Agenda and minutes

To approve as a correct record the minutes of the meeting of the Committee held on 22 January 2015.

RESOLVED that the minutes of the meeting of the Committee held on 22 January 2015 be approved 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.

Erection of 2no. 4 bedroom dwellings with attached garages with associated parking and bin store and access. (This application is a resubmission of 13/01041/FUL).

Erection of 2no. 4 bedroom dwellings with attached garages with associated parking and bin store and access. (This application is a resubmission of 13/01041/FUL).

A site visit had been held on Saturday 21 February 2015 which had been attended by Councillors Mrs Barnard, Blatchford, Ms Brown, Brossard, Dudley, Finnie, Heydon, Mrs Phillips and Thompson.

The Committee noted:

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

·         The comments of Bracknell Town Council, which included an objection on the grounds of the narrow width of the access road; the amount of parking available; and the unneighbourly over development of the site.

·         20 objections to the application raising concerns relating to:

- the impact upon the character of the area;

- over development of the site;

- impact upon the neighbours’ amenities;

- an increase in vehicle movements and lack of parking in Dundas Close;

- impact upon wildlife;

- boundary treatment and security;

- the number of amendments to the current application;

- the restrictive covenants placed on the land; and

- that the site comprised  private residential garden in more than one ownership.

As a result of the comments received from Berkshire Archaeology, an additional condition was proposed to provide for any archaeological remains within the site to be investigated, recorded and preserved.  Arising from discussion, it was proposed that the standard condition relating to drainage should also be added.

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

(i) SPA Mitigation

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.

14-P1020-02 – Site Location Plan received 16.07.14

14-P1020-100 Rev C - Proposed Site Layout received 10.02.15           

          14-P1020-102 - Proposed Elevations and Floor Layouts received 05.12.14     

          14-P1020-103 - Site Sections received 10.02.15 14       -P1020-105B – Site Tracking Plot 2 received 10.02.15

14-P1020-106 – Site Tracking Plot1 received 03.02.15              

          Ecology Letter Dated 23 January 2015 received 28.01.15        

          Arboricultural Impact Assessment received 30.07.14    

03.     No development shall take place until samples of the materials to include bricks and roof tiles and other hard surfaces 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.                              

04.     The development hereby permitted shall not be begun until details showing the finished slab levels of the buildings hereby approved in relation to a fixed datum point have been submitted to and approved in writing by the Local Planning Authority and the development  ...  view the full minutes text for item 98.

Change of use of land adjacent to 1 Ringwood from amenity land to residential land forming residential curtilage, including alterations to existing fence line to increase the rear garden amenity space.

Change of use of land adjacent to 1 Ringwood from amenity land to residential land forming residential curtilage, including alterations to existing fence line to increase the rear garden amenity space.

The Committee noted:

·         The comments of Bracknell Town Council which had recommended refusal as it considered the loss of amenity land would be detrimental to the area.

·         No other representations had been received.

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.   

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 12 August 2014 and 10 December 2014:  

          details of fence   

          block plan            

03.     The excavation works for the proposed position of the fence posts which are located within the root protection area of an existing tree shall be undertaken only by hand.   

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 development as permitted by Class  E of Part 1 of the Second Schedule of the 1995 Order shall be carried out.

05.     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 hard surface as permitted by Class F of Part 1 of the Second schedule of the 1995 Order shall be provided for any purpose incidental to the enjoyment of the dwelling house.      

Erection of a two storey side extension with a part flat roof and part pitched roof, including alterations to main roof ridge and alterations to existing doors and windows.

Erection of a two storey side extension with a part flat roof and part pitched roof, including alterations to main roof ridge and alterations to existing doors and windows.

A site visit had been held on Saturday 21 February 2015 which had been attended by Councillors Mrs Barnard, Blatchford, Ms Brown, Brossard, Dudley, Finnie, Mrs Phillips and Thompson.

The Committee noted:

·         The comments of Bracknell Town Council.

·         Letters of objection received from the neighbouring property at Tarnwell, in respect of the application as originally submitted and as currently proposed, referring to the loss of light to a side facing window and increased overlooking and overshadowing that would occur if the development was allowed.

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.   

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 19th November 2014 :       

          GFS/CAV/01       

          GFS/CAV/02       

          GFS/CAV/03       

          GFS/CAV/05       

          GFS/CAV/06       

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.       

04.     The first floor bedroom window in the south facing side elevation of the extension hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). It shall at all times be fixed shut with the exception of a top hung openable fanlight.    

