OFFICER REPORT
1.
SUMMARY
1.1 Outline planning permission is sought for the
erection of a detached dwelling and associated access, with all
other matters reserved.
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 streetscene or the character and appearance of the
area or highway safety. The relationship with adjoining properties
is considered acceptable.
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RECOMMENDATION
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Planning
permission be granted subject to conditions in Section 11 of this
report
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2.
REASONS FOR REPORTING THE
APPLICATION TO PLANNING COMMITTEE
2.1 The application has been reported to the Planning
Committee following the receipt of over 5 letters of
objection.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within Defined
Settlement
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Between 400m and
5km of the Thames Basin Heath SPA
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Within Binfield
and Popeswood Study Area of the Character Area Assessments SPD
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TPO 422 to north
of application site
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Within Northern
Parishes CIL Charging Zone
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3.1
This 0.15ha application site lies to the west of Rendcombe, on land
that currently forms part of its residential curtilage. The
application site is accessed from a driveway off Terrace Road
South.
4.
RELEVANT PLANNING HISTORY
4.1
The relevant planning history is summarised as follows:
01/00874/FUL
Erection of a part 2
storey, part 3 storey building to provide 7no. 2 bedroomed flats
together with associated parking with access from Courtney Place,
following demolition of existing house.
Refused 2001 (Appeal
Dismissed)
03/00984/FUL
Formation of vehicular
access (dropped kerb) onto Terrace Road South. Erection of
brick wall (max height 2m) to front boundary.
Approved 2003
07/00618/FUL
Erection of 1 block
comprising 5no. two bedroom and 3no. one bedroom flats with
associated parking, cycle and bin stores following demolition of
existing dwelling.
Refused 2007
08/00284/FUL
Erection of 1 block
comprising 2no. two bedroom and 4no. one bedroom flats with
associated parking, cycle and bin stores following demolition of
existing dwelling.
Refused 2008
5. THE
PROPOSAL
5.1
This is an application for outline planning permission for the
erection of a new residential dwelling within the rear garden of
Rendcombe, a detached residential property. All matters have been
reserved except for access, and therefore this application will
consider the principle of a new dwelling within the application
site, and the access arrangements. Considerations such as design,
layout, scale and landscaping will be considered at reserved
matters stage.
5.2
Indicative drawings show the provision of a detached three bedroom
dwelling within the existing rear garden of Rendcombe. An integral
garage is proposed, as well as hardstanding for the provision of 2
parking spaces. Access to the new dwelling would run along the
southern boundary of the site following the removal of an existing
outbuilding. The existing access is proposed to be relocated
further south.
6.
REPRESENTATIONS RECEIVED
Binfield Parish
Council
6.1
Objection on the following grounds:
(i) This proposal is
against policy BF1 - Backland and infill development in the
Binfield Neighbourhood Plan in the following ways:
a. BF1 point 2
- leads to over development of the site;
b. BF1 point 3
- will lead to the appearance of cramming;
c. BF1 point 4
- any dwelling added will change the scale of development in this
area where the properties all have large front and rear
gardens. This proposal is not in keeping with the
neighbouring properties.
d. BF1 point 6
- the risk that this additional dwelling will reduce the level of
private amenity for existing residential properties is very
high.
e. BF1 point 8
- the boundaries between properties in this area is made up of
mature tree lines. The creation of an access road, which is
proposed to be far too close to the boundary (and building) of
Halfacre will change irrevocably the boundary between the two
properties.
(ii) Risk to large
mature trees that are in the immediate vicinity and important
features of the area.
(iii) The proposed access
point is extremely unneighbourly; it is far too close to the
boundary treatment with Halfacre.
Other
Representations
6.2
Letters of objection have been received from the occupants of 7
neighbouring properties raising the following concerns:
(i)
Inconsistencies on the plans
(ii)
Unacceptability of backland development, resulting in a
precedent
(iii)
Overdevelopment of the plot
(iv)
Development out of character with the surrounding area
(v)
Position and design of proposed dwelling would appear out of
keeping and have a detrimental impact on residential amenity
(vi)
Impact on mature well established trees
(vii)
Flooding concerns
(viii)
Impact on biodiversity
(ix)
The proposed access would result in noise disturbance and pollution
from cars and increased visibility due to the raised ground for the
access
(x) The
proposed access does not provide sufficient visibility, with a
potential impact on highway safety
[Officer
Comment: This application cannot consider the specifics of a new
dwelling, such as potential overlooking, overbearing or
overshadowing impacts. Furthermore, considerations such as the
impact on protected trees and the design of the dwelling on the
character of the area would be considered at reserved matters
stage.
