Agenda item

REPORT OF THE SENIOR PLANNING OFFICER

 

Erection of 7 dwellings (2 x 3-bed and 5 x 4-bed) including associated amenity space, parking, landscaping and creation of vehicular access off Brookend Lane following demolition of existing buildings

RESOLVED: That application 22/00754/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager with the following amendments to conditions 8 and 19:

 

“Condition 8:

 

Before the occupation of each dwelling hereby permitted, its dedicated car parking facilities shown on the approved plan shall be marked out and made available and shall thereafter be kept available solely for the parking of motor vehicles.

 

Reason: To ensure the provision of satisfactory car parking facilities clear of the public highway to meet the needs of the development.

 

Condition 19:

 

Prior to the first occupation of the development hereby permitted, each residential dwelling shall be provided with an active (ready to use) EV charging point which shall thereafter be provided and permanently retained.

 

Environmental Health Informative

EV Charging Point Specification: A charging point shall be installed by an appropriately certified electrician/electrical contractor in accordance with the following specification. The necessary certification of electrical installation should be submitted as evidence of appropriate installation to meet the requirements of Part P of the most current Building Regulations. Cable and circuitry ratings should be of adequate size to ensure a minimum continuous current demand for the vehicle of 16A and a maximum demand of 32A (which is recommended for Eco developments)

 

·       A separate dedicated circuit protected by an RBCO should be provided from the main distribution board, to a suitably enclosed termination point within a garage or an accessible enclosed termination point for future connection to an external charge point.

 

·       The electrical circuit shall comply with the Electrical requirements of BS7671: 2008 as well as conform to the IET code of practice on Electric Vehicle Charging Equipment installation 2012 ISBN 978-1-84919-515-7 (PDF). This includes requirements such as ensuring the Charging Equipment integral protective device shall be at least Type A RCD (required to comply with BS EN 61851 Mode 3 charging).

 

·       If installed in a garage all conductive surfaces should be protected by supplementary protective equipotential bonding. For vehicle connecting points installed such that the vehicle can only be charged within the building, e.g. in a garage with a (non-extended) tethered lead, the PME earth may be used. For external installations the risk assessment outlined in the IET code of practice must be adopted, and may require additional earth stake or mat for the EV charging circuit. This should be installed as part of the EV ready installation to avoid significant on cost later.

 

·       A list of authorised installers (for the Government’s Electric Vehicle Homecharge Scheme) can be found at https://www.gov.uk/government/organisations/office-for-low-emission-vehicles.

 

·       UK Government is intending to issue legislation in 2021 to require domestic EV charge points to be smart, thus we recommend that all charge points will be capable of smart charging, as detailed in UK Gov consultation response.

 

Reason: To ensure construction of a satisfactory development and to promote sustainable development in accordance with Building Regulations Part S and Policies 5, 19 and 20 of Hertfordshire's Local Transport Plan (adopted 2018).”

 

And the addition of Conditions 21 to 23, to read:

 

“Condition 21:

 

No development shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing.  The scheme shall include an assessment of archaeological significance and research questions; and:

 

·       The programme and methodology of site investigation and recording.

 

·       The programme for post investigation assessment.

 

·       Provision to be made for analysis of the site investigation and recording.

 

·       Provision to be made for publication and dissemination of the analysis and records of the site investigation.

 

·       Provision to be made for archive deposition of the analysis and records of the site investigation.

 

·       Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011-2031.

 

Condition 22:

 

The development shall take place/commence in accordance with the programme of archaeological works set out in the approved Written Scheme of Investigation.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011.

 

Condition 23:

 

The development shall not be occupied/used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and the provision made for analysis and publication where appropriate.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011-2031.”

Audio recording - 1 hour 1 minute 44 seconds

 

The Senior Planning Officer provided an update and advised that:

 

·       The Historic Environmental Advisor at Hertfordshire County Council had requested an additional three conditions, and the applicant had agreed to these conditions.

·       The applicant had requested a slight change to Condition 8 to read each dwelling, rather than any dwelling.

·       The applicant had submitted a unilateral undertaking to make a financial contribution to the replacement of the recreation ground changing rooms in St Ippolyts.

 

The Senior Planning Officer presented the report in respect of Application 23/00754/FP supported by a visual presentation consisting of photographs and plans.

 

The following Members asked points of clarification:

 

·       Councillor Sean Nolan

·       Councillor David Levett

·       Councillor Michael Muir

·       Councillor Nigel Mason

 

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

 

·       Condition 19 of the report related to the EV charging points, more information of which could be found in Informative 1 and could be added to the Condition.

