OFFICER REPORT
- SUMMARY
1.1
Planning permission is sought for the part
retention/part erection of a 2.4m high timber hoarding, surrounding
a site known as the ‘Island Site’ off Cain Road,
for a temporary period of 24 months. The hoarding has already been
erected at the site. However, parts have been dismantled or
broken, due to acts of vandalism and therefore this application is
partly retrospective.
1.2 The application seeks
to secure the land, which is allocated under Policy SA2 of the
adopted Site Allocations Local Plan for residential development, by
enclosing it with a 2.4m high wooden security hoarding.
Planning permission is sought for the hoarding for a temporary
period of 24 months.
1.3 Hoardings of
this nature are common on sites that have either been allocated for
development and/or are the subject of planning permission for
redevelopment. This application proposes a means of securing the
site from unauthorised access and does not relate to its future
residential development. A separate application (ref: 20/00947/FUL) proposing the erection of a
70 bedroom care home and 55no. dwellings is currently being
considered.
1.4 It is not considered that the part existing/part
proposed hoarding would result in an adverse impact on the
streetscene or the character and appearance of the area. The
relationship with adjoining properties is acceptable and it is not
considered that the development results in an unacceptable impact
on highway safety or trees.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions set out in Section 11 of this report.
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- REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application has
been reported to the Planning Committee following the receipt of
more than 5 objections.
- PLANNING STATUS AND SITE
DESCRIPTION
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PLANNING STATUS
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Inside the settlement boundary and allocated
under SALP Policy SA2
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3.1 The
site is situated to the west of Bracknell and south of Popeswood
village. The site contains existing vegetation predominantly along
its north-eastern and eastern boundary, with sporadic clusters of
overgrowth within the site.
3.2 A public
footpath runs beside the eastern edge of the site from Cain Road
linking into the Farley Wood Community Centre. Across the footpath
is a football pitch and a large carpark serving the 3M centre. A
roundabout on Cain Road sits just south of the site with an exit
ending at the site boundary. Beyond this are two office buildings
previously occupied by Hewlett Packard. West of the site is the
Bracknell Ski Centre, featuring a dry skiing slope and an ice rink.
Beyond this is a new development by Bellway Homes and beyond that,
the A329.
3.3 To the
north is Farley Wood Community Centre, which features a car park,
tennis courts and recreation ground.
3.4 The
site was allocated for 75 residential dwellings under SALP Policy
SA2- Other Land within Defined Settlements
- RELEVANT SITE HISTORY
4.1 20/00247/FUL- Erection of 70 bed care home
(Class C2) with garden, parking and dedicated access off Turnpike
Road and erection of 55 dwellings (7no. one bedroom, 13no. two
bedroom, 28no. three bedroom and 7no. 4 bedroom) with associated
parking, landscaping and access off Cain Road. [To be
determined]
5. THE PROPOSAL
5.1
Planning permission (part
retrospective) is sought for the erection of 2.4m high
timber hoarding, surrounding the allocated site known as ‘the
Island site’ off Cain Road, for a temporary period of 24
months.
6. REPRESENTATIONS
RECEIVED
Binfield Parish
Council
6.1 Binfield Parish Council recommend refusal
of the application stating:
‘Binfield Parish Council is not in support
of this retrospective application which is unsightly. It is
felt that the organisation behind these works would have known of
the need to seek approval in advance of any
works’.
Other representations
received
6.2 Six objections have been
received from neighbouring properties. The issues raised can be
summarised as follows:
(i)
Hoarding is already up, and the
application only came in at the request of Planning Enforcement.
[Officer comment: It is not an offence to apply for planning
permission retrospectively. A retrospective planning application
is, like any application, assessed against planning
policy.]
(ii)
Hoarding is unsightly. [Officer
comment: Since this application was submitted the hoarding,
according to the applicant, has been made good where needed
following incidents of vandalism. However, there are still parts of
the hoarding that remain damaged and/or down. It is considered that
conditions could be used to improve the visual appearance of the
hoarding as set out later in this report].
(iii)
No known security concerns
before with graffiti but likely to now be an issue. [Officer
comment: The site owner has the right to secure the site, and given
that works such as site clearance can take place at any time
without requiring planning permission, it is not unreasonable to
require a hoarding to prevent unauthorised access. If consent is
granted, a condition could be used in order to ensure the hoarding
is kept in good order.]
