Agenda and minutes

To approve as a correct record the minutes of the meeting of the Committee held on 14 November 2013.

RESOLVED that the minutes of the Committee meeting held on 14 November 2013 be agreed as a correct record and signed by the chairman.

Any Member with a Disclosable Pecuniary Interest or an Affected Interest in a matter should withdraw from the meeting when the matter is under consideration and should notify the Democratic Services Officer in attendance that they are withdrawing as they have such an interest. If the Interest is not entered on the register of Members interests the Monitoring Officer must be notified of the interest within 28 days.

There were no declarations of interest.

Any other items which, pursuant to Section 100B(4)(b) of the Local Government Act 1972, the Chairman decides are urgent.

There were no items of urgent business.

Change of use of agricultural barn to form 1 no. two bedroom dwelling with associated parking and landscaping (re-submission of expired planning permission 623586).

Change of use of agricultural barn to form 1 no. two bedroom dwellings with associated parking and landscaping (re-submission of expired planning permission 623586).

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Warfield Parish Council

Members noted that the scale and nature of the proposed development would not adversely impact upon the purposes of including land within the Green Belt.

It was RESOLVED that following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:-

01.       Transport infrastructure

            Open space      

            Primary Education

That the Head of Development Management be authorised to APPROVE the application subject to the following condition(s):-

01.     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

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on :       

          Drg no 1464/P/01C received by LPA 12.08.2013           

          Drg no 1464/PL02A received by LPA 24.06.2013          

          REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, B, C and D of Part 1 of the Second Schedule of the 1995 Order shall be carried out.           

          REASON: The site is located outside of a settlement within the Green Belt where strict controls over the form, scale and nature of development apply.   

          [Relevant Policies: BFBLP EN9, Core Strategy DPD CS9]

04.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the south elevation of the dwelling hereby permitted except for any which may be shown on the approved drawing(s).  

          REASON: To prevent the overlooking of neighbouring properties.        

          [Relevant Policies: BFBLP EN20]

05.     No development shall commence until details of a scheme of walls, fences and any other means of enclosure has been submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full before the occupation of the building approved in this permission and shall be retained as such.    

          REASON:  In the interests of the visual amenities of the area and to safeguard existing retained trees, hedges and shrubs.        

          [Relevant Plans and Policies: BFBLP EN20, Core Strategy DPD CS7]

06.     The dwelling hereby approved shall not be occupied until the associated vehicle parking for the proposed dwelling and the existing dwelling has been drained, surfaced and marked out in accordance with a scheme to be  ...  view the full minutes text for item 69.

Erection of 10 no. dwellings comprising 1 no. 2 bed, 3 no. 3 bed, 4 no. 4 bed and 2 no. 5 bed following demolition of existing commercial buildings.

Erection of 10 no. dwellings comprising 1 no. 2 bed, 3 no. 3 bed, 4 no. 4 bed and 2 no. 5 bed following demolition of exisiting commercial buildings.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The Comments of Winkfield Parish Council.
• 13 letters of objection and 1 general comment which raised concerns around the proposed development leading to overdevelopment, an increase in vehicular movements, a burden on local infrastructure and services and insufficient site parking.

Members noted that the proposed development was unlikely to lead to any difference in vehicular movements than those currently taking place and that the proposed development met with parking requirements.

It was RESOLVED that following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:-

01.       (i) An Open Space and recreation contribution

            (ii) A built sports contribution

            (iii) Primary educational facilities

            (iv) SPA Mitigation

            (v) Dedication of part of the site access as public highway

            (vi) Secure a management and maintenance plan of communal hard and soft        landscaped areas

That the Head of Development Management be authorised to APPROVE the application subject to the following condition(s):-

01.     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    

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details.          

S201 B Site Location Plan (A4) received 18.10.13        

          C201 C Coloured Site Layout (A1) received 27.11.13   

          C202 B Coloured Street Elevations (A1) received 18.10.13

          P201 K Proposed Site Layout - Ground Floor Level (A1) received 27.11.13     

          P202 U Proposed Site Layout - Roof Level (A1) received 27.11.13      

          P205 E Technical Plan (A1) received 27.11.13  

          P210 B Plot 1 - Proposed Plans and Elevations (A1) received 18.10.13          

          P211 B Plot 2 Proposed Plans and Elevations (A1) received 18.10.13 

          P212 B Plot 3 - Proposed Plans and Elevations (A1) received 18.10.13          

          P213 A Plot 4 - Proposed Plans and Elevations (A1) received 18.10.13)         

          P214 G Plots 5 and 6 - Proposed Plans and Elevations (A1) received 18.10.13

P215 B Plot 7 - Proposed Plans and Elevations (A1) received 18.10.13          

          P216 B Plot 8 - Proposed Plans and Elevations (A1) received 18.10.13          

          P217 F Plot 9 - Proposed Plans and Elevations (A1) received 27.11.13           

          P218 Plot 10 - Proposed Plans and Elevations (A1) received 18.10.13

          Design and Access Statement - Addendum prepared by OSP Architecture, October 2013 received 18.10.13  

