Agenda item - 18/00338/FP - SPRINGWOOD, PRESTON ROAD, GOSMORE, HITCHIN, HERTFORDSHIRE, SG4 7QR

REPORT OF THE DEVELOPMENT AND CONSERVATION MANAGER

Erection of two storey linked office block

RESOLVED: That application 18/00338/FP be GRANTED planning permission, subject to the conditions and reasons contained in the report of the Development and Conservation Manager and the following additional conditions:

Condition 10

Prior to the commencement of any construction work on site, the site shall be inspected by an ecological consultant and any Roman snails found shall be relocated to another suitable site in accordance with the advice of the ecological consultant.

Reason: In the interests of Roman snails which are a protected species.

Condition 11

For construction of the new car parking spaces, the ground shall be hand dug and no mechanical digging shall take place within the canopy of any tree.

Reason: In the interest of retaining the existing trees.

Erection of two storey linked office block

The Senior Planning Officer advised that this was a proposal to extend an office building.

Paragraph 3.2 of the report mentioned the possibility of there being roman snails on the site. Hertfordshire Ecology had advised that the presence of these snails should not prevent development, although any snails should be relocated. An additional condition would be required regarding this.

A condition was also required to ensure protection of the tree roots stating that trenches would be hand dug and that there would be no mechanical digging at the site of the roots of the trees.

The Senior Planning Officer presented the report of the Development and Conservation Manager in respect of planning application 18/00338/FP supported by a visual presentation consisting of plans, drawings and photographs of the site.

The office building was surrounded by trees and one tree was required to be removed.

Materials would match with the existing building and would have a lot of sustainable and green features.

Mr Philip Wharton thanked the Vice-Chairman for the opportunity to address the Committee in objection to planning application 18/00338/FP.

Mr Wharton, a local resident, advised Members that he lived in Gosmore Hill and was the nearest neighbour to the proposed development.

The site was originally a small two bedroomed building which had been replaced about 5 yeas ago and at that time Dermal had given assurances that they would not extend this building but would extend their Kempston building.

They were now looking to double the size of this building in a rural location for just 12 new jobs and they suggested that this was for the benefit of the area, yet 60 percent of staff lived outside of the area,

This development would reduce space for birds of prey, owls, bats etc.

It seemed excessive to double the size of the building for so few jobs.

There were colonies of Roman snails on the site yet no survey had been undertaken and the bat survey was out of date.

The previous owners of the site wanted to develop it but Dermal objected saying that it would damage the environment and affect wildlife.

They said that the lights in the building would be turned off at 6.30pm, this was extended to 8.30pm, but they actually remained on until 10.30 pm, with light clearly seen from the road.

If permission were to be granted there should be a condition that external and internal lighting be tuned off when no work is taking place in the building, that late night working should take place in the main building and that screening and hedging be sufficient to screen the buildings.

Members asked whether Mr Wharton accepted that the site was managed in an exemplary manner.

Mr Wharton advised that management of the site was not an issue as it was well managed with good employees. He was just concerned about the size of the building.

The Vice-Chairman thanked Mr Wharton for his presentation.

Mr Michael Yarrow, Dermal Laboratories, thanked the Vice-Chairman for the opportunity to address the Committee in support of application 18/00338/FP.

Mr Yarrow informed Members that:

· Dermal Laboratories was an independent family owned company that undertook research and development of products relating to skin disease.;

· They had been at Tapmore Place since 1970;

· They regarded themselves as custodians of the grounds and environment for future generations;

· Activities at the site included administration, research, drug licensing and marketing, being peaceful and quiet work;

· Additional space was required which would enable modest growth;

· More and more time was spent in meetings, which needed audio visual facilities;

· There would be a vey small percentage increase in traffic and the site would be empty on weekends and bank holidays;

· The extension would be a long way away from neighbours;

· The design of the building was highly sustainable, would be in sympathy with the existing building and would have many environmentally friendly features;

· They would work with NHDC on a Landscaping Plan;

· They would continue to look after the grounds;

· They had given no assurances regarding expansion and would not have done so;

· They would expand in a measured and modest way;

· They had developed other sites and were not focussing all expansion on Gosmore;

· They would deal with additional conditions if imposed.

Mr Yarrow concluded by asking the Committee to look favourably on the application.

Members asked for clarification regarding when internal and external lights were on at the site and queried what type of tree would be removed and what trees would replace it.

Mr Yarrow advised that Dermal were conscious of light pollution and had configured lighting to take account of the environment and habitat.

All outside lights were low level and they already had lights that were automatic.

They were sad to have to remove a Chestnut tree but would be planting broad leafed trees to replace it.

They had husbanded the woodland since being on the site and have planted many trees as well as snowdrops.

The Vice-Chairman thanked Mr Yarrow for his presentation.

Members queried whether lighting on the site could be conditioned.

The Senior Planning Officer advised that Dermal kept normal office hours and it was not seen as necessary to add acondition regarding lighting and if there were a condition regarding lighting this would effectively stop staff from working once the lights were off.

When the building was unoccupied internal lights were switched off.

The Senior Planning Office advised that this site was not in the Area of Outstanding Natural Beauty nor was it in the Green Belt, it was however close to it.

Members considered that the extension would have little effect. There may be a small effect on the flora and fauna but the applicant would keep those issues to a minimum.

It was moved and seconded that the application be granted planning, subject to appropriate conditions. Upon being put to the vote, it was