.D. (Part 2 Class A) (2E21)

13.      Vehicular use of garage (5U10) Amended to include “and car ports”.

14.      The internal space dimensions of new garages and car ports shall comply with the standards as set out at Appendix C within the Council’s SPD Vehicle Parking Provision at New Development 2008.

Reason: To enable the convenient use of garages for vehicle parking in accordance with Policy TR7 of the adopted East Herts Local Plan Second Review 2007.

15.      Prior to the first occupation of the development, detailed plans for the gating of private parking courts shall be submitted and approved in writing by the local planning authority. The gates shall be implemented and thereafter retained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of “Secured By Design” considerations and in accordance with Policy ENV3 of the adopted East Herts Local Plan Second Review 2007.

16.      Prior to the commencement of development, a scheme for the implementation of energy efficiency measures within the development to secure at least 10% of the energy supply of the development from decentralized and renewable or low-carbon sources, shall be submitted to and approved in writing by the Local Planning Authority, and thereafter implemented in accordance with the approved scheme.

Reason: To ensure the development assists in reducing climate change emissions in accordance with policy ENG1 of the East of England Plan May 2008 and policy SD1 of the East Herts Local Plan Second Review April 2007.

Directives:

1.    Other legislation

2.    Outline permission relationship (07OP1) (insert: 22 December 2010 and 3/08/2054/OP).

3.    Street Name and Numbering (19SN4)

4.            The applicant is advised that in order to comply with Conditions of this permission it will be necessary for the developer of the site to enter into an agreement with Hertfordshire County Council as Highway Authority under Section 278 of the Highways Act 1980 to ensure the satisfactory completion of the access and associated road improvements including street lighting and Traffic Regulation Orders.  The applicant is advised to contact the Eastern Herts Highways Area Office, Hertford House, Meadway Corporate Centre, Rutherford Close, Stevenage SG1 3HL (Telephone 01438 757880).

5.            The applicant is advised that no works to the adoptable estate road shall commence until details of the specification, layout and alignment, width and levels of the said highways together with all the necessary highway and drainage arrangements, including run off calculations have been approved by the highway authority in writing and an Agreement made under Section 38 of the Highways Act 1980 is in place.

Summary of Reasons for Decision

The proposal has been considered with regard to the policies of the Development Plan (East of England Plan May 2008, Hertfordshire County Structure Plan, Minerals Local Plan, Waste Local Plan and East Herts Local Plan Second Review April 2007), and in particular SD1, SD2, OSV1, OSV4, HSG3, HSG4, HSG6, GBC14, TR2, TR7, TR8, ENV1, ENV2, ENV3, ENV11, ENV16, ENV18, ENV19, ENV20, ENV21, BH1, BH2, BH3 and BH6. The balance of the considerations having regard to those policies and the outline planning permission (reference 3/08/2054/OP) granted in 2010 is that permission should be granted.