(iv)
Presence of hoarding suggests
that planning permission will be granted on this site. [Officer
comment: The hoarding is required to secure the site for a
temporary period of time. Although the site has been allocated for
residential development, and this type of development is acceptable
in principle, any application for residential development will be
determined on its own merits]
(v)
Concern that when site is
developed traffic, in combination with the development of the
Hewlett Packard site, would cause congestion on the highway
network. [Officer comment: This application
is for a hoarding and this issue is not material in the
determination of this application]
(vi)
75 dwellings represents an over
development of the site. [Officer comment: This application is for
hoarding and this issue is not material in the determination of
this application]
(vii)
The application form states
that there are no trees outside of the site that could be affected
by development. This is untrue as there are trees that would be
affected. [Officer comment: When assessing this application, the
temporary siting of the hoarding is considered not to adversely
impact upon the long-term health of any trees outside of this
site.]
(viii)
Shrubs and trees have been
cleared on site. [Officer comment: Shrubs and non-protected trees
can be cleared from the site without the need for planning
permission. The Council’s Tree Officer has confirmed that
they are happy with the temporary hoarding on-site].
(ix)
Possible historic landfill site
on site [Officer comment: This issue is not material in the
determination of this application.]
(x)
Where will the animals go?
[Officer comment: The site owners have the right to secure their
site, clear the site and in principle provide housing on site
subject to a separate planning application. Given this, the impact
of temporary hoarding on wildlife is not considered a reason to
refuse this application. However, under application 20/00947/FUL
the applicant will have to demonstrate that protected species are
not harmed and that the development can not only mitigate its
impact but also provide a net increase in biodiversity
value]
(xi)
BT inspection covers enclosed
within hoarding. [Officer comment: If there is a utility company
that requires access to land in-order to inspect services then this
is a discussion that both parties need to have as a civil matter
and is not a valid planning concern.]
7. SUMMARY OF CONSULTATION
RESPONSES
Highways
7.1 The Highway Authority has no objection to the retention of the hoarding for a
temporary period of 24 months.
7.2 The
Council’s Tree Officer has no objection to this temporary
application.
8. MAIN POLICIES AND OTHER
DOCUMENTS RELEVANT TO THE DECISION
8.1 The key policies and
associated guidance applying to the site are:
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Development Plan
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NPPF
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General policies
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CS1 & CS2 of the CSDPD
SA2 of the SALP
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Consistent
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Residential amenity
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Saved policy EN20 of BFBLP
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Consistent
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Design and Character
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CS7 of CSDPD, Saved policy EN20 of BFBLP
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Consistent
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Parking
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Saved policy M9 of BFBLP and CS23 of the
CSDPD
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Consistent
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Supplementary
Planning Documents (SPD)
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Design SPD (2017)
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Other
publications
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National Planning Policy Framework (NPPF) and
National Planning Policy Guidance (NPPG) Binfield
Neighbourhood Plan (2016)
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9. PLANNING
CONSIDERATIONS
9.1 The key issues for
consideration are:
i
Principle of development
ii Impact on character and appearance of the area
iii Impact on residential amenity
iv Transport implications
v Impact on Trees
i.
Principle of development
9.2
The
application site is located within a defined settlement as
designated by the Bracknell Forest Borough Polices Map. Due to its
location and nature, the proposal is considered to be acceptable in
principle and in accordance with CSDPD Policies CS1 (Sustainable
Development), CS2 (Locational Principles) and the NPPF subject to
it having no adverse impacts upon the character and appearance of
the surrounding area, residential amenities of neighbouring
properties, etc. These matters are assessed below.
ii. Impact on
character and appearance of the area
9.3 Policy EN20 of the
BFBLP and Policy CS7 of the CSDPD are considered to have
significant weight in relation to the NPPF, as they are consistent
with Chapter 12of the NPPF.
9.4 The current 2.4m high timber
hoarding, which is dilapidated in places, surrounds an SALP
allocated housing site known as the ‘Island site’. The
hoarding currently runs adjacent to Turnpike Road to the north,
Cain Road to the south and Farley Copse recreation ground to the
north and east. The hoarding is required in order to secure the
site.