The concerns
regarding the principle of backland development, and the impact of
the proposed access, are addressed in the report.]
7.
SUMMARY OF CONSULTATION RESPONSES
Highway
Authority
7.1 No
objection, subject to suitable information submitted with reserved
matters application
Tree Officer
7.2 No
objection, subject to suitable information submitted with reserved
matters application
Biodiversity
Officer
7.3 No
objection, subject to suitable conditions.
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 CSDPD
BF1 of Binfield Neighbourhood Plan
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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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Residential Amenity
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Saved policies EN1, EN2, EN20 and EN25 of
BFBLP
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Consistent
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Highways
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CS23 of CSDPD, Saved policy M9 of BFBLP
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Consistent
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Trees
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‘Saved’ policy EN1 of the
BFBLP
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Consistent
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Biodiversity
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CS1 and CS7 of the CSDPD
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Consistent
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Drainage
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CS1 of the CSDPD
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Consistent
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Supplementary
Planning Documents (SPDs)
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Design (2017)
Parking Standards (2016)
Streetscene (2010)
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Other
publications
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National Planning Policy Framework
(NPPF)
Building Research Establishment: Site
Layout Planning for Daylight and Sunlight: a Guide to Good Practice
2011 (BRE SLPDS)
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9.
PLANNING CONSIDERATIONS
9.1 The key issues for consideration are:
(i)
Principle of the Development
(ii)
Impact on the character and appearance of the area
(iii)
Impact on residential amenity
(iv)
Highway safety consideration
(v)
Tree Considerations
(vi)
Biodiversity Considerations
(vii)
Drainage Considerations
(viii)
Sustainability Considerations
(ix)
Other matters
i.
Principle of Development
9.2
Section 38(6) of the Planning and Compulsory Purchase Act 2004
requires that applications for planning permission must be
determined in accordance with the development plan, unless material
considerations indicate otherwise, which is supported by the NPPF
(paras. 2 and 12). Policy CS2 of the CSDPD states that development
will be permitted within defined settlements. This is provided that
the development is consistent with the character, accessibility and
provision of infrastructure and services within that settlement.
The above policy is considered to be consistent with the NPPF, and
as a consequence is considered to carry significant weight.
9.3
The site is located in a residential area that is within a defined
settlement on the Bracknell Forest Borough Policies Map (2013). As
a result, the proposed development is considered acceptable in
principle, subject to no adverse impact on the amenity of the
neighbouring occupiers and upon the character and appearance of the
area, trees, highway safety etc.
ii.
Impact on character and appearance of the area
9.4
‘Saved’ policy EN20 of the BFBLP states that
development should be in sympathy with the appearance and character
of the local environment and appropriate in scale, mass, design,
materials etc. Policy CS7 of the CSDPD states that the council
would require high quality design for all development in Bracknell
Forest. Development proposals would be permitted which build on the
urban local character, respecting local patterns of development.
Paragraph 124 of the NPPF emphasises the importance of good design
as key to making places better for people to live. Additionally,
paragraph 130 of the NPPF states that the design of development
should help improve the character and quality of an area and the
way it functions.
9.5
The site is located in a character area as designated by the
Council's Character Area Assessments Supplementary Planning
Document adopted March 2010 - in the area of Binfield and
Popeswood. The SPD defines the area as distinguished by long narrow
gardens, however there is no uniform building type.
9.6
Section 3.6 of the Council's Design Supplementary Planning Document
adopted March 2017 refers to backland development. The SPD
states:
"All backland development
should be subordinate, i.e. it should occupy a minor proportion of
the block in which it is sited; should be designed to the highest
standards and should have a positive and legible entrance.
Backland development
should:
- not
harm the existing character of the local area;
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relate positively to the existing layout and existing urban
form;
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create a positive and legible entrance to the backland site;
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maintain the quality of environment for existing residents;
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create a satisfactory living environment for the new home owners
and existing surrounding
properties;
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relate to a site of sufficient size and suitable shape to
accommodate the number of dwellings proposed when
compared to the existing grain of development in the area, together
with their external space, access and parking requirements;
- not
be taller than the existing buildings".
