OFFICER
REPORT
1.
SUMMARY
1.1 The details submitted in relation to the pre-commencement
conditions are considered acceptable. There would be no adverse
highway safety implications, the proposal would not adversely
affect the residential amenities of neighbouring properties or
future occupiers of the approved dwellings and would not have an
unacceptable impact upon the character and appearance of the
surrounding area.
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RECOMMENDATION
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Details relating to conditions 3, 4, 5, 8 and
15 be approved as set out in Section 10 of this report.
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2.
REASON FOR REPORTING APPLICATION TO COMMITTEE
2.1 The application has been reported to the Planning Committee
following receipt of more than 5 objections.
3.
PLANNING STATUS AND SITE DESCRITPION
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PLANNING STATUS
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Within a defined
settlement boundary
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Within 5km of
the Thames Basin Heath SPA
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TPO
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3.1 Conyngwood is located at the western end of Mushroom Castle and
was granted planning permission on the 30th April 2020 for the
demolition of the existing dwelling and construction of 5
dwellings, resulting in a net gain of 4 dwellings.
3.2 Mushroom Castle is a private road serving 12 dwellings with
access from Chavey Down Road. It is of compressed gravel with a
mixed hedge bordering the northern side. Conyngwood is located at
western end of the driveway, and is a detached single storey
building with outbuildings. The land slopes down to a watercourse
located along the southern boundary of the site. There are 2 trees
subject to TPO located adjacent to the northern boundary of the
site.
3.3 The surrounding area is predominantly residential,
characterised by detached, semi-detached and terraced
dwellings.
4.
RELEVANT SITE HISTORY
4.1 18/00639/FUL
Erection of 1 no. 5 bed detached dwelling, 2 no. 4 bed detached
dwellings and 2 no. 3 bed semi-detached dwellings following
demolition of existing dwelling.
Approved following completion of S106 agreement 30th April 2020
4.2 Permission 18/00639/FUL was decided at the Planning Committee
in August 2019 where it was resolved to approve the application
subject to conditions and a section 106 agreement relating to
mitigation measures for the SPA. The Section 106 Agreement was
completed and permission issued in April 2020.
5. THE
PROPOSAL
5.1 This application seeks the approval of details connected to the
following conditions of planning permission 18/00639/FUL for the
redevelopment of the site for 5no. dwellings following demolition
of existing bungalow:
- Condition 3
(Materials),
- Condition 4 (Windows to
be obscurely glazed and non-opening),
- Condition 5 (Means of
access)
- Condition 8 (Site
Organisation),
- Condition 15 (Renewable
Energy)
6.
REPRESENTATIONS RECEIVED
6.1 Objections were received from 10 postal addresses which raise
the following points (summarised) and are addressed in this section
of the report:
- The hedge has been cut
back beyond the area designated as the passing place, resulting in
destruction of wildlife habitats.
Officer Comment: The council has been sent photograph which show
that the hedge has been cut back level with the telegraph pole as
it has historically been. To maintain access it would have been
necessary for the hedge to be cut back. Below is the photograph
submitted with the representation (on the left) and a snapshot from
Google Streetview (on the right). In both photographs the branches
of the hedge are level with the front of the telegraph pole.
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Developer has started work ahead of planning permission
Officer Comment: The developer began works to Mushroom Castle prior
to discharging conditions attached to the approved planning
permission. Upon being asked to stop, works have ceased pending the
determination of this application.
- Surface of the lane is
not strong enough to handle the proposed site traffic or on going
traffic volumes.
Officer Comment: The principle of the proposal has already been
established under application 18/00639/FUL. These matters were
considered at this stage.
- Access to Mushroom
Castle from driveway will be much more dangerous with the increased
traffic volumes.
Officer Comment: See above; the principle of the application has
already been considered and approved. This application merely seeks
to agree the details reserved by condition.
- No notification or
consultation regarding the work
Officer comment: This is an application for the approval of details
of planning conditions on a planning permission. There is no
statutory requirement to consult neighbours on such applications.
