Content

RESOLVED: That application 24/02889/FP be
GRANTED planning permission subject to the reasons and
conditions set out in the report of the Development and
Conservation Manager, with the removal of clause
(A), the addition of Conditions 50 to 53 and related
Informative,  the amendments to
Conditions 3 to 5, Condition 16, Condition 18, Condition 23,
Condition 25, Condition 35, Condition 36, and the combining of
Conditions 27 and 49, as follows:
 
‘Condition 50
 
All
development shall be constructed in accordance with the submitted
and approved Flood Risk Assessment (dated 6 December 2024), this
includes all new residential dwellings to have a finished floor
level raised a minimum of 300mm above any flood level and 150mm
above the surrounding proposed ground level unless otherwise first
approved in writing by the Local Planning Authority.
 
Reason: To
ensure the flood risk is adequately addressed and not increased in
accordance with NPPF and Policies of North Herts
Council.
 
Condition
51
 
Prior to
the commencement of development, construction drawings of the
surface water drainage network, associated sustainable drainage
components and flow control mechanisms and a construction method
statement shall be submitted and agreed in writing by the local
planning authority. The scheme shall then be constructed as per the
agreed drawings, method statement, Flood Risk Assessment (dated 6
December 2024) and Technical Memorandum (dated 23 May 2025) and
remaining in perpetuity for the lifetime of the development unless
agreed in writing by the Local Planning Authority. No alteration to
the Page 3 Agenda Item 5 agreed drainage scheme shall occur without
prior written approval from the Local Authority.
 
Reason: To
ensure that the development achieves a high standard of
sustainability and to comply with NPPF Policies of North Herts
Council.
 
Condition
52
 
The
development hereby approved shall not be occupied until details of
the maintenance and management of the sustainable drainage scheme
have been submitted to and approved in writing by the Local
Planning Authority. The drainage scheme shall be implemented prior
to the first occupation of the development hereby approved and
thereafter managed and maintained in accordance with the approved
details in perpetuity. The Local Planning Authority shall be
granted access to inspect the sustainable drainage scheme for the
lifetime of the development. The details of the scheme to be
submitted for approval shall include:
 

I.            
a timetable for its implementation

II.          
II. details of SuDS
feature and connecting drainage structures and maintenance
requirement for each aspect including a drawing showing where they
are located.

III.         
a management and maintenance plan for the
lifetime of the development which shall include the arrangements
for adoption by any public body or statutory undertaker, or any
other arrangements to secure the operation of the sustainable
drainage scheme throughout its lifetime. This will include the name
and contact details of any appointed management
company.
 
Reason: To
ensure that the development achieves a high standard of
sustainability and ensure the flood risk is adequately addressed
for each new dwelling and not increased in accordance with NPPF and
Policies of North Herts Council.
 
Condition
53
 
Upon
completion of the surface water drainage system, including any
SuDS features, and prior to the first
use of the development; a survey and verification report from an
independent surveyor shall be submitted to and approved in writing
by the Local Planning Authority. The survey and report shall
demonstrate that the surface water drainage system has been
constructed in accordance with the details approved pursuant to
condition 51. Where necessary, details of corrective works to be
carried out along with a timetable for their completion, shall be
included for approval in writing by the Local Planning Authority.
Any corrective works required shall be carried out in accordance
with the approved timetable and subsequently re-surveyed with the
findings submitted to and approved in writing by the Local Planning
Authority.
 
Reason: To
ensure the flood risk is adequately addressed, not increased and
users remain safe for the lifetime of the development in accordance
with NPPF and Policies of North Herts Council.
 
Informative
 
“For
further advice on what we expect to be contained within the FRA
and/ or a Drainage Strategy to support a planning application,
please refer to the Validation List and Profroma on our surface water drainage webpage

https://www.hertfordshire.gov.uk/services/recycling-waste-and-environment/water/surface-water-drainage/surface-water-drainage.aspx
this link also includes HCC’s Flood Risk Management policies
on SuDS in Hertfordshire. We do expect
the Validation List to be submitted to the Local Planning Authority
and LLFA to show you have provided all information and the Proforma
to the LLFA to summarise the details of the proposed
development.
 