9.7
Binfield is also subject to the Binfield Neighbourhood Plan which
came into force in April 2016 and forms part of the Development
Plan. Policy BF1 of the Neighbourhood Plan refers to infill and
backland development and states:
"All infill
and backland development shall protect
the amenity of neighbours and reflect the scale, mass, height
and form of neighbouring properties. Development
proposals must demonstrate
how they address
the recommendations and contribute
positively to the features of the respective character areas
identified in the Bracknell Forest Character Area Assessments
Supplementary Planning Document. In particular, development
proposals shall
- ensure that they do not
lead to over-development of a site; and
- avoid the appearance of
cramming; and
- have a similar form of
development to properties in the immediate surrounding area; (this
is particularly the case for applications
for two or more dwellings on
a site currently or previously occupied by a single
property)".
9.8
This outline application is for assessment of the access only, and
therefore the scale, layout and design of the proposed dwelling are
not under consideration. However, the suitability of the
subdivision of the site is assessed as follows:
9.9
This particular stretch of Terrace Road South from Rendcombe
southwards is characterised by detached or semi-detached dwellings
set on an established building line fronting the highway, with
long, narrow gardens. Northwards from Courtney Place (adjoining
Rendcombe to the north), the character changes with flatted
developments and commercial premises.
9.10
The proposed backland development would not reflect the existing
grain of development. From Rendcombe southwards along Terrace Road
South, the development is in a ribbon pattern with long spacious
gardens to the rear of the houses. The subdivision of the site
would reduce the size of each plot, out of character with the
remaining dwellings to the south.
9.11
However, it is noted that the building to the north, Courtney
Place, does not follow the established pattern of development. The
building is a large block of flats, set well into the site and
reducing the depth of available outside amenity space for the
occupants. The proposed dwelling would only marginally project
further to the rear than the existing built form on Courtney
Place.
9.12
As such the application site can be seen as a transition plot
between the established plot layouts along the southern properties
along Terrace Road South and the denser development of the northern
properties along Terrace Road. Therefore, the possibility of
backland development may be suitable subject to an acceptable
design and layout.
9.13
The proposed driveway would run along the southern boundary of
Rendcombe with Halfacre. The driveway would have a width of 3.7
metres. A boundary hedge is shown running along the boundary with
Halfacre, and it is considered that this provision of soft
landscaping would soften the impact of the hardstanding on the
character of the area.
9.14
As such, subject to a suitable soft landscaping scheme the proposed
access is not considered to have a significant adverse impact on
the character of the area and would be in accordance with
‘Saved’ policy EN20 of the BFBLP, Policy CS7 of CSDPD,
Design SPD and the NPPF.
iii. Effect on
residential amenity
9.15
BFBLP 'Saved' Policies EN20 and EN25 refers to the need to not
adversely affect the amenity of the surrounding properties and
adjoining areas. BFBLP 'Saved' Policy EN20 and CSDPD Policy CS7,
require the development to be sympathetic to the visual amenity of
neighbouring properties through its design implications. These
requirements are considered to be consistent with the general
design principles in the NPPF.
9.16
This outline application seeks to assess means of access, of the
2no. proposed dwellings. Detailed matters for the layout, scale,
appearance and landscaping would be assessed at reserved matters
stage.
9.17
Nevertheless, the impact of a new dwelling within the rear garden
of Rendcombe can be assessed. The proposal would result in the
provision of one additional dwelling.
9.18
The Design SPD recommends that any upper storey rear windows are
located at least 10 metres from the rear boundary, and 22 metres
from the upper storey rear elevations of properties to the rear.
The size of the plot is sufficient that this separation distance
can be achieved. The layout of any dwelling could ensure upper
storey side windows are restricted to avoid overlooking to the
properties on either side. Furthermore, the size of the plot is
considered sufficient that a modest dwelling is unlikely to appear
unduly overbearing to the occupants of neighbouring properties and
any overshadowing impacts are likely to be minimal. This would be
ensured at reserved matters stage.
9.19
The proposed access would be located at ground level, and therefore
would have a limited impact on the residential amenity of the
neighbouring properties. The access would be located close to the
neighbouring dwelling, Halfacre, however the access would be used
to serve only one dwelling and is not likely to be intensively used
to the detriment of the amenities of the neighbours. The access
should be partially screened by the hedging on the boundary of the
properties, and it is noted that a private view is not a material
planning consideration. As such, the view of the access should not
form a reason for refusal.