·       Condition 14 of the report showed the landscaping plan and included the planting of 20 trees.

·       The applicant undertook an extensive Flood Risk assessment, resulting in a series of mitigation measures which included, all of the properties having a minimal floor level, a flood compensation scheme which included the storage of excess water and a flood response plan for evacuation procedures.

·       In addition to these measures, there will be a void system under plots 2 and 3.

·       No permission would be granted until the final response from the Environmental Agency.

·       Flood liability would be a civil matter and the planning conditions would be there in perpetuity.

·       The financial contribution would be a unilateral undertaking that the Council would collect and distribute for improvements to St Ippolyts recreation ground changing rooms.

 

Councillor David Levett proposed, with the amendments included, and this was seconded by Councillor Michael Muir and, following a vote, it was:

 

RESOLVED: That application 22/00754/FP be GRANTED planning permission subject to the reasons and conditions set out in the report of the Development and Conservation Manager with the following amendments to conditions 8 and 19:

 

“Condition 8:

 

Before the occupation of each dwelling hereby permitted, its dedicated car parking facilities shown on the approved plan shall be marked out and made available and shall thereafter be kept available solely for the parking of motor vehicles.

 

Reason: To ensure the provision of satisfactory car parking facilities clear of the public highway to meet the needs of the development.

 

Condition 19:

 

Prior to the first occupation of the development hereby permitted, each residential dwelling shall be provided with an active (ready to use) EV charging point which shall thereafter be provided and permanently retained.

 

Environmental Health Informative

EV Charging Point Specification: A charging point shall be installed by an appropriately certified electrician/electrical contractor in accordance with the following specification. The necessary certification of electrical installation should be submitted as evidence of appropriate installation to meet the requirements of Part P of the most current Building Regulations. Cable and circuitry ratings should be of adequate size to ensure a minimum continuous current demand for the vehicle of 16A and a maximum demand of 32A (which is recommended for Eco developments)

 

·       A separate dedicated circuit protected by an RBCO should be provided from the main distribution board, to a suitably enclosed termination point within a garage or an accessible enclosed termination point for future connection to an external charge point.

 

·       The electrical circuit shall comply with the Electrical requirements of BS7671: 2008 as well as conform to the IET code of practice on Electric Vehicle Charging Equipment installation 2012 ISBN 978-1-84919-515-7 (PDF). This includes requirements such as ensuring the Charging Equipment integral protective device shall be at least Type A RCD (required to comply with BS EN 61851 Mode 3 charging).

 

·       If installed in a garage all conductive surfaces should be protected by supplementary protective equipotential bonding. For vehicle connecting points installed such that the vehicle can only be charged within the building, e.g. in a garage with a (non-extended) tethered lead, the PME earth may be used. For external installations the risk assessment outlined in the IET code of practice must be adopted, and may require additional earth stake or mat for the EV charging circuit. This should be installed as part of the EV ready installation to avoid significant on cost later.

 

·       A list of authorised installers (for the Government’s Electric Vehicle Homecharge Scheme) can be found at https://www.gov.uk/government/organisations/office-for-low-emission-vehicles.

 

·       UK Government is intending to issue legislation in 2021 to require domestic EV charge points to be smart, thus we recommend that all charge points will be capable of smart charging, as detailed in UK Gov consultation response.

 

Reason: To ensure construction of a satisfactory development and to promote sustainable development in accordance with Building Regulations Part S and Policies 5, 19 and 20 of Hertfordshire's Local Transport Plan (adopted 2018).”

 

And the addition of Conditions 21 to 23, to read:

 

“Condition 21:

 

No development shall take place/commence until an Archaeological Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing.  The scheme shall include an assessment of archaeological significance and research questions; and:

 

·       The programme and methodology of site investigation and recording.

 

·       The programme for post investigation assessment.

 

·       Provision to be made for analysis of the site investigation and recording.

 

·       Provision to be made for publication and dissemination of the analysis and records of the site investigation.

 

·       Provision to be made for archive deposition of the analysis and records of the site investigation.

 

·       Nomination of a competent person or persons/organisation to undertake the works set out within the Archaeological Written Scheme of Investigation.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011-2031.

 

Condition 22:

 

The development shall take place/commence in accordance with the programme of archaeological works set out in the approved Written Scheme of Investigation.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011.

 

Condition 23:

 

The development shall not be occupied/used until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and the provision made for analysis and publication where appropriate.

 

Reason: The site lies within an area where there is significant potential for archaeological remains and any finds should be retrieved and/or recorded before they are damaged or destroyed as a result of the development hereby permitted and to comply with Policy HE4 of the North Hertfordshire Local Plan 2011-2031.”