OFFICER REPORT
- SUMMARY
1.1 Planning permission is
sought for the conversion of 2 areas of grass to provide 7 parking
spaces.
1.2 The development
relates to a site within the settlement boundary. It is not
considered that the development results in an adverse impact on the
character and appearance of the area, residential amenity or
highway safety.
|
RECOMMENDATION
|
|
Planning permission be granted subject to
conditions set out in Section 11 of this report.
|
- REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application has
been reported to the Planning Committee as it is a scheme which the
Director for Place, Planning and Regeneration is responsible for
promoting.
- PLANNING STATUS AND SITE
DESCRIPTION
|
PLANNING STATUS
|
|
Within settlement boundary
|
3.1
The proposed parking
bays would be located on two areas of amenity land along the
residential street Aysgarth.
- RELEVANT SITE HISTORY
4.1 The relevant planning history is
set out below:
12/00876/3
Withdrawn 2012
Formation of 5 no. parking bays on
landscaped area within parking court adjacent to 42 Aysgarth
(Regulation 3 application).
12/00986/3
Withdrawn 2012
Formation of 5 no. parking bays on
landscaped area within parking court adjacent to 42 Aysgarth
(Regulation 3 application).
(Application Returned)
13/00086/FUL
Approved 2013
Formation of 5 no. additional
parking bays on landscaped area adjacent to No. 42
Aysgarth.
14/00493/FUL
Approved 2014
Convert amenity area into 5
additional parking spaces adjacent to No .29 Aysgarth.
18/01013/FUL
Approved 2018
A change of use of amenity land to
create 5 No. parking spaces.
5. THE PROPOSAL
5.1 It is proposed to form 7 parking
bays within Aysgarth.
6. REPRESENTATIONS
RECEIVED
Bracknell Town
Council
6.1 Bracknell Town Council commented and raised no
objection.
Other responses received
6.2 No other representations were
received.
7. SUMMARY OF CONSULTATION
RESPONSES
Highway Authority:
7.1 No objection.
Landscape
Officer:
7.2 No objection subject
to conditions.
8. MAIN POLICIES AND
OTHER DOCUMENTS RELEVANT TO THE DECISION
8.1 The primary strategic planning
considerations applying to the site and the associated policies
are:
|
|
Development Plan
|
NPPF
|
|
General policies
|
CS1 and CS2 of CSDPD
|
Consistent
|
|
Residential Amenity
|
‘Saved’ policy EN20 of the
BFBLP
|
Consistent
|
|
Design and Character
|
CS7 of CSDPD, Saved Policy EN20 of BFBLP
|
Consistent
|
|
Highways
|
CS23 of the CSDPD, Saved policy M9 of the
BFBLP
|
Consistent
|
|
Supplementary
Planning Documents (SPD)
|
|
Parking
Standards SPD (2016)
|
|
Streetscene SPD (2011)
|
|
Other
publications
|
|
National Planning Policy Framework (NPPF) and
National Planning Policy Guidance (NPPG)
|
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 Highway Safety considerations
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
no adverse impacts upon character and appearance of surrounding
area, residential amenities of neighbouring properties, highway
safety etc. These matters are assessed below.
ii.
Impact on character and
appearance of the area
9.3.
The parking bays are
to be located on existing grassed amenity land, with some spaces
adjacent to extending to existing parking hardstanding.
9.4.
The proposed bays are not considered to
have a significant detrimental impact on the streetscene subject to
the provision of planting to mitigate the loss of soft landscaping.
A condition requiring a landscaping plan prior to commencement is
recommended.
iii.
Impact on residential
amenity
9.5.
Due to the
nature of the proposed parking spaces, they would not result in an
adverse impact on the residential amenities of the occupiers of
neighbouring properties in regard to possible overlooking,
overbearing or overshadowing. Furthermore, considering this is
currently a built-up residential area and the presence of the
existing parking spaces, it is not considered that the proposal
would result in an adverse level of noise and disturbance to the
local residents.
iv.
Highway
Safety
10.
CONCLUSIONS
10.1
It is considered that the development is
acceptable in principle and would not result in an adverse impact
on the character and appearance of the surrounding area, the
residential amenity of the occupiers of the neighbouring properties
or highway safety. It is therefore considered that the proposed
development complies with ‘Saved’ policies M9, and EN20
of the BFBLP, Policies CS1, CS2, CS7 and CS23 of the CSDPD and the
NPPF.