Both FEH13
and FEH22 are currently accepted to support drainage modelling
calculations. For the avoidance of doubt the use of FSR and FEH1999
data has been superseded and therefore, use in rainfall simulations
are not accepted.”
 
Condition
3
 
“Highways
 
No
development shall commence until full details (in the form of
scaled plans and / or written specifications) have been submitted
to and approved in writing by the Local Planning Authority to
illustrate the following:
 

    
i.       
Roads, footways.

   
ii.       
Cycleways.

 
iii.       
Foul and surface water drainage.

 
iv.       
Visibility splays

  
v.       
Access arrangements

 
vi.       
Parking provision in accordance with parking
locations plan DES-716-110 Rev 3

 vii.       
Loading areas.

viii.       
Turning areas.
 
Reason: To
ensure suitable, safe and satisfactory planning and development of
the site in accordance with Policy 5 of Hertfordshire’s Local
Transport Plan (adopted 2018).”
 
Condition
4
 
“Prior to the first occupation of the development hereby
permitted the vehicular and active travel accesses shall be
completed and thereafter retained as shown on Transport Assessment
drawing numbers (PL101 Rev - , PL102 Rev
- & PL103 Rev ) in accordance with
details/specifications to be submitted to and approved in writing
by the Local Planning Authority in consultation with the highway
authority. Prior to use appropriate arrangements shall be made for
surface water to be intercepted and disposed of separately so that
it does not discharge from or onto the highway
carriageway.
 
Reason: To
ensure satisfactory access into the site and avoid carriage of
extraneous material or surface water from or onto the highway in
accordance with Policy 5 of Hertfordshire’s Local Transport
Plan (adopted 2018).”
 
Condition
5 
 
“Surface Water
 
Prior to
first occupation of the development hereby permitted, arrangement
shall be made for surface water from the proposed development to be
intercepted and disposed of separately so that it does not
discharge onto the highway carriageway. Reason: To avoid the
carriage of extraneous material or surface water from or onto the
highway in accordance with Policy 5 of Hertfordshire’s Local
Transport Plan (adopted 2018).”
 
Reason: To
avoid the carriage of extraneous material or surface water from or
onto the highway in accordance with Policy 5 of
Hertfordshire’s Local Transport Plan (adopted
2018).”
 
Condition
16
 
“Ecological Enhancements
 
No
development shall take place until an Ecological Enhancement Plan
(EEP) for the creation of new wildlife features such as
hibernacula, the inclusion of integrated bird/bat and bee bricks,
at a rate equivalent to one per unit, in buildings/structures and
hedgehog holes in fences, as informed by the December 2024
Ecological Impact Assessment, has been submitted to and approved in
writing by the local planning authority. The approved
Ecological Enhancement Plan shall be implemented on site.
 
Reason: To
conserve and enhance biodiversity in accordance with Policy NE4 of
the North Hertfordshire District Local Plan
2011-2031.”
 
Condition
18

 
“Fencing
 
Notwithstanding the
approved plans, details of the proposed fencing along the western
boundary (adjacent to the woodland) shall be submitted to and
approved in writing by the Local Planning Authority. The approved
details shall be implemented on site and permanently
maintained.
 
Reason: In the interests
of ecology and visual impact in accordance with Policies D1 and NE4
of the North Hertfordshire Local Plan.”
 
Condition
23
 
“Land contamination
 
Prior to
any permitted dwelling being occupied a validation report shall be
submitted and approved in writing by the Local Planning Authority
to demonstrate the effectiveness of any agreed Remediation Strategy
(agreed under condition 22). Any such validation shall include
responses to any unexpected contamination discovered during
works.
 