          Schedule of Accommodation prepared by OSP Architecture, 7 October 2013 received 18.10.13       

          Planning Statement - Addendum prepared by Paul Dickinson & Associates, Town Planning and Development Consultants, October 2013 received 18.10.13    

          Landscape Masterplan Update prepared by Murdoch Wickham (Drawing No 1347-001 Rev D) received 18.10.13  

          Transport Assessment Update prepared by Royal Haskoning DHV, October 2013 received 18.10.13    

          Tree Survey and Constraints Advice Update prepared by ACD Arboriculture, October  ...  view the full minutes text for item 70.

Erection of 1 no. four bedroom dwelling following demolition of existing dwelling.

Erection of 1 no. 4 bed dwelling following demolition of existing dwelling.

The Committee noted the comments of Winkfield Parish Council.

It was RESOLVED that the application be APPROVED subject to the following conditions:-

01.     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.   

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details.          

          Site Plan received 05.08.13        

          DT/01/04 - Proposed Site Layout received 31.07.13     

          DT/05/04 - Proposed Roof/Block Plan received 31.07.13         

          DT/08/13 - Proposed Elevations and Floor Plans received 14.10.13    

          DT/08/13 - Proposed Elevations Compared received 14.10.13

          Design and Access Statement received 31.07.13         

          Bat Survey dated September 2013 FOA Ecology Ltd received 31.09.13          

          Agents Letter 11 Oct 2013 - Calculations received 14.10.13     

          REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03.     No development shall take place until details 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.  The development shall be carried out in accordance with the approved details.     

          REASON: In the interests of the visual amenities of the area.   

          [Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]     

04.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, B, C, D and E of Part 1 of the Second Schedule of the 1995 Order shall be carried out.           

          REASON: The proposal involves the redevelopment of an existing building as a "one for one" replacement, and given the increase and the existing number of outbuildings on the site it is considered any additional extensions, buildings or hardstanding needs to be controlled to avoid any further urbanisation of this site which would conflict with Local Plan policy GB1.        

          [Relevant Plans and Policies: BFBLP  GB1]      

05.     No development shall take place until -  

          (a) the Local Planning Authority has approved in writing a scheme (including a timetable) for a phased programme of archaeological investigation work, and

          (b) the approved scheme has been performed and complied with.      

          REASON: In the interests of the archaeological and historical heritage of the Borough.          

          [Relevant Policies: BFBLP EN6, EN7]   

06.     No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved by the Local Planning Authority.    

          REASON: In the interests of nature conservation          

          [Relevant Plans and Policies: BFBLP EN3 CS1, CS7]  

07.     The scheme hereby permitted shall be carried out in accordance with the mitigation measures outlined in FOA Ecology Ltd Bat Detector Survey  ...  view the full minutes text for item 71.

Outline application for the demolition of “Toll House” and the erection of 72 no. dwelling (71 net) with new vehicular and pedestrian access from Church Lane and pedestrian access from Tilehurst Lane.

Outline application for the demolition of “Toll House” and the erection of 72 no. dwelling (71 net) with new vehicular and pedestrian access from Church Lane and pedestrian access from Tilehurst Lane.

A site visit had been held on Saturday 14 December 2013 which had been attended by Councillors Angell, Mrs Angell, Birch, Blatchford, Ms Brown, Brossard, Davison, Finnie, Heydon, Thompson and Virgo.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Binfield Parish Council
• Representations in support of the application has been received from 7 individuals raising the following matters:

-          the proposals were appropriate to the area and could have a positive impact on road safety

-          if community benefits were realised there would be a positive impact

-          the site was not in the Green Belt

-          a good mix of housing was proposed including affordable housing.

• Objections had been received from the Campaign to Protect Rural England and Ryslip Group Ltd and 122 individuals. In addition a petition with 158 signatures has been received. The following concerns were raised by objectors:

-          The site was outside permitted development and developing the site would change the local character and rural feel.

-          The traffic generated by a development of this size could not be sustained, highway safety would be compromised.

-          There would be a severe burden on local services and infrastructure.

-          A detrimental impact on living conditions of local residents and other detrimental environmental impacts.

The item had met the criteria for public speaking and the Committee was addressed by Mr David Phillips, a local resident and objector and by Mr Douglas Bond, the applicant’s agent.

Members noted that this site was not allocated through the Site Allocations Local Plan (SALP) as the site had been rejected by the Council at the Preferred Option stage. Members felt strongly that the SALP was in place alongside other elements of the Development Plan to protect areas such as this where a large housing development was not appropriate.