Planning application 18/00639/FUL was approved on the 30th April
2020 following a resolution to approve by the Planning Committee
following full consultation with the neighbours, parish and
interested parties.
- The proposed width of
the work will open it up to random parking, making it unsafe for
pedestrians and residents.
Officer Comment: Refer to the Officer comments above, the principle
of the works to the lane, the safety implications and impacts were
considered at the time of approving the parent application.
- Lane is maintained by
the residents and is incapable of accommodating the building of
further dwellings.
Officer Comment: The ownership is a civil matter. The correct
notices were served at the time of the parent application. Land
Registry records show the lane as unregistered but it is understood
that residents have right of access and take responsibility for the
maintenance of the section outside their properties.
- Bollards proposed will
encourage parking on Chavey Down Road itself.
Officer Comment: Bollards were initially proposed but have since
been removed from the proposal as the highway officers did nott
deem them necessary.
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Lane has been left in a
dangerous state
Officer Comment: Works were stopped following complaints from
residents. It is noted that the situation is not ideal, however it
is not a factor which would affect the determination of this
application.
- Will spoil the peace
and tranquillity
Officer Comment: See comment below.
6.9 Some of these objection comments (principle of the additional
units, number of vehicle movement and widening of Mushroom Castle)
relate to the original application which has already been granted
permission following assessment of any impacts on highway safety,
trees and ecology. The details submitted as part of this
condition's application do not vary the scheme considered and
approved by planning permission 18/00639/FUL in terms of siting of
dwellings, height, vehicular parking and access, etc.
7. SUMMARY OF CONSULTATIONS
RESPONSES
Highways Officer
7.1 No objection to the discharge of
conditions
Sustainable energy officer
7.2 No objection to the discharge of
conditions
8.
MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO DECISION
8.1 The key policies and guidance applying to the site and the
associated policies are:
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Development Plan
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NPPF
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Weight to be attributed
with reference to para. 213 of NPPF
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Design
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CS7 of CSDPD, Saved
policy EN20 of BFBLP
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Consistent (chapter
12)
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Full
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Parking
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Saved policy M9 of
BFBLP
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NPPF refers to LAs
setting their own parking standards for residential development,
this policy is considered to be consistent.
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Full
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Transport
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CS23 and CS24 of
CSDPD
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Consistent (chapter
9)
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Full
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Energy
Sustainability
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CS10 & CS12 of
CSDPD
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Consistent (para .
149)
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Full
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Supplementary Planning
Documents (SPD)
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Design SPD
Parking standards SPD
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Other
Publications
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National Planning Policy Framework (NPPF) and
National Planning Policy Guidance (NPPG)
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9.
PLANNING ASSESSMENT
Condition 3 - Materials
9.1 The applicant proposes to construct the dwellings using Ibstock
Ashdown Funton Multi Second Hand Stock, with plinth, cills and
soldier course picked out in Wienberger Kassandra Multi brick. The
roof and vertical hanging tiles to the dormers would use a HF
Weathered Clay tile in red/brown colour.
9.2 Mushroom Castle contains a variety of materials including red
brick, render and stock brick. As such the proposed materials work
well together and would be appropriate to maintain the character of
the area.
9.3 As such, details in relation to condition 3 can be approved
accordingly.
Condition 4 - Windows Obscurely Glazed
9.4 This condition did not require details to be submitted merely
that windows in the east elevation of plot 1 should be glazed with
a minimum of Pilkington level 3 obscure glass (or equivalent).
Condition 05 - Means of Access
9.5 This condition required details of widening works to Mushroom
Castle as detailed within the transport statement submitted with
the parent application. The principle of the proposed works to
create a passing place and formalise the access point to Chavey
Down Road was considered and accepted at this point.