9.20
Concern has been cited that the driveway would be raised,
increasing visibility levels into the neighbouring property and its
private garden area. Design details of the access including any
ground levels and materials should be secured by condition to
ensure no unacceptable levels of overlooking, and suitable
provision for run-off water.
9.21
As such, the principle of a dwelling and the proposed access would
not be considered to affect the residential amenities of residents
of neighbouring properties and would be in accordance with
‘Saved’ policy EN20 of the BFBLP and the NPPF.
iv. Transport
considerations
9.22
Policy CS23 of the CSDPD states that the council will use its
planning and transport powers to reduce the need to travel,
increase the safety of travel, promote alternative modes of travel
and promote travel planning. 'Saved' policy M9 of the BFBLP states
that development will not be permitted unless satisfactory parking
provision is made for vehicles and cycles. The supporting text to
this policy also states that the standards set out in the Bracknell
Forest Borough Parking Standards can be applied flexibly in certain
circumstances.
- Access –
9.23
Rendcombe has an existing dropped-kerb footway crossover access on
Terrace Road South, a classified C class local distributor road
which is subject to a 30mph speed limit. There are no parking
restrictions.
9.24
The access shown on the submitted plans is measured as 4.8m wide,
which would enable cars entering and exiting the development to
pass, as indicated on Figure 7.1 of Manual for Streets. This
compares with an existing access width of circa 5.0m. The applicant
will need to enter into a Highways Act Section 278 agreement with
the Highway Authority in order to form the access onto Terrace Road
South.
9.25
Visibility to the right when exiting the property is currently
impeded due to a hedgerow, and the applicant has detailed the
replanting of this hedgerow behind the visibility splay for the new
access location. The resulting visibility splay is annotated as 2.4
x 43m on the submitted plans, compliant with Manual for Streets
requirements for a 30mph road. In addition, 2m x 2m visibility
splays between the back of the footway and edge of the driveway
should also be provided for pedestrian safety, this can be dealt
with by condition.
9.26 A
3.7m wide driveway with adjacent margins is proposed to the south
of the existing property. This is compliant with the Highways Guide
for Development for a single dwelling and for fire tender access.
The layout would appear to allow a fire tender to be within 45m
(hose length) of all parts of the new dwelling without needing to
reverse more than 20m, as the area annotated "Turning Point for
Deliveries" could be used in this regard.
- Refuse Collection
–
9.27
Bracknell Forest Council's refuse vehicle will not enter unadopted
roads which are not constructed to adoptable standards. In this
case, refuse collection will be from Terrace Road South as for the
existing dwelling. In order to meet the walking distances set out
in the Building Regulations part H6, a refuse collection point has
been shown within 25m of Terrace Road South for the new dwelling,
where bins are to be placed by residents on collection day.
- Dwelling Size and Parking
–
9.28
Whilst the application is in outline, with all matters reserved
except for access, it is noted that the parking layout submitted
for the new dwelling is sufficient for the 3-bedroom dwelling
indicated, with 2 off-street car parking spaces plus a garage -
which could be used for cycle parking.
9.29
Sufficient off-street parking for the existing dwelling can be
retained, and would be provided to the front of the existing
dwelling.
9.30
As such the proposal would be in accordance with
‘Saved’ policy M9 of the BFBLP, Policy CS23 of the
CSDPD and Bracknell Forest Borough Parking Standards, Supplementary
Planning Document 2016 (SPD).
v.
Tree Considerations
9.31
‘Saved’ policy EN1 of the BFBLP states that planning
permission will not be granted for development which would result
in the destruction of trees and hedgerows. Trees and hedgerows are
important to the retention of the character and appearance of the
landscape or townscape of the area. Section 15 of the NPPF states
that the planning system should contribute to and enhance the
natural and local environment.
9.32
There is a blanket Tree Preservation Order (TPO) on the adjoining
site to the north at Courtney Place. There are further trees within
the application site which are not covered by a TPO.
