date of meeting: 10 november 2016 application no: … · equestrian equipment and hard standing....

Date of Meeting: 10 November 2016 APPLICATION NO: 16/0160/FUL DATE OF APPLICATION: 2 February 2016 STATUTORY START DATE: 3 February 2016 SITE LOCATION Caldecote Farm, Caldecote Lane, Bushey, Hertfordshire,WD23 4EF DEVELOPMENT Demolition of existing equestrian facility, removal of hardstanding, buildings and structures. Redevelopment of site to provide 5 no. detached four bedroom dwellings and 4 no. three bedroom apartments together with new access from Hilfield Lane South, associated car parking and landscaping. AGENT APPLICANT No Agent Mr Ian Mutch

Innovation Centre Medway Maidstone Road Chatham Kent ME5 9FD

WARD: Bushey Heath

GREEN BELT: Yes

CONSERVATION AREA: LISTED BUILDING : No

TREE PRES. ORDER:

No 1.0 Summary of Recommendation 1.1 That powers be delegated to the Head of Planning and Economic

Development to grant planning permission, subject to the receipt of an agreement or unilateral undertaking under Section 106 of the Town and Country Planning Act by 24th November 2016, or at a later date to be agreed in writing.

1.2 Should the agreement or unilateral undertaking under Section 106 not be

completed and signed within this timescale it is recommended that the Development Team Managers be given delegated powers to refuse the planning application, for the reason set out below:

Policy CS4 of the Core Strategy 2013 requires that development of 5 or more

residential units deliver a percentage of these units as Affordable Housing. In this location, 35% of the total development should be delivered as affordable. The Council have recent evidence through the publication of its Strategic

Housing Market Assessment (SHMA) in February 2016 that details a significant local need for Affordable Housing in the Borough. This evidence represents a significant material consideration which should be afforded due weight in decision making. The proposed development has therefore failed to provide the required level of affordable housing on site contrary to Policy CS4 of the Core Strategy 2013 and the Affordable Housing SPD 2015.

2.0 Application site/Surrounding Area 2.1 The site, which is broadly L-Shaped is located on the eastern extremity of

Bushey Heath to the north of the main Elstree Road (A411) with the M1 Motorway 200 metres to the north east. There are open fields to the north east and north west of the site – some of which are directly connected to the operation of the Livery, whilst to the south and south east are residential properties and plots of varying size, style, age and character. Topographically the surrounding land slopes gently down towards the north west from the site which itself is largely level. There are extensive sections of hedgerow and mature trees around the site although no trees on the site enjoy formal TPO status.

2.2 Currently access is gained from both Caldecote Lane to the south east of the

site and Hillfield Lane South to the east of the site. Both are relatively narrow lanes ‘rural’ in character with width varying between 4.5 and 6.0 metres. Public transport to and from the site would be gained from Elstree Road which has frequent bus services to Watford and Borehamwood.

2.3 Site coverage is mainly concentrated to the west of the site with extensive

areas of stabling and staff accommodation. Most of these buildings are single storey however the Indoor Training area which has by far the largest building footprint is the equivalent of two storeys and this height is exacerbated by the aforementioned drop in land levels to the north west.

2.4 Nearby residential property is generally to the south and east. The site

broadly wraps around Caldecote Cottage, a locally listed property which sits within a large plot. To the south west of the site immediately adjacent to the site is Crest Lodge, a single storey residential building. Another significant residential property is ‘Caldecote’, a Grade II listed Manor house which is sited within extensive grounds on the eastern side of Hillfield Lane South. It is largely obscured from view by extensive tree cover.

3.0 Proposal 3.1 The application seeks permission for the redevelopment of the existing

equestrian centre through the demolition of the existing buildings on the site and the erection of 5 no. detached four bedroom dwellings and 4 no. three bedroom apartments together with new access from Hillfield Lane South, associated car parking and landscaping.

3.2 The application has been brought to planning committee due to the number of

proposed units (9) being over the threshold for a delegated decision.

Key Characteristics

Site Area 0.925 ha

Density 10.2 dph

Mix N/A

Dimensions See submitted plans

Numbers of Car Parking Spaces

25 proposed

Any other relevant statistical information as appropriate 4.0 Relevant Planning History: Reference number Description Outcome and date

67/0001/APP Appeal: OUTLINE APPLICATION. REPLACE THE OLD FARMHOUSE WHICH HAD RECENTLY TO BE DEMOLISHED OUT OF NECESSITY

Appeal Dismissed 18 December 1967

15/0902/FUL Change of use from livery stables to residential. Demolition of existing buildings, removal of equestrian equipment and hard standing. Construction of 15 no. new dwellings, new access and associated garages, car parking and landscaping.

Application Withdrawn 29 October 2015

15/1431/HCC Application for variation of condition 2 (approved plans) for application reference 0/0883-13 to amend final levels to accommodate high pressure gas main (HCC Consultation)

Raise No Objections 23 November 2015

TP/13/1578 Retrospective application for partial change of use of equestrian centre to A3 use (cafe); Extension of existing balcony area and installation of additional fire escape staircase (Revised Application).

Grant Permission 22 August 2013

TP/13/0883 Application for the creation of an equestrian cross country training area, show jumping and dressage area, including

Raise No Objections 14 May 2013

the importation of inert material at Caldecote Farm Livery (Consultation from Hertfordshire County Council).

TP/12/1176 Partial change of use of equestrian centre to A3 use (Cafe) (Amended plans received 10/12/12).

Refuse Permission 4 February 2013

TP/11/2254 *Electronic documents only, no paper file_ Application for premises licence. (Consultation from Licensing Officer).

Raise No Objections 23 December 2011

TP/77/0638 ERECTION OF PRECAST PORTAL FRAME EXTENSION

Refuse Permission 25 April 1978

TP/66/2738 ERECTION OF INDOOR RIDING ACADEMY

Approval 3 April 1967

TP/68/2979 EXTENSION TO BUILDING USED AS INDOOR RIDING SCHOOL_

Approval 14 January 1969

TP/67/1318 ERECTION OF STABLE BLOCK

Approval 13 June 1967

TP/66/2569 OUTLINE APPLICATION. REPLACE THE OLD FARMHOUSE WHICH HAD RECENTLY TO BE DEMOLISHED OUT OF NECESSITY

Refuse Permission 20 February 1967

TP/75/0256 RENEWAL OF PLANNING PERMISSION FOR FIVE CARAVANS

Approval 11 August 1975


Approval 30 May 1978



TP/76/0686 PROPOSED EQUESTRIAN TRAINING AND EXERCISE AREA.

Approval 7 February 1977

TP/81/0149 RETENTION OF RADIO MAST


TP/84/0127 IMPLEMENT STORE


TP/56/1773 USE SITE FOR FIVE CARAVANS

Grant Permission 24 April 1957

5.0 Notifications In Support Against Comments Neighbours

Notified Contributors Received

1 5 0 36 6

5.1 Objections to the scheme can be summarised as follows:

Scheme is still too dense;

Separation distances insufficient with resultant impact on neighbouring amenity particularly outlook and privacy;

There will be loss of historic fabric, particularly historic farmstead walls;

Proposed garages and car barns are too high and dominant;

The proposed car park is too obtrusive;

The proposals would impact on the openness of the Green Belt;

The houses generally are too dominant;

There would be excessive dirt, noise and disturbance from the construction process.