9.6 In considering application 18/00639/FUL it was established that
the proposed widening could be accommodated within the existing
width of Mushroom Castle, and would formalise where vehicles had
gone beyond the original hard surfacing area as seen from the photo
below. It was established when considering the application that the
works would not damage the hedgerow to the north of Mushroom
Castle. The principle of this work was therefore approved under
application 18/00639/FUL.
9.7 The details on drawing 17046-03 rev. C show that Mushroom
Castle would be formally widened to a width of 4.8m for a distance
of 50m from the junction with Chavey Down Road and at a point
opposite Rosemary Cottage. This is in accordance with details
agreed at the application stage.
9.8 The submitted drawing, reference 17046-03 rev. C reflects the
agreed Section 278 agreement, and as such the Highway Authority has
no objection to agreeing the details required by Condition 5.
Condition 08 - Site Organisation
9.9 The site organisation proposed during the construction works
accounts for:
(a) Parking of vehicles of site personnel, operatives and
visitors
(b) Loading and unloading of plant and vehicles
(c) Storage of plant and materials used in constructing the
development
(d) Wheel cleaning facilities
(e) Temporary portacabins and welfare for site operatives
9.10 The applicant has submitted Plan MC/001 and at a request from
the Highways Officer further information on swept paths for a 11m
long vehicle turning within the site and departing in a forward
gear were provided.
9.11 Sufficient space is shown within the site for parking of
personnel, storage of materials, loading and unloading of plant and
materials, wheel cleaning and staff welfare facilities. It is
therefore considered that the "submitted to and approved in
writing" requirement of Condition 08 (Site Organisation) of
application 18/00639/FUL can be discharged.
9.12 As such, details in relation to condition 8 can be approved
accordingly.
Condition 15: Energy Demand Assessment
9.13 Condition 15 required an energy demand assessment to be
submitted which demonstrates that a proportion of the development's
energy requirements shall be provided from on-site renewables. The
revised energy demand statement dated 16th April 2021 demonstrates
that the proposal would achieve 33% of the energy requirements from
on-site renewables, which is in excess of the policy
requirement.
9.14 The details within the Energy Demand Statement dated 16th
April 2021 are acceptable and condition 15 can be approved
accordingly.
10.
CONCLUSION
10.1 The details submitted in relation to:
- Condition 3
(Materials),
- Condition 4 (Windows to
be obscurely glazed and non-opening),
- Condition 5 (Means of
access)
- Condition 8 (Site
Organisation),
- Condition 15 (Renewable
Energy)
are considered acceptable. The proposals are considered acceptable
in terms of highway safety, would not have any unacceptable impact
upon the character and appearance of the surrounding area, ecology
and comply with the councils polices relating to renewable energy
provision.
11.
RECOMMENDATION
11.1 That the Head of Planning be authorised to APPROVE the details
submitted in respect of conditions 3, 4, 5, 8, and 15 of planning
permission 18/00369/FUL, and as listed below:
01. The use of the
following materials, as detailed within the 'External materials
Images' document are acceptable:
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Wienerberger Kassandra Multi Brick
- Ibstock
Ashdown Funton Multi Second hand stock
- HF Weatherd
Clay Tile (Red/ Brown)
- Square
paving slabs (sandstone)
- Permeable
block paving (red/brown)
The development shall be carried out in
accordance with the approved details.
02. This condition did not
require any details to be submitted, the developer needs to comply
with the condition.
03. The
access works shall be carried out in accordance with details shown
on drawing 17046-03 rev. C
04. The
details shown on drawing MC/001 rev A are acceptable.
Each facility shall be retained throughout the
course of construction of the development, free from any impediment
to its designated use. No other areas on the site, other than those
in the approved scheme shall be used for the approved
purposes.
05. Details
within Energy Demand Statement (ref: S2004-Energy Demand) dated
16th April 2021 are
acceptable.
The proposal
should be carried out in accordance with the approved
details
Doc.
Ref:Uniform
7/DC/Agenda
The application
file to which this report relates can be viewed on-line at the
Council's Time Square office during office hours or online at
www.bracknell-forest.gov.uk