9.33 A
Tree Survey has been submitted at outline application stage which
has been reviewed by the Council’s Tree Officer. This
information is indicative at this stage, but a site visit was
undertaken which determined the submitted plans are sufficient for
the Tree Officer to make an assessment of the application. No
objection in principle is set out by the Tree Officer. However, the
applicant should take care to ensure the new dwelling has a
sustainable relationship with the surrounding trees, and sufficient
soft landscaping to mitigate the loss of unmade garden. As such,
the provision of comprehensive arboricultural data and details of
tree protection will be required at reserved matters stage.
vi.
Biodiversity Considerations
9.34
Policy CS1 of the CSDPD states that development will be permitted
which protects and enhances the quality of natural resources
including biodiversity. Policy CS7 of the CSDPD states that
development proposals will be permitted which promote biodiversity.
‘Saved’ policy EN15 of the BFBLP states that external
lighting schemes will only be acceptable where they would have no
adverse impact on wildlife. These policies are considered to be
consistent with the NPPF which states that the planning system
should contribute to, and enhance, the natural and local
environment by minimizing impacts on biodiversity.
9.35
As the proposals are set within a relatively empty garden there are
unlikely to be significant impacts on biodiversity. However, the
Beech tree identified as T7 in the tree survey has significant
deadwood in the canopy. Beech trees can have high biodiversity
value as mature trees and this is enhanced by the presence of
deadwood. Therefore, all efforts should be made to avoid an
unsustainable relationship with a new dwelling, or the removal of
the tree.
9.36 A
condition securing biodiversity enhancements is recommended.
vii.
Drainage Considerations
9.37
Policy CS1 of the CSDPD states that development should conserve the
use of resources including water through a reduction in use and
protect and enhance the quality of natural resources including
water. Paragraph 163 of the NPPF states that, when determining any
planning applications, local planning authorities should ensure
that flood risk is not increased elsewhere.
9.38
The application site is located outside Flood Zone 2 and 3. As
such, the principle of a new dwelling and associated hardstanding
is not considered to have a significant impact on flooding within
the surrounding area. A condition is recommended requiring SuDS
compliant building practices.
viii.
Sustainability Considerations
9.39
The Core Strategy DPD policies CS10 and CS12 require a
sustainability statement and energy demand assessment where new
buildings are proposed.
9.40
Since the Government's Ministerial statement of the 26th March 2015
for residential development CSDPD Policy CS10 now requires the
submission of a Sustainability Statement covering water efficiency
aimed at achieving an average water use in new dwellings of 110
litres/person/day.
9.41
CSDPD Policy CS12 requires the submission of an Energy Demand
Assessment demonstrating that a proportion of the development's
energy requirements will be provided from on-site renewable energy
production which the proportion shall be at least 20% of the site's
energy needs (heat, cooling and power) or at least 10% for
proposals of less than 5 dwellings or other development with a
floor area less than 500m2. It should also be demonstrated how the
development's potential carbon dioxide emissions will be reduced by
at least 10%.
ix. Thames
Basin Heath SPA
9.42
In accordance with the Conservation of Habitats and Species
Regulations 2017 (as amended) Bracknell Forest Council (BFC) has
carried out a Habitats Regulations Assessment of the proposed
development.
9.43
The following potential adverse effects on habitats sites were
screened out of further assessment:
Loss of functionally linked
land (TBH SPA)
Air pollution from an
increase in traffic (TBH SPA, Windsor Forest and Great Park
Special Area of
Conservation (SAC), Thursley, Ash, Pirbright and Chobham SAC and
Chilterns Beechwoods (SAC)
9.44
Recreational pressure on the TBH SPA was screened in for
Appropriate Assessment.
9.45
BFC, in consultation with Natural England, has formed the view that
any net increase in residential development between 400m and 5km
straight-line distance from the Thames Basin Heath Special
Protection Area (TBH SPA) along with any larger developments
comprising over 50 net new dwellings within the 5 - 7km zone is
likely to have a significant effect on the integrity of the TBH
SPA, either alone or in-combination with other plans or
projects.
9.46
This site is located within the 400m – 5km Thames Basin
Heaths Special Protection Area (TBH SPA) buffer zone and therefore
is likely to result in an adverse effect on the SPA, unless it is
carried out together with appropriate avoidance and mitigation
measures.