Notices Site Notice (Generic) Expiry Date: 17 November 2016 Press Notice: Watford Observer Post date: 12 February 2016 6.0 Consultations

Natural England Consultation Service Consulted: 4 February 2016

Comments: Made comment 9 February 2016

Hertfordshire Ecology Consulted:

Comments: Concur with Survey that no bats either roost or shelter in site buildings and overall site appears to support little intrinsic ecological interest. No further requirement for ecologist input or presence during any demolition. Informative proposed. 18 February 2016

Building Control Consulted: 4 February 2016

No Response received.

Senior Traffic Engineer Consulted: 4 February 2016


CPZ - Parking Operations Consulted: 8 February 2016


Drainage Services Consulted: 4 February 2016

Comments: No objection in principle with relevant Drainage condition recommended to be

attached to any planning permission. 11 February 2016

Environmental Health & Licensing Consulted: 4 February 2016

Comments: Contaminated Land condition recommended due to proximity to a historical landfill site. 21 March 2016

Housing - Affordable Housing Coordinator Consulted: 4 February 2016


Waste Management Services Consulted: 4 February 2016

Comments: Objection on the grounds of a small section of access road being insufficient in width and proposed apartment block dwellings feature no dedicated waste storage area. 24 February 2016

Tree Officer Consulted: 4 February 2016


Highways HCC Consulted: 4 February 2016

Comments: Support the application as likely to result in a reduction in traffic movements and benefit to highway safety. Construction Management Plan condition and Section 278 Informative recommended. 25 February 2016

Hertfordshire Fire & Rescue Service Consulted: 4 February 2016


EDF Energy Networks Consulted: 4 February 2016


National Grid Company Plc Consulted: 4 February 2016


Thames Water Development Planning Consulted: 4 February 2016

Comments: Advised that with regard to sewerage infrastructure capacity there is no objection to the planning application. 8 February 2015

Affinity Water Consulted: 4 February 2016


The Hertfordshire Environmental Records Centre Consulted: 4 February 2016


HCC Spatial Planning And Economy Unit Consulted: 4 February 2016

Comments: No objection subject to the imposition of a sustainable Waste Management Plan Condition on any planning permission. 17 February 2016

Asset Management - Parks & Cemeteries Consulted: 4 February 2016


Herts & Middlesex Wildlife Trust Consulted: 4 February 2016


Housing Services Manager Consulted: 4 February 2016


NHS England Consulted: 4 February 2016


NHS England (CCG) Consulted: 4 February 2016


Health & Community Services Management Board (HCC) Consulted: 4 February 2016


Senior Flood Risk And SuDS Officer (HCC) Consulted: 23 February 2016

Surface Water Drainage Assessment Required without which Refusal is recommended. (Updated comments 1 November 2016 indicating Hertsmere BC are to consider matter as appropriate)

Highways England Consulted: 4 February 2016

Comments: No objection 4 February 2016

CIL (William Myers) Consulted: 4 February 2016


Clayton De Beauville (Policy -CIL) Consulted: 4 February 2016


Planning Obligations Officer Consulted: 4 February 2016


Health & Safety Executive Consulted: 4 February 2016


Sport England Consulted: 4 February 2016

Comments: Proposed development not within Statutory or Non-statutory remit however full consideration should be given to ensure the proposals meet the requirements of the NPPF on loss of sports facilities. 5 February 2016

Herts Constabulary Crime Prevention Design Service Consulted: 4 February 2016

Comments: No objection with recommendation that scheme meets Secured By Design standards and Approved Document Q Building Regulations. 12 February 2016

7.0 Policy Designation Green Belt 8.0 Relevant Planning Policies

National Planning Policy Framework (NPPF) 2012 Planning Practice Guidance 2014 Hertsmere Core Strategy 2013 SP1 - Creating sustainable development SP2 - Presumption in favour of sustainable development CS1 - The supply of new homes CS2 - The location of new homes CS3 - Housing delivery and infrastructure CS4 - Affordable housing CS7 - Housing mix CS12 - The enhancement of the natural environment CS13 - The green belt CS14 - Protection or enhancement of heritage assets CS15 - Promoting recreational access to open spaces and the country CS16 - Environmental impact of development

CS17 - Energy and CO2 reductions CS19 - Key community facilities CS21 - Standard charges and other planning obligations CS22 - Securing a high quality and accessible environment CS24 - Development and accessibility to services and employment CS25 - Accessibility and parking CS26 - Promoting alternatives to the car Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016)

SADM3 - Residential Developments SADM11 - Biodiversity and Habitats SADM13 - Trees, Landscaping and Development SADM14 - The Water Environment SADM15 - Flood Risk SADM16 - Sustainable Drainage Systems SADM18 - Water Supply and Waste Water SADM20 - Waste Storage in New Development SADM21 - Environmental Pollution and Development SADM23 - Green Belt Boundary SADM27 - Development Standards in the Green Belt SADM30 - Heritage Assets SADM31 - Design Principles SADM33 - Key Community Facilities SADM38 - New and Improved Public Open Spaces SADM41 - Highway and Access Criteria for New Development Hertsmere Local Plan Saved Policies 2003 C4 - Development Criteria in the Green Belt E7 - Trees and Hedgerows - Protection and Retention E16 - Listed Buildings - Development Affecting the Setting of a Listed Building L6 - Sports Facilities Supplementary Planning Document Affordable Housing Biodiversity, Trees and Landscape Parking Standards Planning and Design Guide - Part D Guidelines for Development Other Guidance Technical note - Waste storage provision requirements for new residential developments

9.0 Key Issues

Principle/Green Belt;

Loss of sporting facility;

Affordable housing;

Design, impact on visual amenity and impact on listed buildings;

Access, highway implications and car parking;

Residential amenity, amenity provision and internal dimensions;

Trees and landscaping;

Other matters;

Community Infrastructure Levy;

Public sector equality duty.

10.0 Comments Principle of development Green Belt policy

10.1 The application site is located within the Green Belt. The NPPF (2012) states that the fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently open. Inappropriate development is, by definition, harmful to the Green Belt, and should not be approved except in very special circumstances. Very special circumstances will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations.

10.2 Paragraph 89 of the NPPF states that Local Planning Authorities should

regard the construction of new buildings as inappropriate in Green Belt. Exceptions to this include “limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt and the purpose of including land within it than the existing development.”

10.3 Policy CS13 of the Core Strategy (2013) and Policy C1 of the Local Plan

(2003) seek to control any development in the Green Belt and ensure urban sprawl is prevented by keeping land permanently open. Policy SADM27 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and policy C4 of the Local Plan (2003) set out criteria for development in the Green Belt.

Redevelopment of a previously developed site/Green Belt openness 10.4 Previously developed land is defined in the NPPF as land which is or was

occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure, where they have not blended into the landscape over time.