Reason: To
protect human health and to ensure that no future investigation is
required under Part 2A of the Environmental Protection Act
1990.”
 
Condition
25
 
“Noise
 
The
development shall be constructed in accordance with the submitted
plans including the noise mitigation scheme as set out in the
submitted MEC Ltd noise assessment report dated March 2025
(25521-ENV-0402 Rev B).
 
Reason: In
the interests of protecting living conditions of future occupiers
in accordance with Policy D3 of the North Hertfordshire District
Local Plan 2011- 2031.”
 
Condition
35
 
“EV charging points
plan
 
Prior to the first
occupation of the development hereby approved details of siting,
number and design of the Electric Vehicle Charging Points shall
have been submitted to and approved in writing by the Local
Planning Authority. The approved details shall thereafter be
installed prior to the occupation of each dwelling and permanently
retained thereafter. Each of the proposed new dwellings shall have
an Electric Vehicle (EV) charging point. Proposals should also be
made for the provision of EV charging within other public parking
areas of the proposed development.
 
Reason: To avoid
obstruction of the footpaths and in the interests of good urban
design/visual impact in accordance with Policy D1 of the North
Hertfordshire District Local Plan 2011-2031.”
 
Condition 36
 
“Cycle parking
 
No development shall
commence until details of the cycle parking in accordance with
DES-716-265-0 (Bins and Cycle Storage Plans and Elevations) and
DES-716-110-3 Parking Location Plan have been submitted to and
approved in writing by the Local Planning Authority. The cycle
parking provision shown shall accord with the guidance in LTN 1/20
on Cycle Infrastructure Design as a minimum unless local cycle
parking standards are greater. The development or any phase of the
development, whichever is the sooner, shall not be occupied until
the cycle parking has been constructed and completed in accordance
with the approved details and shall thereafter be kept free of
obstruction and permanently available for the parking of cycles
only.
 
Reason: To ensure the
provision of cycle parking that meets the needs of occupiers of and
visitors to the proposed development in compliance with the
guidance in the Hertfordshire Place & Movement Planning and
Design Guide and LTN1/20 on Cycle Infrastructure Design as a
minimum, and in the interests of encouraging the use of sustainable
modes of transport in accordance with Policies 1, 5 and 8 of
Hertfordshire’s Local Transport Plan (adopted 2018) and in
the interests of good urban design/visual impact in accordance with
Policy D1 of the North Hertfordshire District Local Plan
2011-2031.”
 
Condition 27
 
“Landscape
Management Plan
 
No development above
ground level shall take place until a landscape management plan,
including long term design objectives, management Page 7
responsibilities and maintenance schedules and periods for all soft
landscape areas (other than privately owned domestic gardens)
together with a timetable for the implementation of the landscape
management plan, has been submitted to and approved in writing by
the Local Planning Authority. The landscape management plan shall
cover the management and maintenance of all areas of open space (to
include parks, greenways, play areas, informal open space,
seminatural green space). Details to be submitted shall
include:
 

a)          
Management organisation;

b)          
Details of landscape management and maintenance plans;

c)          
Details of planting, grass cutting, weeding and pruning;

d)          
Management of sustainable urban drainage features;

e)          
Inspection, repair and maintenance of all hard landscaping and
structures;

f)           
Management, monitoring and operational restrictions; and

g)          
Maintenance and planting replacement programme for the
establishment period of landscaping.
 
The landscape management
plan shall be carried out in accordance with the approved details
and timetable. The open spaces provided shall be retained for their
intended purpose and in accordance with the approved management
plan unless otherwise agreed in writing by the Local Planning
Authority.
 
Reason: To ensure the
longevity of the landscaping scheme and protect the visual amenity
and character of the area, in accordance with Policies SP12, NE6
and GA1 of the North Hertfordshire District Local Plan
2011-2031.’