9.47
On commencement of the development, a contribution (calculated on a
per-bedroom basis) is to be paid to BFC towards the cost of
measures to avoid and mitigate against the effect upon the TBH SPA,
as set out in BFC's Thames Basin Heaths Special Protection Area
Supplementary Planning Document (SPD) (April 2018)
9.48
The strategy is for relevant developments to make financial
contributions towards the provision of Suitable Alternative Natural
Greenspaces (SANGs) in perpetuity as an alternative recreational
location to the TBH SPA and financial contributions towards
Strategic Access Management and Monitoring (SAMM) measures. The
Council will also make a contribution towards SANG enhancement
works through Community Infrastructure Levy (CIL) payments whether
or not this development is liable to CIL.
9.49
In this instance, the development would result in a net increase of
a single 3-bedroom dwelling within the 400m – 5km TBH SPA
buffer zone which results in a total SANG contribution of
£6,112.
9.50
The development is required to make a contribution towards
Strategic Access Management and Monitoring (SAMM) of £711
which is also calculated on a per bedroom basis.
9.51
The total SPA related financial contribution for this proposal is
£6,823. The applicant must agree to enter into a S106
agreement to secure this contribution and a restriction on the
occupation of each dwelling until BFC has confirmed that open space
enhancement works to a SANG is completed. Subject to the completion
of the S106 agreement, the proposal would not lead to an adverse
effect on the integrity of the SPA and would comply with South East
Plan saved Policy NRM6, saved policy EN3 of the Bracknell Forest
Borough Local Plan (2002), Policy CS14 of the Core Strategy
Development Plan Document (2008), the Thames Basin Heaths Special
Protection Area Supplementary Planning Document and the National
Planning Policy Framework.
x.
Community Infrastructure Levy
9.52
CIL applies to any new build that involves the creation of
additional dwellings. The site falls within the 'Northern Parishes'
charging area. As this is an outline planning application with the
final floor space of the proposal subject to change, the CIL charge
will be calculated and issued at Reserved Matters stage.
10.
CONCLUSIONS
10.1 It is considered that the development is acceptable in
principle and the access would not result in an adverse impact on
the character and appearance of the surrounding area, highway
safety, the residential amenities of the occupiers of the
neighbouring properties, trees, biodiversity or drainage, subject
to suitable conditions. It is therefore considered that the
subdivision of the site and the proposed access complies with
'Saved' policies of the BFBLP, Policies of the CSDPD, BFBC SPDs and
the NPPF.
11.
RECOMMENDATION
11.1
Following the completion of planning obligation(s) under Section
106 of the Town and Country Planning Act 1990 relating to the
following measures:
-
Avoidance and mitigation of the impact of residential development
upon the Thames Basin Heaths Special Protection Area (SPA);
That the Assistant
Director: Planning be authorised to APPROVE application
21/00276/FUL subject to the following conditions amended, added to
or deleted as the Assistant Director: Planning considers
necessary:
01.
Approval of the details of the appearance, landscaping, layout and
scale of the development (hereinafter called "the Reserved
Matters") shall be obtained from the Local Planning Authority in
writing before development is commenced. The plans and particulars
in relation to the Reserved Matters shall be submitted in writing
to the Local Planning Authority and shall be carried out as
approved.
REASON: To comply with
Section 92 of the Town and Country Planning Act 1990.
02.
Application for approval of the Reserved Matters shall be made to
the Local Planning Authority before the expiration of three years
from the date of this permission.
REASON: To comply with
Section 92 of the Town and Country Planning Act 1990.
03. The
development hereby permitted shall begin not later than two years
from the date of approval of the last of the Reserved Matters to be
approved.
REASON: To comply with
Section 92 of the Town and Country Planning Act 1990.
04. The
development hereby permitted shall be carried out only in
accordance with the following approved plans and other submitted
details, received 14.04.21 by the LPA:
Site Location Plan
(003-1)
Site Plan (004-1 Rev B)
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
05. The
landscaping details required by condition 01 shall include details
of a scheme of walls, fences, gates and any other means of
enclosure. The new dwelling shall not be occupied until this
approved scheme is implemented in full.
REASON: In the interests of
the visual amenity of the area, and biodiversity
[Relevant Plans and
Policies: CSDPD CS1, CS7; BFBLP 'Saved' Policy EN20]
06. The
landscaping details required by condition 01 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 occupation of any part of the
approved development, whichever is sooner. All hard
landscaping works shall be carried and completed prior to the
occupation of any part of the approved development. 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 amenities of the area, and
nature conservation
[Relevant Policies: BFBLP
EN1, EN2 and EN20, CSDPD CS1 and CS7]
07. The
landscaping details required by condition 01 shall include
comprehensive arboricultural data including:
(i) A proposed
site-layout plan (at 1:200 scale) showing:
• Accurate trunk
position and canopy spreads of all trees within the application
site and all trees on neighbouring land that could be affected by
or influence the proposed development.