05.     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 additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the south facing side elevation of the extension hereby permitted except for any which may be shown on the approved drawing(s).

06.     No development shall be occupied until the associated vehicle parking and turning space has been set out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The spaces shall not thereafter be used for any purpose other than parking and turning.   

Redevelopment of site to provide 20no. 1 bedroom and 46no. 2 bedroom flats with associated car parking.

Redevelopment of site to provide 20no. 1 bedroom and 46no. 2 bedroom flats with associated car parking.

The Committee noted:

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

·         The comments of Bracknell Town Council objecting to the application on the grounds that it was not in keeping with the area; overdevelopment of the site; and highway concerns regarding access into and out of the site from Downshire Way.

·         A letter of objection signed by residents from all the properties on Old Bracknell Lane raising concerns the additional traffic (approximately 90 cars) on Old Bracknell Lane West, exacerbation of existing problems getting to and from Downshire Way and increased pollution.  It also suggested removal of the gate separating Old Bracknell Lane West from residential and commercial areas in Old Bracknell Lane East.

An amendment to the application had been made, to reduce the number of flats from 66 to 65 and to increase the size of the basement car park to accommodate a further five parking spaces, to comply with the parking standard agreed with the Highway Officer.  Arising from discussion, it was also proposed to impose additional conditions relating to drainage on the site and to require the submission of car park management plan for the approval of the Council.

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

1. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA), including a financial contribution towards off site SANG and Strategic Access Management and Monitoring.              

2. Measures to safeguard land at the rear of the site for a future pedestrian/ cycle route linking to adjacent sites.

3. A viability review should the development not be completed within 3 years from the date of planning permission being granted (the purpose of this would be to assess whether changes in market conditions mean that a scheme including affordable housing would be viable, in which case such housing should be secured).

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.   

02.     The development hereby permitted shall be carried out in accordance with the following plans received 10.10.2014:                     

BPL001 - DP-0-001 - Proposed Apartment Layouts

BPL001 - DP-0-002 - Proposed Apartment Layouts

BPL001 - DP-0-003 - Proposed Apartment Layouts

BPL001 - DP-0-004 - Proposed Apartment Layouts

BPL001 - DP-0-005 - Proposed Apartment Layouts

BPL001 - DP-0-006 - Proposed Apartment Layouts

BPL001 - DP-0-007 - Proposed Apartment Layouts

BPL001 - DP-0-010 - Proposed Demolition Plan

BPL001 - DP-0-011C - Proposed Floor Plans

BPL001 - DP-0-012E - Proposed Floor Plans

BPL001 - DP-0-013F - Proposed Floor Plans

BPL001 - DP-0-014E - Proposed Floor Plans

BPL001 - DP-0-015A - Proposed Floor Plans

BPL001 - DP-2-070A - Proposed Elevations

BPL001 - DP-2-071A  ...  view the full minutes text for item 101.

Erection of a detached 4-bed house with part basement, self-contained annexe and detached 4-bay garage; demolition of existing dwelling, outbuildings and other free-standing buildings

(This application is a resubmission of 14/00695/FUL)

Erection of a detached 4-bed house with part basement, self-contained annexe and detached 4-bay garage; demolition of existing dwelling, outbuildings and other free-standing buildings

(This application is a resubmission of 14/00695/FUL)

This application was WITHDRAWN from the agenda at the request of the applicant’s agent.

Erection of a two storey rear extension, roof extension and side dormer.

Erection of a two storey rear extension, roof extension and side dormer.

The Committee noted:

·         The comments of Warfield Parish Council.

·         That no neighbour representations had been received.

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.   

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 16th December 2014:        

          201484-A1          

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.       

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 additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the north or south facing side elevations of the enlarged dwelling hereby permitted except for any which may be shown on the approved drawing(s).      

Installation of new 4.5 head frame with 6no replacement antenna on existing monopole, raising its height to 18.4m. New remote radio unit to head frame and 1 no. equipment unit plus ancillary works.

Installation of new 4.5 head frame with 6no replacement antenna on existing monopole, raising its height to 18.4m. New remote radio unit to head frame and 1 no. equipment unit plus ancillary works.

A site visit had been held on Saturday 21 February 2015 which had been attended by Councillors Mrs Barnard, Blatchford, Ms Brown, Brossard, Dudley, Finnie, Mrs Phillips and Thompson.

The Committee noted:

·         The comments of Crowthorne Parish Council.