10.5 The existing farm is made up of a number of buildings comprising primarily the

following:

Indoor arena (for exercise, schooling, events and a first floor a judge’s box and viewing gallery);

3 bedroom bungalow;

2 bedroom staff flat;

2 no. mobile homes;

Open air ‘manege’ (exercise area at approximately 1077 sqm);

2 circular horse exercisers;

Stable building;

Store Building and;

Ancillary buildings (Office, reception and staff buildings)

The majority of the site of the site is currently hardsurfaced. The application site can therefore be accurately described as previously developed. The development proposed seeks to demolish all of the existing site coverage and erect 9 dwellings arranged loosely around the existing building footprints. Thus, there is no in-principle objection to the redevelopment of the site. However, in order for the proposed development to be considered appropriate, it must not have a greater impact on the openness of the Green Belt. The table below outlines details of the percentage change between the previously developed land on the site and the proposed development.

Existing Proposed

% change

Footprint 2,490m2 1,373m2 - 45% Floor area 2,420m2 2,263m2 -6.5%

Volume 11,757m3 8,693m3 -26%

Hardsurfacing I.e.Impermeable

4,110m2 1,874m2 -60%

10.6 As can be seen from the table, the development would result in a significant

decrease in the total hardstand, floorspace, footprint and volume of the existing built form. It is therefore considered that, due to the reduction in the built form and hardstanding on the site together with the proposed footprint following a similar pattern of development to the existing site, there would be neutral impact on the openness of the Green Belt.

10.7 The proposed development is redevelopment of a brownfield site in the Green

Belt and would not have a greater impact on the openness of the Green Belt than the existing development. The development satisfies the tests of paragraph 89 of the NPPF and complies with policies C1, SADM23 and CS13 and is not considered to be inappropriate development within the Green Belt.

Loss of sporting facility 10.8 Paragraph 74 of the NPPF states that existing open space, sports and

recreational buildings on land, including playing fields, should not be built on unless –

An assessment has been undertaken which has clearly shown the open space, buildings or land to be surplus to requirements

The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location

The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss.

10.9 Policy CS19 of the Core Strategy, in addition to resisting the loss of facilities

unless it can be demonstrated that they are surplus to local needs/fit for purpose, also requires it to be demonstrated that there is no reasonable scope for alternative community uses to be provided. The proposed development would result in the loss of a former equestrian centre (sporting facility).

10.10 The application has been submitted with a Facility and Needs Assessment

prepared by Acorus Rural Property Services. The document provides an assessment of the current condition of the equestrian facilities and accords with Sport England’s Assessing Needs and Opportunities guidance. The Building Condition Report and Needs Assessment provides the following information:

There is no sign of recent investment other than to the café area;

Of the existing stabling facilities around 33% in stable numbers fell below minimum sizes recommended in the DEFRA ‘Code of Practice for the Welfare of Horses, Ponies, Donkeys and their Hybrids’. Only a small number amounting to around 16% of the stables were actually suitable for horses when assessed against the above Code;

All of the buildings on site required some refurbishment/repair although in a number of cases this would be unviable as the buildings have reached the end of their useful life;

Some stable blocks have corrugated metal sheeting which is not recommended for stables due to condensation leading to health problems. Other roofs are felted and in need of replacement or appear asbestos based so could not be repaired;

Caldecote Farm Livery accounts from 2010 to 2015 indicated a deficit in the balance sheet (i.e. liabilities exceeded assets) although the position had reversed by 2015 with a small surplus shown;

The retained profit and loss in 2010 also shows a deficit indicating more money was being withdrawn than profit made although this had improved by 2015 with profits shown although overall profit figure was low (£48k over 6 years);

Rent paid by the current operators is low (£7000 pa) and were that rent to be anything approaching normal market rent it is highly unlikely the business would be profitable;

A search of equestrian facilities within an approximate radius of 70 km was undertaken and an assessment of other liveries and equestrian centres made from publically available information. Nearby facilities at Patchett’s Green and South Medburn Farm which have been granted planning permission by Hertsmere Borough Council were not included in the Assessment. The facilities offered at the other equestrian centres were wide ranging and matched those of the application site. All sites contacted had vacancies for livery, albeit these vacancies were limited in number.

10.11 The Assessment concludes that Caldecote Farm Livery is an extensive facility that appears well used. However the majority of the facilities are suited mainly to ponies and were the site to remain as a livery yard, extensive investment would be required to bring the stabling facilities up to a standard which would ensure a sustainable future. The Report concludes that were Caldecote Farm Livery to close its current operations there is a sufficient capacity in other local equestrian facilities to negate any impact of its closure. Without significant investment the site is unlikely to survive in its current format in the long term.

10.12 On the basis of the above officers are satisfied that a satisfactory justification

for the loss of the equestrian facility has been put forward through the submission of a needs assessment. The proposal therefore satisfies the criteria of paragraph 74 of the NPPF, policy L6 of the Local Plan (2003) and Policy CS19 of the Core Strategy, in so far as sufficient justification has been provided that the centre is surplus to requirements.

Affordable Housing 10.13 Policy CS4 of the Core Strategy 2013 and the Affordable Housing SPD 2015

seek a provision of affordable housing on qualifying sites. In this location, developments of 5 or more units would be required to deliver 35% of units as affordable. Therefore for this development, there is an expectation that of the dwellings proposed, 3 would be delivered as affordable.

10.14 The Affordable Housing SPD indicates that alternatives to on-site provision

will only be agreed exceptionally where off-site alternatives are considered to be the best way to achieve the delivery of more affordable units. The alternatives include provision of units on an alternative site, or purchase of land for the Council or a Received Provider. Financial contributions are considered an inefficient and resource–intensive method of providing Affordable Housing in the Borough and the Council will only agree to the provision of a commuted sum in exceptional circumstances.

10.15 The applicant has submitted a viability report detailing that there are a number

of exceptional circumstance present which would preclude any on-site provision of affordable housing. The report then examines alternative options available to developers to deliver affordable housing in the Borough through Hertsmere’s Sequential approach set down in the above referred Affordable Housing SPD. The report states that provision of affordable units on alternative ‘donor site’ or purchase of land or existing housing units for a Registered Provider or the Council was unviable. The report concluded that a wholly market sale scheme would be marginally unviable and no affordable housing or affordable housing contribution could be supported.

10.16 On the basis of these findings the Council commissioned its Viability

consultants BNP Paribas to examine the Viability report and subsequent correspondence between the Council and the developer. BNP Paribas have concluded that the proposed development generates a significant uplift whereby the scheme can viably provide a policy compliant contribution of £748,340 towards affordable housing. The developer has now accepted this figure and is willing to enter into a section 106 agreement to ensure the contribution is secured.

10.17 Correspondence pertaining to a previous residential application by the same

developer (which was withdrawn in 2015) shows that officers indicated to the applicant that a commuted sum may be acceptable. It is believed that on-site provision may have been discounted at that time because of indications from the Council’s Housing Team that either the sales values of the dwellings would make intermediate forms of ownership unviable or that Registered Providers would foresee management difficulties of a relatively small number of social rent units in this location.