• All proposed tree
removal shown clearly with a broken line or hatched area.
• Proposed underground
services layout including (existing reused and proposed) water,
foul & and surface water drainage, any soak-away and associated
ducting, electricity, gas, and any external lighting. •
Existing and proposed finished levels within 15 metres of the
trunks any existing trees within the site or on neighbouring land
including together with details of any associated soil level
re-grading and retaining structures. • Vehicle access and
parking layout. • Footpaths and any other hard-standing areas.
• Bin and cycle storage facilities. • Proposed
soft-landscape structural planting areas.
(ii)
A comprehensive tree-protection plan (TPP), phased where necessary,
to take account of site clearance works, construction, and
landscaping. Note: Measures should also include protection of
retained areas for landscaping (Reference Section 6.2.1.2 of BS
5837:2012).
REASON: In order to ensure
that trees worthy of safeguarding are suitably protected
[Relevant Policies: BFBLP
EN1]
08. The new
dwelling shall not be occupied until the existing access to the
site from Terrace Road South is closed and the footway/verge is
reinstated with full-height kerbs in accordance with details which
have been submitted to and approved in writing by the Local
Planning Authority; the reinstatement shall be retained
thereafter.
REASON: In the interests of
highway safety.
[Relevant Policies: Core
Strategy DPD CS23]
09. No
development (other than the construction of the access) shall take
place until the
new access onto Terrace
Road South has been constructed in accordance with the details to
be submitted to and approved in writing by the Local Planning
Authority and provided with visibility splays of 2.4m x 43m onto
the carriageway of Terrace Road South in each direction. The land
within the visibility splays shall be cleared of any obstruction
exceeding 0.6 metres in height measured from the surface of the
adjacent carriageway and maintained clear if any obstruction
exceeding 0.6 metres in height at all times.
REASON: In the interests of
highway safety.
[Relevant Policies: Core
Strategy DPD CS23]
10. No
development (other than the construction of the access) shall take
place until visibility splays of 2.0 metres by 2.0 metres have been
provided at the junction of the driveway and the adjacent footway
of Terrace Road South. The dimensions shall be measured along the
edge of the drive and the back of the footway from their point of
intersection. The visibility splays shall thereafter be kept free
of all obstructions to visibility over a height of 0.6 metres
measured from the surface of the carriageway. REASON: In the
interests of highway safety.
[Relevant Policies: Core
Strategy DPD CS23]
11. The new
dwelling shall not be occupied until the means of vehicular access
to it within the site has been provided and surfaced with a bound
or bonded material in accordance with the approved plans along with
details (including any ground level raising) to be submitted to and
approved in writing by the Local Planning Authority as part of a
Reserved Matters application.
REASON: In the interests of
highway safety and to avoid deposition of loose material on the
public highway.
[Relevant Policies: Core
Strategy DPD CS23]
12. The new
dwelling shall not be occupied until the associated vehicle parking
and turning space for both the new dwelling and the existing
dwelling on the site has been surfaced and marked out in accordance
with a scheme to be submitted to and approved in writing by the
Local Planning Authority as part of a Reserved Matters application.
The spaces shall not thereafter be used for any purpose other than
parking and turning.
REASON: To ensure that the
development is provided with adequate car parking to prevent the
likelihood of on-street car parking which would be a danger to
other road users.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
13. The new
dwelling shall not be occupied until a scheme for covered and
secure cycle parking facilities has been submitted to and approved
in writing by the Local Planning Authority as part of a Reserved
Matters application. The cycle parking facilities shall be provided
and thereafter retained save as otherwise agreed in writing by the
Local Planning Authority.
REASON: In the interests of
accessibility of the development to cyclists.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
14. No
gates shall be provided at the vehicular access to the site.
REASON: In the interests of
highway safety.
[Relevant Policies: Core
Strategy DPD CS23]
15. The
development hereby permitted shall not commence until a scheme for
the provision of biodiversity enhancements (not mitigation),
including a plan showing the location of these enhancements, has
been submitted to and approved by the Local Planning Authority.
