Issue - meetings

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER    

Erection of new convenience retail unit (Class E); alterations to means of access and reorganisation and extension of car park, including the change of use of land from residential gardens and the installation of EV charging points; demolition of outbuildings to pub and external alterations including the erection of garden pergola and structures, new patio and external lighting and installation of new cold store and covered walkway to back of house and replacement of part of kitchen extraction system.

RESOLVED: That application 23/01947/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager as amended by the Supplementary agenda and with the following additional Conditions 17 and 18 and the following amendment to informative 3 and the addition of informative 8.

“Condition 17:

The retail unit hereby permitted shall not be open to customers and there shall not be any deliveries outside the hours of 07:00 until 23:00 Monday to Sunday and Bank Holidays.

Reason: In the interests of amenity in accordance with Policy D3 of the North Hertfordshire Local Plan 2011-2031.

Condition 18:

The development hereby approved shall be carried out in accordance with the submitted lighting scheme (Plan No. 020-16-E-01) and retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the development minimises light pollution and to protect wildlife and habitats in accordance with Policy NE4 of the North Hertfordshire Local Plan 2011-2031 and Section 15 of the NPPF (2023).

Informative 3:

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 (such as the installation of a box junction or keep clear marks). Further information is available via the website https://www.hertfordshire.gov.uk/services/highways-roads-and-pavements/highways-roads-and-pavements.aspx telephoning 0300 1234047.

Informative 8:

The applicant shall investigate a scheme of sustainability measures for the shop building, including the installation of solar panels. If sustainability measures are deemed to be feasible, they shall be implemented on site and retained thereafter.”

Audio recording – 6 minutes 49 seconds

The Senior Planning Officer provided an update that:

·       There was an addition to the end of the Condition 7 to read, ‘or any other such agreement’.

·       There was an addition to the end of Condition 9 to read, ‘the applicant should liaise with the Highways Authority with regards to any changes that may need to be made to the kerb line at the site accesses.

The Senior Planning Officer presented the report in respect of application 23/01947/FP supported by a visual presentation consisting of photographs and plans.

The following Members asked points of clarification:

·       Councillor Simon Bloxham

·       Councillor Val Bryant

·       Councillor Michael Muir

·       Councillor Tom Tyson

·       Councillor David Levett

·       Councillor Nigel Mason

·       Councillor Ian Mantle

·       Councillor Mick Debenham

In response to the points of clarification, the Senior Planning Officer stated that:

·       The blue line on the plan showed the visibility splays and were a Highways requirement which allowed motorists to have a complete view of Cambridge Road. These splays complied with Highway standards.

·       There would be four, 4-metre-high lights on the site, the operational hours of these lights had not been stated.

·       A transport assessment had been completed and concluded that there would be no impact on traffic. Highways therefore did not have any objections to this application subject to Conditions and Informatives.

·       The car parking spaces would be open for public use.

·       Highways assessed the application, and the visibility splays were acceptable to their standards.

·       It was assumed that the light post to the right of the exit would remain.

·       The river was situated by the Millstream Pub on the other side of the road.

·       There was a detailed landscaping plan for the site, with any vegetation outside of the site boundary remaining in place. There was an ecological assessment in the report that assessed the development as no, unacceptable harm to the area and would comply with policy.

·       A condition regarding the sites opening hours could be requested.

In response to a point of clarification, the Development and Conservation Manager stated:

·       The site was within flood zone 1 which was the lowest risk of flooding from rivers or sea provided and was outside any flood plain.

·       The river was situated outside of the development site.

·       There were proposals in the report for the impact of heavy rain and ground water.

The Chair invited Mr Gagandeep Singh to speak against the application. Mr Singh thanked the Chair for the opportunity and provided the Committee with a verbal presentation, including that:

·       The development would dramatically alter the current quaint and calm site.

·       When the site was completed, it was anticipated that there would be 1100 vehicles entering the site daily compared to the current 50.

·       There were eleven traffic hotspots in Hitchin with three traffic hotspots close to this site on the A505. During peak time this road was bumper to bumper.

·       Peak usage of the shop would coincide with peak traffic times.

·       From a recent traffic survey 1 car turned into  ...  view the full minutes text for item 194