10.18 On the basis of these discussions and the approach adopted by officers in

2015 a commuted sum approach is considered the most appropriate way forward for this development and one which would ensure the scheme would comply with the NPPF 2012, Policy CS4 of the Core Strategy 2013 and the Affordable Housing SPD 2015.

Design, impact on visual amenity and impact on heritage assets 10.19 Policy CS22 of the Core Strategy 2013, Policy SADM31 of the Site Allocations

and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and the NPPF 2012 all seek to ensure that any new development respects or improves the character of its surroundings. Policy SADM30 and Policy E13 states that the Council will not support development proposals which would materially harm the setting or endanger the fabric of a listed building. This guidance is also reiterated in Part D of the Planning and Design Guide 2013 and the NPPF 2012.

Impact on Heritage Assets 10.20 The development will be in close proximity to an undesignated heritage asset,

the locally listed Caldecote Cottage. This large residential dwelling is set within relatively extensive plot/grounds. It is not considered that its significance will be diminished through the proposals largely because of the poor quality of buildings and site coverage that currently exist on the site. It can be argued that the setting of Caldecote Cottage would be improved by the development. Similarly it is considered that the setting of the Grade II listed ‘Caldecote’ Manor house on Hillfield Lane South will remain unaffected by the development and there will be little or no harm caused by the development. The property is set back behind Hillfield Lane South some 30/40 metres and there is extensive planting and mature tree coverage which largely obscures the property itself when sited on the public road.

Impact on visual amenity

Layout 10.21 The existing site comprises an L-shaped plot of land and contains a large

indoor arena, residential units, car parking and stable blocks broadly concentrated towards the south west. In addition to the buildings, the site also comprises a large open air ‘manege’ exercise area which is floodlit, 2 no. circular horse exerciser and large amounts of hardstanding. The site partly

wraps around Caldecote Cottage, a large stand-alone residential plot as described above.

10.22 The approach to the layout of the proposed development has been to broadly

replicate the existing built form footprint on the site concentrating dwellings to the south and west of the site. Plot 1, which will feature a part-single, part-two storey 4 bedroom property fronting Caldecote Lane will essentially be infill development and will sit between the existing single storey Crest Lodge and the aforementioned two storey Caldecote Cottage.

10.23 Proposed Plots 2 and 3, both to the western extreme of the site will be one

and a half storey, 4 bedroom houses and feature main gardens to the front and side reducing residential and domestic garden ephemera being visible from the Green Belt. Plots 4-7 are within the apartment blocks which are sited on the northern boundary of the site and are at two storeys with a shallow pitched roof. Adjacent to these are a communal amenity area and a car park which will serve the apartment block occupants and guests. Opposite the car park within the site are Plots 8 and 9 which are two storey in height also featuring a single storey car barn with a pitched roof.

10.24 Large areas of soft landscaping are proposed to the eastern side of the site

adjacent to Hillfield Lane South access road. There is a minor access road to Plot 1 from Caldecote Lane however the main access road will be from Hillfield Lane South. This road will also feature a pedestrian walkway with a narrow ‘shared surface’ to facilitate easy access to communal open space.

10.25 The existing farm buildings are utilitarian and functional in appearance with

the indoor arena building presenting an industrial and heavily obtrusive edge to the Green Belt. With appropriate planting and perimeter landscaping detail it is considered that the proposed layout would result in an adequately contained development. Given the existing built form on site, the application represents an opportunity to significantly soften the perimeter arrangement. Allied to this, the proposed layout with its low density building coverage, carefully sited public and private amenity space and discreet access road is considered appropriate for this Green Belt, semi-rural location.

Architectural approach and built form 10.26 As already indicated the existing site in built form terms comprises numerous

poor quality single storey stable buildings, varied residential accommodation for staff, again at single storey and a large indoor training arena which has a floor to ridge height of 8.5 metres and features a part-first floor space accommodating a cafe.

10.27 The development proposes 3 distinct dwelling types although in style and

appearance terms all will incorporate typical rural, residential dwelling architectural features acknowledging the sensitivity of the site within the Green Belt. Plot 1 will essentially be a stand-alone dwelling and distinct from the others in that it will present a face to an existing public road, Caldecote Lane. Given it will be sited between the existing single storey Crest Lodge and the two storey Caldecote Cottage, a single/two storey approach is proposed and considered acceptable. Plots 2, 3, 8 and 9 are large family

dwellings set within large plots and featuring a mix of stand-alone and attached garages and car barns. They are all at one and half and two storeys in height. These houses will feature projecting gables, low eaves, prominent chimney stacks and black stained feather edge weatherboarding. There will be plain ‘Farmhouse red’ roof tiling whilst any brickwork at lower plinth level will be fairfaced ‘multi-red’ stretchers. There will also be prominent dormer windows with lead side cheeks and dark stained sash windows. These windows and doors will also be black stained as will gutters and down pipes. Samples of all the above external materials will be required through the imposition of a standard condition requiring details

10.28 The apartment blocks featuring the 4 flats will use largely similar materials to

the houses although will differ from markedly from the houses through shallow pitched mono-pitched roof forms. The northern elevation facing the Green Belt provides a stone ‘effect’ elevation which detail of which will be required through an external materials condition. The same elevation also shows prominent glazed balconies. On this particular elevation officers remain unconvinced as to whether such a feature is appropriate, given the overall ‘rural’ architectural style the wider development has adopted. A review of these features will be sought through consideration of the external materials condition as referred to above.

10.29 The garages and a large car barn will largely borrow materials and style from

the houses. The barn will feature a relatively low pitched roof with pantiles of a similar colour to the houses. It will also include painted timber support beams and a brick plinth.

10.30 Overall, it is considered that the proposed new build dwellings would be of an

appropriate layout and design to be in keeping with the semi-rural nature of the site and would largely respect the local character of the area. The application would therefore comply with the NPPF 2012, Policies CS13 and CS22 of The Core Strategy 2013, Policies SADM3, SADM27, SADM30 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and the Part D of the Planning and Design Guide.

Access, car parking and refuse 10.31 Policy CS25 of the Core Strategy 2013, SADM41 of the Site Allocations and

Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016), the Parking Standards SPD 2014 and the NPPF 2012 seek to ensure that new development provides a suitable access and car parking provision. In addition, SADM20 seeks to ensure adequate waste storage provision in new development.

Access 10.32 The proposed development would utilise two vehicular access points off

Caldecote Lane and Hillfield Lane South. The former would serve Plot 1 alone while the later would lead onto an unadopted driveway serving all other

dwellings. The road will feature a footpath and a small section of raised ‘shared’ surface to allow access for pedestrians to an accessible, landscaped area. Both pedestrian and vehicular surfaces will be permeable and there will be a turning head at the south west end of the road. Following consultation with Hertfordshire County Council there are no in principle objections to the development on highway grounds, specifically where the access Roads meet existing country lanes. Proposed visual splays onto Hillfield Lane South are deemed adequate. A condition on any planning permission relating to the provision of an acceptable Construction Management Plan is proposed.