9.5 The height of the
existing/proposed hoarding is considered to be in keeping with its
settlement location, subject to agreeing a finish, and would be
temporary in nature. Given this, the retention of the hoarding for
a temporary period of 24 months is not considered detrimental to
the character and appearance of the settlement area; and is
therefore not considered contrary to BFLP Policy EN20 or CSDPD
Policy CS7
iii. Impact on
Residential Amenity
9.6 Residential properties are located
to the north, on the opposite side of Turnpike Road. The
retention/erection of a hoarding, for a temporary period of 24
months, is not considered to result in any adverse impacts upon
residential amenity, in accordance with BFBLP 'Saved' Policy EN20
and the NPPF, subject to the recommended conditions.
iv. Transport
implications
9.8 An old TPO,
which was served as a ‘Group’ designation listing a
number of trees by species, was in the 1990s dissected by the
development of the Farley Wood Centre and its associated access
road, east of this site. The Council’s Tree Officer has
confirmed that to try and determine which trees remain within the
TPO would be extremely difficult.
9.9 Furthermore, the
extent of the Group (in the vicinity of the recently erected
hoarding) appears to be intended to protect trees which are no
longer evident on site, i.e. the west end of the group, closest to
the entrance to Farley Wood Centre. The remaining trees along that
boundary, that might be argued to be covered by the TPO, remain
intact. Having checked the interior of the proposed development
site there is no evidence of any recently felled trees, instead
there was evidence of old stumps indicating trees that were once
there but had been cut down a long time ago.
9.10 The hoarding
appears to have been erected very close to a number of mature trees
(south-east end of the Group. However, the Council’s Tree
Officer is content that the hoarding will not result in any adverse
impacts upon any protected trees.
10.
CONCLUSIONS
10.1 The applicant seeks to secure the site by means of a part
retrospective/part proposed 2.4m high wooden hoarding. The hoarding
will remain in place for a period of 24 months from the date at
which planning permission is granted.
10.2 Hoardings of this nature are common on sites that
have either been allocated for development and/or are the subject
of planning permission for redevelopment.
10.3 It is not considered that the hoarding results in an
adverse impact on the streetscene or the character and appearance
of the settlement.
10.4 The relationship with adjoining properties is
considered acceptable and it is not considered that the development
results in an unacceptable impact on the long-term health of
protected trees, nor would it result in any highway safety
concerns.
10.5 It is therefore considered that the proposed
development complies with 'Saved' policies EN1 and EN20 of the
BFBLP, Policies CS1, CS2 and CS7 of the CSDPD, BFBC SPDs and the
NPPF.
11.
RECOMMENDATION
That the Assistant Director: Planning be
authorised to APPROVE the application subject to the following
conditions amended, added to or deleted as the Assistant Director:
Planning considers necessary:
1.
The development hereby approved
shall be carried out only in accordance with the following approved
plans:
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6392510 Hoarding Plan with
Highway Boundary dated 4th February
2021.
REASON: To ensure that the development is carried
out only as approved by the Local Planning Authority.
2.
Within 14 days of the date of
this permission, details of a paint or stain finish for the
hoarding hereby approved, shall be submitted for approval to the
Local Planning Authority. Within one month of the date of approval
of details pursuant to this condition, the hoarding shall be fully
installed as shown on drawing 6392510 (Hoarding Plan with Highway
Boundary 04.02.21) and finished with the agreed paint or stain.
Thereafter the hoarding shall be maintained as approved.
REASON: To ensure that the development is carried
out as approved by the Local Planning Authority in the interests of
the visual amenities of the area.
3.
The hoarding hereby
permitted shall be removed and the land restored to its former
condition on or before 17th July 2023.
REASON: To ensure that the
development is carried out as approved by the Local Planning
Authority in the interests of the visual amenities of the
area.
Informatives
01.
The Local Planning Authority
has acted positively and proactively in determining this
application by identifying matters of concern within the
application (as originally submitted) and negotiating, with the
Applicant, acceptable amendments to the proposal to address those
concerns. As a result, the Local Planning Authority has been
able to grant planning permission for an acceptable proposal, in
accordance with the presumption in favor of sustainable
development, as set out within the National Planning Policy
Framework.
02.
The following conditions do not
require details to be submitted, but must be complied
with:
1. Approved Plans.
3. Removal of temporary hoarding on or before
17th July 2023.
03.
The applicant is advised that
the following conditions require discharging and
implementing:
2. Details of paint or stain
and full installation of hoarding.