The Committee agreed that there were no material considerations that outweighed the serious conflict with policies in the development plan or the harm arising from the adverse impacts identified in the report.

It was RESOLVED that the application be REFUSED for the following reasons:-

01.     The proposed development is located on land outside a defined settlement and is therefore not acceptable in principle. It would cause unacceptable harm to the character and visual amenities of the area and the rural setting of this edge of Binfield. The proposal would therefore be contrary to Policies CS1, CS2, CS7 and CS9 of the Core Strategy Development Plan Document, saved policies EN1, EN8, EN20 and H5 of the Bracknell Forest Borough Local Plan, the Character Areas Assessments SPD and the National Planning Policy Framework.

02.     The proposal fails to provide a safe and adequate access to the site paying regard to road conditions.  This will lead to conflict on Church Lane  ...  view the full minutes text for item 72.

Erection of a new chalet dwelling with new access.

Erection of a new chalet dwelling with new access.

The Committee noted:

·         The supplementary report of the Head of Development Management tabled at the meeting.

·         The comments of Crowthorne Parish Council.

·         3 letters of objection raising concerns around loss of privacy and light to neighbouring properties, detrimental impact on traffic and parking and that the proposed development would be out of character with the area and be overbearing.

It was RESOLVED that following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to:-

01.       - Transportation

            - Open space    

            - Primary and Secondary Education    

            - The Thames Basin Heath SPA.

That the Head of Development Management be authorised to APPROVE the application subject to the following conditions:-

01.     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.   

02.     The development hereby permitted shall be carried out only in accordance with the following plans: 

          Drg no 2985/01 Rev B received by Local Planning Authority 10.09.2013          

          Drg no 2985/02 Rev f received by Local Planning Authority 10.09.2013           

          Drg no 2985/03 Rev B received by Local Planning Authority 10.09.2013          

          Drg no 2985/04 Rev I received by Local Planning Authority 10.09.2013

          REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03.     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.  The development shall be carried out in accordance with the approved details.     

          REASON: In the interests of the visual amenities of the area.   

          [Relevant Plans and Policies: BFBLP EN20, CSDPD CS7]

04.     The development shall not be begun until a Sustainability Statement demonstrating how the development meets current best practice standards in the sustainable use of natural resources has been submitted to and approved in writing by the Local Planning Authority.  The Statement shall include either a Design Stage Report and BRE Interim Certificate or a pre-assessment estimator carried out by an independent assessor licensed by the Building Research Establishment demonstrating that the development meets a minimum standard of Level 3 of the Code for Sustainable Homes or a "Very Good" or "Excellent" BREEAM rating.  The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith.          

          REASON: In the interests of sustainability and the efficient use of resources.

          [Relevant Policy: Core Strategy DPD CS10]

05.     The development shall not be occupied until a Post Construction Review Report carried out by an independent assessor licensed by the Building Research Establishment and a Final Code Certificate has been submitted to the Local Planning Authority which demonstrates that the development has been constructed to meet a minimum standard of Level 3 of the Code for Sustainable Homes or a "Very Good  ...  view the full minutes text for item 73.

Formation of dormer on first floor side elevation of outbuilding and alterations to existing dormer on opposite side elevation.

Formation of dormer on first floor side elevation of outbuilding and alterations to existing dormer on opposite side elevation.

A site visit had been held on Saturday 14 December 2013 which had been attended by Councillors Angell, Mrs Angell, Birch, Blatchford, Ms Brown, Brossard, Davison, Finnie, Heydon and Thompson.

The Committee noted:

• The comments of Warfield Parish Council.
• An objection from a neighbouring property raising concerns that the proposed dormer would result in an adverse overbearing impact and an unacceptable loss of privacy and light to both the rear garden and rear elevation of the property.

It was RESOLVED that the application be APPROVED subject to the following conditions:-

01.     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.

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans:      

          Location Plan received on 4 October 2013        

          2167-03A Block Plan received on 18 November 2013   

          2167-02B Proposed Plans and Elevations received on 15 November 2013     

          REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

03.     The materials to be used in the construction of the external surfaces of the development hereby permitted shall be of similar appearance to those of the existing dwelling and outbuilding.      

          REASON: In the interests of the visual amenities of the area.   

          [Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

04.     The outbuilding shall not be occupied at any time other than for purposes ancillary to the residential use of the dwellinghouse, known as 3 Kilnside, Goughs Lane, Warfield, and shall at no time form a separate dwelling.  

          REASON: The creation of a separate dwelling unit would require mitigation measures such as the provision of sufficient off-road parking to comply with Council parking standards, and would involve an intensification of the site.            

          [Relevant Policies: BFBLP EN20, M9, Core Strategy DPD CS6, CS7, CS23]

23 January 2014

23 Janaury 2014.