Car Parking 10.33 The development proposes a mix of 3 and 4 bedroom dwellings. The

Council’s Parking Standards SPD (2014) requires all new residential development to provide adequate off street parking. Car parking provision is determined by the number of bedrooms and the requirements are as follows:

3 bedroom units = 2 spaces per unit

4 bedroom units = 3 spaces per unit

The proposed development comprises the following:

4 x 3 bed units

5 x 4 bed units

The development proposes effectively 4 off-street parking spaces within private garages, carports and on hardsurface areas for the housing element of the development. In terms of the apartment parking 11 spaces are set aside within the at-grade car park. This number meets the 2 spaces per unit requirement whilst also including the additional 0.5 visitor spaces deemed necessary by the Standards SPD. Across the whole development a total of 31 off-street spaces are proposed. The level of parking is considered acceptable to serve the development. Refuse

10.34 Each new house would have a private bin storage area. Original plans

showed the apartment blocks without dedicated refuse storage areas and the Council’s Waste Management team made objection to this omission as well as the small section of raised road surface and width of road into the site. Revised plans show dedicated bin store areas for the apartments which are sufficiently large for all waste provision including recycling facilities. It is considered these storage areas are of a sufficient capacity and close enough to the roadway to be considered acceptable. Notwithstanding this because of these areas earmarked for the refuse stores being relatively prominent, further details will be required through a details condition. It is not considered that the small section of shared surface will present a problem for refuse vehicles nor that the overall width of the road will prevent safe access and egress of those same vehicles into or out of the site.

10.35 Overall, it is considered that the access to the site is acceptable and that the

number of parking spaces provided would satisfactorily serve the future

occupants of the site. In addition, refuse could be suitably collected from the site. The proposed development would therefore comply with Policy CS25 of the Core Strategy 2013, SADM20 and SADM40 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016), Part D of the Planning and Design Guide 2013, the Parking Standards SPD, as amended 2013 and the NPPF 2012.

Residential amenity, amenity provision and internal dimensions 10.36 The NPPF 2012 states that development should seek to secure a good

standard of amenity for all existing and future occupants of land and buildings. In addition, Policy SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and the NPPF seek to ensure that the residential amenities of the neighbouring properties is maintained.

Existing residents 10.37 There are two existing residential dwellings within the vicinity of the site.

These are Crest Lodge to the south west and adjacent to the existing car park and the aforementioned Caldecote Cottage around which the application site curves. In terms of the latter the house grounds are large and the nearest proposed properties (Plots 1, 8 & 9) are over 25-30 metres away. It is not anticipated that existing amenity of the occupants of this property will be detrimentally affected given these distances.

10.38 Crest Lodge is closer to Plots 1 and 2 (6 metres and 12 metres respectively).

The building to building distance between Crest Lodge and the Plot 1 House is relatively small. However there will be no first floor windows overlooking Crest Lodge from the proposed house or its garden which is to the west of the existing property in any case. There will be ground floor windows to the facing flank of the Plot 1 house although appropriate boundary treatment and landscaping will ensure there are no privacy issues in this regard. Main light sources to Crest Lodge are to the north and south and from extensive numbers of rooflights. It is considered that sunlight and daylight levels would not be significantly reduced by the introduction of the Plot 1 house particularly as the nearest element of the property would be single storey. The proposed Plot 2 house has its flank facing the north façade of Crest Lodge. There are no windows in this flank to allow privacy within Crest Lodge to be affected. In terms of outlook and daylight/sunlight it can be noted that there already exists a single storey stable block (with pitched roof) immediately to the north of the property’s boundary. The scheme would remove this feature and take the built form further way from this boundary and in doing so improving outlook and in all likelihood daylight and sunlight levels to Crest Lodge.

10.39 In overall terms it is not considered that these proposed properties (Plots 1,

2, 8 & 9) would detrimentally impact on outlook, privacy or existing levels of sunlight/daylight currently enjoyed by occupants of Crest Lodge or Caldecote Cottage.

Future residents 10.40 Part D of the Planning and Design Guide 2013 contains specific advice

relating to the maintenance of the residential amenities and the quality of internal space for the future occupants of new development.

10.41 In relation to separation distances, the design guide advises that directly

opposing windows serving habitable rooms should be at least 20m away from each other. In addition, where a habitable room faces a blank/flank elevation, a distance of 10m should be achieved. The proposed arrangement with its largely generous distances between each property good plot size allows for these distances to be met and all key separation distances are considered acceptable.

10.42 The design guide requires all new development to have adequate useable

amenity space. The requirements are as follows:

3 bedroom houses – 60sqm

4 bedroom houses – 80sqm

The private gardens proposed for each of the houses and the shared amenity space for the apartment blocks together with the additional landscaped areas would mean the proposals comply with the guidelines.

10.43 With regard to internal dimensions and bedroom sizes, the floor space of each

unit proposed would exceed 200m2 with all bedrooms larger than 12m2 to comply with the guidelines.

10.44 In summary no objections are raised in relation to impact on the amenity of

the existing or future residents and the proposal complies with the NPPF (2012), policy SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Part D of the Planning and Design Guide SPD (2013).

Trees and landscaping

10.45 Policy CS12 of the Core Strategy (2013) and Policy SADM12 of the Site

Allocations and Development Management Policies Plan (2015) state that all development proposals must conserve and enhance the natural environment of the Borough. Policy E7 and policy SADM13 requires trees and hedgerows which contribute to visual amenity to be retained and protected. If development is approved which would result in the removal of trees and/or hedgerows, equivalent and appropriate replacement planting will be required.

10.46 The application site does not contain any trees protected by Tree Preservation

Orders. There would appear to be minimal mature trees or vegetation on site although clearly due to the rural location of the site there are a number of matures trees which surround the site notably within the grounds of Caldecote Cottage and on Hillfield Lane South. No detailed landscaping has been provided with the application although it can be seen that extensive planting is

proposed notably on property boundaries, around the at-grade car park and the two large tracts of accessible, landscaped areas either side of the access road and adjacent to the main estate entrance. Hertfordshire Ecology offer no specific guidance on appropriate planting however it is envisaged that any pre-commencement detail would principally deliver native tree and hedgerows of varying maturity to the communal areas and garden boundaries together with wild flower areas and grassed lawns which would serve as the communal areas.

10.47 In relation to the hard surfacing the main vehicular access road, footpath and

driveways will consist porous concrete block paving. Colour can be determined through a condition requiring sample submission but it is envisaged that generally the access road will likely to be ‘brindle’ with the footpaths ‘buff’.

10.48 In terms of land area set aside for landscaping and its location, officers

consider the plans would be acceptable and the scheme would benefit the surrounding Green Belt area particularly given the existing site coverage. To ensure that an appropriate standard of landscaping is implemented and maintained a suitable condition is recommended to be attached.

Other matters Biodiversity 10.49 Local Planning Authorities have a statutory duty to ensure that protected

species are protected from the adverse effects of development. The presence of a protected species is a material consideration in assessing planning applications. Paragraph 118 of the NPPF (2012) states that local planning authorities should aim to conserve and enhance biodiversity. Policy CS12 of the Core Strategy (2013) states that all developments must conserve and enhance the natural environment of the Borough. Policy SADM11 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) states that development that would adversely impact on a protected species will not normally be permitted in accordance with legislation and planning policy guidance.