The approved scheme shall
be performed, observed and complied with.
REASON: In the interests of
nature conservation
[Relevant Plans and
Policies: CSDPD CS1, CS7]
16. No
development shall take place until a Sustainability Statement
covering water efficiency aimed at achieving an average water use
in new dwellings of 110 litres/person/day, has been submitted to,
and agreed in writing by, the Local Planning Authority. The
development shall be implemented in accordance with the
Sustainability Statement, as approved, and retained as such
thereafter.
REASON: In the interests of
sustainability and the efficient use of resources. [Relevant
Policy: Core Strategy DPD CS10]
17. No
development shall take place until an Energy Demand Assessment has
been submitted to and approved in writing by the Local Planning
Authority. This shall demonstrate that a proportion of the
development's energy requirements will be provided from on-site
renewable energy production (which proportion shall be 10%). The
dwelling thereafter constructed by the carrying out of the
development shall be in accordance with the approved assessment and
retained in accordance therewith.
REASON: In the interests of
the sustainability and the efficient use of resources.
[Relevant Plans and
Policies: CSDPD Policy CS12]
18. The
development shall incorporate surface water drainage that is SuDS
compliant and in accordance with DEFRA "Sustainable Drainage
Systems - Non-statutory technical standards for sustainable
drainage systems" (March 2015). The surface water drainage
works shall be completed before occupation of the dwelling hereby
permitted and shall be operated and maintained as such
thereafter.
REASON: To prevent
increased risk of flooding, to improve and protect water quality
and ensure future maintenance of the surface water drainage
scheme.
[Relevant Policies: CSDPD
CS1, BFBLP EN25]
19. No
construction works shall take place until details showing the
finished floor level of the dwelling hereby approved in relation to
a fixed datum point have been submitted to and approved in writing
by the Local Planning Authority. The development shall be carried
out in accordance with the approved details.
REASON: In the interests of
the character of the area.
[Relevant Policies: BFBLP
EN20, Core Strategy DPD CS7]
20. No
development shall take place until a scheme has been submitted to
and approved in writing by the Local Planning Authority, to
accommodate:
(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
and 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 purposes listed (a) to (e) above.
REASON: In the interests of
amenity and road safety.
Informative(s):
01. The
Local Planning Authority has acted positively and proactively in
determining this application by assessing the proposal against all
material considerations, including planning policies and any
representations that may have been received and subsequently
determining to grant planning permission in accordance with the
presumption in favour of sustainable development, as set out within
the National Planning Policy Framework.
02. The
applicant should note that numerous conditions attached to this
planning permission must be discharged with the local planning
authority prior to the commencement and/or occupation of the
development.
03. 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.
04. 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.
05. The
Highways and Transport Section should be contacted at Time Square,
Market Street, Bracknell, RG12 1JD, telephone 01344 352000 or via
email at Highways.Transport@bracknell-forest.gov.uk, to agree a
Section 278 agreement in relation to the access construction
details for the new access and details of reinstatement of the
footway/verge at the existing access. Permission must be granted by
the Highway Authority before any work is carried out within the
highway. A formal application should be made allowing at least 12
weeks prior to when works are required to allow for processing of
the application, agreement of the details and securing the
appropriate agreements and licences to undertake the work. Any work
carried out on the public highway without proper consent from the
Highway Authority could be subject to prosecution and fines related
to the extent of work carried out.
In the event of the S106 agreement not
being completed by 31 October 2021, the Head of Planning be
authorised to either extend the period further or refuse the
application on the grounds of:
The occupants of the development would put extra pressure on the
Thames Basin Heaths Special Protection Area and the proposal would
not satisfactorily mitigate its impacts in this respect. In
the absence of a planning obligation to secure suitable avoidance
and mitigation measures and access management monitoring
arrangements, in terms that are satisfactory to the Local Planning
Authority, the proposal would be contrary to Regulation 63(5) of
the Conservation of Habitats and Species (Amendment) (EU Exit)
Regulations 2017 (as amended), Policy NRM6 of the South East Plan,
Policy EN3 of the Bracknell Forest Borough Local Plan, Policy CS14
of the Core Strategy Development Plan Document, the Thames Basin
Heaths Special Protection Area Supplementary Planning Document
(2018).