11.
RECOMMENDATION
11.1 That the
Assistant Director: Planning be authorised to APPROVE the
application subject to
the following conditions:
1.
The development hereby
permitted shall be begun before the expiration of three years from
the date of this
permission.
REASON: To comply with
Section 91 of the Town and Country Planning Act 1990.
2.
The development hereby
permitted shall be carried out only in accordance with the
following approved plans and documents received by the Local
Planning Authority:
Layout – 4817/388 –
received 15.06.2021
Design and Access Statement
– Received 18.01.2021
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
3.
The development shall
not be begun until a scheme depicting hard and soft landscaping has
been submitted to and approved in writing by the Local Planning
Authority. The scheme shall include a 3 year post planting
maintenance schedule. All planting comprised in the soft
landscaping works shall be carried out and completed in full
accordance with the approved scheme, in the nearest planting season
(1st October to 31st March inclusive) to the completion of the
development or prior to the parking spaces being brought into use,
whichever is sooner. All hard landscaping works shall be carried
out and completed prior to the parking spaces being brought into
use. As a minimum, the quality of all hard and soft landscape works
shall be carried out in accordance with British Standard 4428:1989
'Code Of Practice For General Landscape Operations' or any
subsequent revision. All trees and other plants included within the
approved details shall be healthy, well-formed specimens of a
minimum quality that is compatible with British Standard 3936:1992
(Part 1) 'Specifications For Trees & Shrubs' and British
Standard 4043 (where applicable) or any subsequent revision. Any
trees or other plants which within a period of 5 years from the
completion of the development, die, are removed, uprooted, are
significantly damaged, become diseased or deformed, shall be
replaced during the nearest planting season (1st October to 31st
March inclusive) with others of the same size, species and quality
as approved.
REASON: In the interests of good
landscape design and the visual amenity of the area.
[Core Strategy DPD CS7, BFBLP
'Saved' Policies EN2 and EN20]
4.
The development hereby
permitted shall not be begun until a detailed scheme for the
protection of existing trees, hedgerows and groups of mature shrubs
to be retained, in accordance with British Standard 5837 (2012)
'Trees In Relation To Construction Recommendations' (or any
subsequent revision), has been submitted to and approved in writing
by the Local Planning Authority. Protection measures shall be
phased as necessary to take into account and provide protection
during demolition/site clearance works - all construction works -
hard landscaping works. Details shall include an approved
development layout plan at a minimum scale of 1:200, showing the
following:
a) Accurate trunk positions and
canopy spreads of all existing trees within the site and on
adjoining land adjacent to the development within influencing
distance of the development.
b) Positions and spreads of
existing hedgerows and groups of mature shrubs.
c) All proposed tree, hedge or
shrub removal. Shown clearly with a broken line.
d) Proposed location/s of 2m high
(minimum) protective barrier/s, supported by a metal scaffold
framework, constructed as a minimum in accordance with Section 6
(Figure 2), to include appropriate weatherproof tree protection
area signage (such as "Keep Out - Construction Exclusion Zone")
securely fixed to the outside of the protective fencing structure
at regular intervals.
e) Illustration/s of the proposed
protective barriers to be erected.
f) Proposed location/s and
illustration/s ground protection measures within the main root
protection areas of retained trees, designed as necessary for
pedestrian light traffic or heavy plant machinery, as necessary to
prevent contamination and ground compaction.
g) Annotated minimum distances
between protective barriers and trunks of retained trees at regular
intervals.
h) All fenced off areas clearly
annotated as Tree Protection Areas/Construction Exclusion
Zones.
i) Notes regarding restrictions
which apply to Tree Protection Areas/Construction Exclusion
Zones.
The development shall be carried
out in full accordance with the approved scheme.
REASON: In order to safeguard
existing trees and other vegetation considered worthy of
retention.
[Relevant Policies: BFBLP EN1 and
EN20, CSDPD CS7]
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 favour 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.
Time limit
2.
Approved Plans
03. The applicant is advised that the
following condition requires discharging prior to the commencement
of development:
3.
Landscaping Scheme
4.
Tree Protection
04. The applicant should note that this
permission does not convey any authorisation to enter onto land or
to carry out works on land not within the applicant’s
ownership
05. This is a planning permission. Before
beginning any development you may also need separate permission(s)
under Building Regulations or other legislation. It is your
responsibility to check that there are no covenants or other
restrictions that apply to your property.
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