10.50 Notwithstanding the above Hertfordshire Ecology have assessed the site and

in overall terms are of the view that it appears to support little of intrinsic ecological interest.

Sustainable Drainage 10.51 The application site is located within Flood Zone 1, which is land least

susceptible to Flooding. As the site is less than 1 hectare and the proposal is less than 10 units a Flood Risk Assessment and Drainage Strategy are not statutory requirements. Notwithstanding this the Lead Local Flood Authority (LLFA) were consulted and advised that a Surface Water Drainage Assessment provided prior to determination. In light of the erroneous consultation this advice has been revised and the LLFA are happy for the Council to determine the application as they see fit. Given the site’s Flood

Zone 1 designation, the applicant’s undertaking for proposed dwelling units to feature water harvesting systems and the removal of a significant amount of hardstand on the current site which to be replaced by large areas of both soft and hard permeable material it is considered that the development would not create an increased risk of flooding from surface water to the site itself or the surrounding area. Nevertheless to ensure this is the case and to ensure sustainable drainage systems are introduced and implemented across the scheme it is proposed that both a Surface Water Drainage Assessment and details of proposed Sustainable Drainage System (SuDS) across the site be attached as pre-commencement conditions.

Community Infrastructure Levy 10.52 The Local Planning Authority became a CIL charging authority as of 1st

December 2014. The CIL is a new charge that raises funds to provide improved infrastructure in Hertsmere. It is charged on the increase in new build floor space, in this location at a rate of £180 per m2. The application proposes a net additional internal floorspace of 2263m2 however, 2229m2 of existing equestrian related internal floorspace is to be to be lost through the demolition of the existing building. Therefore the total liable floorspace would be 34m2 which equates to a chargeable amount of £6,120.00

Public sector equality duty 10.53 The Equality Act 2010 came into force in April 2010. Section 149 of the Act

introduced the public sector equality duty, which requires public authorities to have ‘due regard’ to the need to eliminate discrimination on the grounds of the relevant protected characteristics, namely: age, disability, gender reassignment, pregnancy and maternity, race, religion and belief, sex and sexual orientation, and to advance equality of opportunity.

10.54 In determining this application the Committee is required to have regard to its

statutory obligations under the Equality Act 2010. Under the Act, a public authority must, in the exercise of its functions, have due regard to the need to:

eliminate discrimination, harassment and victimisation and any other conduct that is prohibited by or under this Act;

advance equality of opportunity between persons who share a relevant protected characteristic and persons who do not share it;

foster good relations between persons who share a relevant protected characteristic and persons who do not share it.

10.55 In relation to this specific application, it is not considered that the development

would have a disproportionately adverse impact on any people who share protected characteristics. Consideration has been given to the access arrangements and the internal layout of the development and the suitability of these for disabled users. These matters would also be covered by building regulations. Therefore the proposed development would not impact on the Council’s ability to meet its public sector equality duty. The equalities impact of the scheme has been duly considered in accordance with the Council’s statutory duties under the Equality Act 2010.

11.0 Conclusion 11.1 The development is considered to be acceptable as it is a good re-use of

previously developed land within the Green Belt and will not harm its openness. The principle of residential development in this location is therefore considered acceptable. The proposed new development would not result in a detrimental impact on the visual amenity of the area or the streetscene. In addition the development would not have an undue adverse impact on the residential amenities of the neighbouring properties. Finally, the level of amenity provision, car parking, the proposed access and refuse provision are considered acceptable. The proposal therefore complies with relevant policies in the in the NPPF and PPG, Local Plan 2003 Policies C1, C4, D3, D17, D20, D21, E3, E7, E8, H8, M2, M5 and M12, Core Strategy 2013 Policies CS1, CS4, CS7, CS12, CS13, CS14, CS16, CS21, CS22 and CS25, Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) Policies SADM3, SADM11, SADM14, SADM16, SADM20, SADM21, SADM23, SADM27, SADM30, SADM31 and SADM41; and Supplementary Planning Documents Affordable Housing (2015), Planning and Design Guide Part D - Guidelines for Development (2013), Parking Standards (2014) and Interim Technical Note on Waste Storage Requirements (2014).

12.0 Recommendation 12.1 That powers be delegated to the Head of Planning and Economic

Development to grant planning permission, subject to the receipt of an agreement or unilateral undertaking under Section 106 of the Town and Country Planning Act by 24th November 2016, or at a later date to be agreed in writing.

12.2 Should the agreement or unilateral undertaking under Section 106 not be

completed and signed within this timescale it is recommended that the Development Team Managers be given delegated powers to refuse the planning application, for the reason set out below:

Policy CS4 of the Core Strategy 2013 requires that development of 5 or more

residential units deliver a percentage of these units as Affordable Housing. In this location, 35% of the total development should be delivered as affordable. The Council have recent evidence through the publication of its Strategic Housing Market Assessment (SHMA) in February 2016 that details a significant local need for Affordable Housing in the Borough. This evidence represents a significant material consideration which should be afforded due weight in decision making. The proposed development has therefore failed to provide the required level of affordable housing on site contrary to Policy CS4 of the Core Strategy 2013 and the Affordable Housing SPD 2015.

Conditions and reasons 01. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

02. NO DEVELOPMENT SHALL TAKE PLACE UNTIL samples of the materials to be used in the construction of the external surfaces of the development hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To ensure that the finished appearance of the development will enhance the character and visual amenities of the area. To comply with Policies SADM3 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policy CS22 of the Hertsmere Core Strategy 2013. 03. NO DEVELOPMENT SHALL TAKE PLACE BEFORE details of all walls (including retaining walls), fences, gates or other means of enclosure to be erected in or around the development have been submitted to, and approved in writing by, the Local Planning Authority. PRIOR TO FIRST OCCUPATION OR USE OF THE DEVELOPMENT the walls (including retaining walls), fences, gates or other means of enclosure shall be erected as approved and shall thereafter be retained and maintained in perpetuity. Reason: To ensure that the finished appearance of the development will enhance the character and visual amenities of the area. To comply with Policies SADM3 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policy CS22 of the Hertsmere Core Strategy 2013. 04. NO DEVELOPMENT SHALL TAKE PLACE BEFORE a method statement for the demolition and/or construction of the development hereby approved has been submitted to, and approved in writing by, the Local Planning Authority. The demolition and construction works shall be carried out in accordance with the approved method statement. Details submitted in respect of the method statement, incorporated on a plan, shall provide for wheel-cleaning facilities during the demolition, excavation, site preparation and construction stages of the development. The method statement shall also include details of the means of recycling materials, the provision of parking facilities for contractors during all stages of the development (excavation, site preparation and construction) and the provision of a means of storage and/or delivery for all plant, site huts, site facilities and materials. Reason: In the interests of highway safety and in order to protect the amenities of neighbouring residents and to comply with Policy CS21 of the Core Strategy 2013 and Policies SADM31 and SADM41 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016). 05. NO DEVELOPMENT SHALL BE COMMENCED until a contaminated land assessment and, if necessary, associated site investigation, and remedial strategy, together with a timetable of works, has been submitted to the Local Planning Authority for approval. The details shall be submitted (two copies of each report) and approved in separate phases, as required, taking full account of the following:

a) The Contaminated Land Assessment shall include a desk-top study and site reconnaissance exercise (Phase 1) to establish whether the site is potentially contaminated and to produce a conceptual model of the site indicating sources of potential contamination and possible pathways to receptors of concern. If findings demonstrate it is necessary, a site investigation strategy shall be produced, which should be discussed with the Environmental Health Department. b) The site investigation (Phase 2) shall consider relevant soil, soil gas, surface and groundwater sampling, in accordance with the quality assured sampling and analysis methodology of the Contaminated Land Reports as well as other appropriate guidance where necessary. This shall include risk assessment based on the Contaminated Land Exposure Assessment Model or where appropriate other guidance providing adequate justification can be provided for such use. The site investigation report shall detail all investigative works and sampling on site, together with the results of analysis, risk assessment to any receptors and a proposed remediation strategy. c) The Local Planning Authority shall approve this remediation strategy (Phase 3) as proposed prior to any remediation commencing on site. The work shall be of such a nature so as to render harmless the identified contamination given the proposed end use of the site and surrounding environment including any controlled waters. The remediation work as outlined in the approved strategy shall be carried out in full on site under a quality assurance scheme to demonstrate compliance with the proposed methodology and best practice guidance. Any laboratories used for sampling shall be compliant with UKAS/MCERT or an equivalent approved accredited quality control system as appropriate. If during any works contamination is encountered which has not previously been identified, including new hotspots uncovered by demolition then the additional contamination shall be fully assessed and an appropriate remediation scheme submitted to the Local Planning Authority for approval. All works will be made available for witnessing by an appropriate Council Officer. Reason: To ensure the development does not give rise to unacceptable levels and types of pollution and to comply with Policy CS16 of the Hertsmere Core Strategy 2013 and Policy SADM21 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016). 06. NO DEVELOPMENT SHALL TAKE PLACE BEFORE a scheme for the on-site storage and regulated discharge of surface water run-off has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be carried out in accordance with the approved scheme. Reason: To ensure the proposed development does not overload the existing drainage system resulting in flooding and/or surcharging. To comply with Policy D3 of the Hertsmere Local Plan 2003 and Policy CS16 of the Hertsmere Core Strategy 2013. 07. NO DEVELOPMENT SHALL TAKE PLACE BEFORE a Drainage Impact Study, a surface water drainage scheme for the site (based on sustainable drainage principles SuDS) and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the

Local Planning Authority. The surface water scheme shall be implemented before the first occupation and/or use of the development and be constructed in accordance with the approved details. Reason: To ensure the proposed development does not overload the existing drainage system resulting in flooding and/or surcharging. To comply with Policy D3 of the Hertsmere Local Plan 2003 and Policy CS16 of the Hertsmere Core Strategy 2013. 08. NO DEVELOPMENT SHALL TAKE PLACE BEFORE a full and detailed landscaping scheme has been submitted and approved unless otherwise agreed in writing by the Local Planning Authority. The scheme shall be carried out in the first planting season following the completion of each development phase. Any trees, shrubs or plants that die within a period of five years from the completion of each development phase, or are removed and/or become seriously damaged or diseased in that period, shall be replaced (and if necessary continue to be replaced) in the first available planting season with others of similar size and species, unless the Local Planning Authority gives prior written permission for any variation. Reason: To ensure that the finished appearance of the development will enhance the character and visual amenities of the area and the Green Belt setting. To comply with Policies SADM3, SADM27 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policies CS13 and CS22 of the Hertsmere Core Strategy 2013. 09. The residential development shall not be occupied until the proposed internal road works related to the residential development including the access road serving the residential properties and car parking have been constructed and completed to the satisfaction of the planning authority. Reason: To maintain safe flow of traffic for residential users and emergency services To comply with Policy SADM41 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016).and Policies CS24 and CS25 of the Hertsmere Core Strategy 2013. 12. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 2, Class A (or any Order revising revoking and re-enacting that Order with or without modification), no new fences, gates, walls or other means of enclosure shall be erected without the prior written approval of the Local Planning Authority. Reason: To ensure that the finished appearance of the development will enhance the character and visual amenities of the area and the Green Belt setting. To comply with Policies SADM3, SADM27 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policies CS13 and CS22 of the Hertsmere Core Strategy 2013. 13. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 Schedule 2, Part 1, Classes A, B, C, D and E

(or any Order revising, revoking and re-enacting that Order with or without modification), there shall be no enlargement or extension of the dwelling(s) hereby permitted, including any additions or alterations to the roof, without the prior written approval of the Local Planning Authority. Reason: To protect the openness of the Green Belt. To comply with Policy SADM27 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016), Policies C1 and C4 of the Hertsmere Local Plan 2003 and Policy CS13 of the Hertsmere Core Strategy 2013. 14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revising, revoking and re-enacting that Order with or without modification), no internal or external alterations shall take place to any garage, which would preclude its use for housing motor vehicles without the prior written approval of the Local Planning Authority. Reason: To ensure that sufficient off-street car parking is provided. To comply with Policy SADM41 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policy CS25 of the Core Strategy 2013. 15. No external lighting shall be installed on site unless details of such lighting, including the intensity of illumination and predicted lighting contours, have been first submitted to, and approved in writing by, the Local Planning Authority prior to first occupation/use of the site. Any external lighting that is installed shall accord with the details so approved. Reason: To protect the openness of the Green Belt. To comply with Policy SADM27 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016), Policies C1 and C4 of the Hertsmere Local Plan 2003 and Policy CS13 of the Hertsmere Core Strategy 2013. 16. NO OCCUPATION SHALL TAKE PLACE UNTIL a management plan has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and maintained in accordance with the approved management plan. The following details shall be included: Maintenance of soft landscaping in the public realm; Maintenance of trees in the public realm; Maintenance of hard landscaping, non-adopted roads and footpaths including street lighting and other street furniture in the public realm. Reason: To ensure the long-term management and maintenance of the public realm within the site, in the interests of visual and residential amenities, highway and pedestrian safety. To comply with Policies SADM3 and SADM31 of the Site Allocations and Development Management Policies Plan (SADMPP) 2015 (incorporating final modifications recommended in Inspector’s Report, September 2016) and Policy CS22 of the Hertsmere Core Strategy 2013.

17. NO DEVELOPMENT SHALL TAKE PLACE BEFORE a Sustainable Waste Management Plan covering waste arisings from demolition and construction phases has been submitted to, and approved in writing by, the Local Planning Authority. The demolition and construction works shall be carried out in accordance with the approved Management Plan and its provisions. Reason: In the interests of sustainability and to comply with Policy CS16 of the Core Strategy 2013 and guidance set down within the Policy 1,2 and 12 of the DCLG’s National Planning Policy for Waste (October 2014). 18. The development hereby permitted shall be carried out in accordance with the following approved plans: Location Plan. 1141. LP Site Context Plan. 1141.01D Existing Buildings. 1141.221 Site/Roof Plan 1141.200A Ground Floor Plan. Whole Site 1141.202B First Floor Plan. Whole Site 1141.203A Site Sections/Elevations. 1141.204A Apartments Floor Plans. 1141.215C Apartments Elevations. 1141.216B House Type A Plans and Elevations. 1141.210 House Type B Plans and Elevations. 1141.211 Site Plan (Openess, hardstanding and landscaping). 1141.220A Development Viability Report (Bespoke Property Consultants 22nd April 2016) Facility and Needs Assessment (Acorus Rural Property Services October 2015) Design and Access Statement (Ref.1141-DAASb) Reason: For the avoidance of doubt and in the interests of proper planning. General Reason(s) for Granting Permission The development is considered to be acceptable as it is a good reuse of previously developed land within the Green Belt and will not be of harm to its openness. The principle of residential development in this location is therefore considered acceptable. The proposed new development would not result in a detrimental impact on existing listed barns or their setting, the visual amenity of the area or the streetscene. In addition the development would not have an undue adverse impact on the residential amenities of the neighbouring properties. Finally, the level of amenity provision, car parking, the proposed access and refuse collections are considered acceptable. The proposal therefore complies with relevant policies in the in the NPPF and PPG, Local Plan 2003 Policies C1, C4, D3, D17, D20, D21, E3, E7, E8, H8, M2, M5 and M12, Core Strategy 2013 Policies CS1, CS4, CS7, CS12, CS13, CS14, CS16, CS21, CS22 and CS25, Site Allocations and Development Management Policies Plan Policies SADM3, SADM11, SADM14, SADM16, SADM20, SADM21, SADM23, SADM27, SADM30, SADM31 and SADM41; and Supplementary Planning Documents Affordable Housing (2015), Planning and Design Guide Part D - Guidelines for Development (2013), Parking Standards (2014) and Interim Technical Note on Waste Storage Requirements (2014).

13.0 Background Papers 1. The Planning application (16/0160/FUL) comprising application forms,

certificate, drawings and any letters from the applicant in support of the application.

2. Replies from Statutory consultees and correspondence from third parties. 3. Any other individual document specifically referred to in the agenda report. 4. Published policies / guidance 14.0 Informatives 1. This decision is also subject to a planning obligation under section 106 of the Town and Country Planning Act 1990 the purpose of which is to exercise controls to secure the proper planning of the area. The planning obligation runs with the land and not with any person or company having an interest therein. 2. STANDARD DRAINAGE CRITERIA (CG01) 1. MAXIMUM ALLOWABLE PEAK DISCHARGE (Qmax) The maximum allowable total discharge rate from this site will be calculated for the 'pre-developed' site layout for 1 in 1 year return period storm conditions. The contribution areas will be equivalent to 100% of the paved surface areas (roofs, hardstanding, roads etc.) and an allowance of 10% of the 'permeable' surface areas (which will be deemed to act as though impermeable) 2. STORAGE REQUIREMENTS The need for storage will be calculated for the proposed site layout for 1 in 100 year return period critical storm duration conditions taking into account the maximum allowable discharge previously calculated. The contributory areas will allow for 100% of the impermeable surfaces plus an equivalent 10% of the permeable surfaces as though impermeable areas. 3. VOLUMETRIC RUNOFF COEFFICIENT The catchments within Hertsmere Borough will consist of heavy clay soil, therefore a volumetric coefficient of 0.9 will be used for calculations, when Micro Drainage or similar methodologies are used. In order to assist in a decision to advise the discharge of a planning drainage condition please supply 2 copies of drawings relating to the drainage layout, plus long sections and standard details (identifying any proposed storage and runoff control), along with calculations supporting the design and details of any flow restriction device. Please also include the pre and post development permeable and impermeable areas of the site in m2. If you require clarification on any aspect of the requirements of CG01 please contact Hertsmere Borough Council Engineering Services on 020 8207 7492 or email [email protected]

Notes: STANDARD DRAINAGE CRITERIA (CG01) CG01 is a surface water source control condition and sets a maximum surface water discharge rate for a site based on a 1 in 1 year storm event for the pre development site. It also requires that storage be provided for a 1 in 100 year event, for the post development site, taking into account the previously calculated maximum discharge rate. This is a Hertsmere Borough Council improving condition and is over and above any requirements placed on the development by the Environment Agency and / or Thames Water Utilities. The developer has to design for the most onerous of any of the requirements regardless of whether the system ultimately discharges to a private drain, public sewer, soakaway or watercourse. Storage is to be provided on site by means of a storage tank or oversized pipes, not by utilising spare capacity within the system. The following information is required in order to determine compliance with CG01 and assist in recommending discharge of the condition: 1. Proposed maximum surface water discharge rate i.e. up to the maximum

allowable as calculated using CG01. 2. Proposed method of limiting surface water discharge to this rate. 3. Proposed volume of storage as calculated using CG01. 4. Proposed method of providing this volume of storage. 5. The following 5 areas:

The total site area.

The pre-development permeable area.

The pre development impermeable area.

The post development permeable area.

The post development impermeable area. A site drainage plan showing layout, discharge point, location of storage and location of flow control device. This information is required so we can assess compliance with CG01 so without them we cannot recommend discharge of the condition. If you require clarification on any aspect of the requirements of CG01 please contact Hertsmere Borough Council Engineering Services on 020 8207 7492 or email [email protected] 3. Building Regulations To obtain advice regarding current Building Regulations or to submit an application, applicants should contact the Building Control Section Hertsmere Borough Council, Civic Offices, Elstree Way, Borehamwood, WD6 1WA, telephone 020 8207 2277. For more information regarding Building Regulations visit the Building Control Section of the Councils web site www.hertsmere.gov.uk - To obtain Building Regulations Approval the applicant should apply to obtain either: - Full Plans approval - this will give prior approval to the work or

- Building Notice approval - this requires 48 hours' notice prior to the commencement of work. Both of these approvals will require the submission of the requisite fee and 2 copies of drawings and relevant calculations. Having applied for Building Regulations approval, the works applied for will be subject to inspection by Building Control Officers at specific stages to ensure compliance. The applicant has a statutory duty to inform the Council of any of the following stages of work for inspection: - Excavation for foundations - Damp proof course - Concrete oversite - Insulation - Drains (when laid or tested) - Floor and Roof construction - Work relating to fire safety - Work affecting access and facilities for disabled people - Completion Any work that affects a party wall will require approval from the adjoining owner(s). This aspect of the work is a civil matter and does not come within the remit of the Council. Please refer to the Government's explanatory booklet The Party Wall etc. Act 1996, a copy of which is available from the Council Offices, Borehamwood, Hertfordshire. More information is available on the Council's web site or for further information visit the Department of Communities and Local Government website at www.communities.gov.uk. 4. Planning permission has been granted for this proposal. The Council acted pro-actively through early engagement with the applicant at the pre-application stage and during the application process which lead to improvements to the scheme. The Council has therefore acted pro-actively in line with the requirements of the Framework (paragraphs 186, 187 and 188) and in accordance with the Town and Country Planning (Development Management Procedure) (England) (Amendment No. 2) Order 2012. Case Officer Details Peter Munnelly - Email [email protected]