·         Two letters of objection raising the following concerns:

- As existing the mast has an adverse impact on the visual amenity of Crowthorne, and increasing the height of the structure and the width of the antenna would exacerbate this.

- The surrounding area is more residential than when the mast was initially approved in 1999.

- The mast would result in a detrimental impact on the residents of neighbouring properties.

-   Concerns regarding the health of people living in close proximity to such masts.

RESOLVED that the siting and appearance of the development proposed be APPROVED in accordance with the plans as stated below:-

Drawing entitled Proposed Location Maps no. 100 received by Local Planning Authority on 8 January 2015

Drawing entitled Proposed Location Plan no. 201 received by Local Planning Authority on 8 January 2015

Drawing entitled Proposed Elevation no. 301 received by Local Planning Authority on 8 January 2015

Conversion of two areas of amenity land to form 8no. parking bays.

Conversion of two areas of amenity land to form 8no. parking bays.

The Committee noted:

·         The comments of Bracknell Town Council.

·         No representations had been received from neighbouring properties.

RESOLVED that 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.               

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 14 January 2015:   

          4817 225/8 'Stoney Road'          

03.     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 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.            

04.    The parking spaces shall not be utilised until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the parking spaces and the adjacent carriageway.  The dimensions shall be measured along the edge of the parking spaces and the edge of the carriageway 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.

Erection of 5 no. five bedroom, 7 no. four bedroom, 2 no. three bedroom and 10 no. two bedroom dwellings with associated landscaping and vehicular access from Knox Green following demolition of existing buildings, and alterations to wall within the curtilage of a listed building.

NB:      There is a confidential Annex attached to this report.  If the Committee wishes to discuss this, it is invited to RESOLVE that pursuant to Section 100A of the Local Government Act 1972, as amended, and having regard to the public interest, members of the public and press be excluded from the meeting for the consideration of item 13 which involves the likely disclosure of exempt information under the following category of Schedule 12A of that Act:

(3)        Information relating to the financial or business affairs of any particular person.

Erection of 5 no. five bedroom, 7 no. four bedroom, 2 no. three bedroom and 10 no. two bedroom dwellings with associated landscaping and vehicular access from Knox Green following demolition of existing buildings, and alterations to wall within the curtilage of a listed building.

This application was originally reported to the Planning Committee at its meeting on 16 October 2014, when the Committee resolved that the Head of Development Management be authorised to approve the application subject to conditions and following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to, inter alia, the provision of affordable housing.  Following this decision, the applicant had submitted a viability report which concluded that whilst the proposed development, including 6 age-restricted dwellings, would be a viable scheme, with 6 social housing (affordable) dwellings would be unviable and, therefore, undeliverable.  The applicant was therefore seeking the removal of the requirement for affordable housing to be provided as part of this development. 

The Committee considered a report which included a summary of the findings from the viability study submitted by the applicant (the Haslams report) and the independent assessment of this study prepared for the Council by the District Valuer Services (DVS).  The DVS had agreed with the findings of Haslams and concluded that the scheme with 6 social rented or affordable rented would not be viable.

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker Mr Trinder, who represented his objections to the proposed development, and Deidre Wells who represented the agent in the case, MGI Architecture Limited, on behalf of the applicant.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• A letter of objection expressing concern at the loss of the affordable housing.
• That in response to the question of whether some affordable housing, even if less than the policy compliant 6 units could be provided, the DVS had suggested that the scheme could afford one social rented unit and remain viable (although at this level the result is very sensitive to any slight change in costs or values).
• Information had recently come to light regarding contaminated material on the site which would require some costly remedial work to be carried out by the developer.

RESOLVED that pursuant to Section 100A of the Local Government Act 1972, as amended, and having regard to the public interest, members of the public and press be excluded from the meeting during  the consideration of item 13 which involved the likely disclosure of exempt information under the following category of Schedule 12A of that Act:

(3)     Information relating to the financial or business affairs of any particular person.

The Committee considered the commercially sensitive details in the viability report of Haslams and the independent assessment from the DVS, copies of which were tabled for Members. 

Following conclusion of this, the public were re-admitted to the meeting  ...  view the full minutes text for item 106.

To seek confirmation of TPO 1180.

The Committee considered a report requesting confirmation of this Tree Preservation Order, to which objections had been raised.

The Committee noted:

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

·         That there had been a number of comments from supporters of the TPO as well as the objections received.

RESOLVED that Tree Preservation Order (TPO 1180) Land at 1 Arden Close, Bracknell – 2015 be confirmed.

To agree the date of the next meeting.

RESOLVED that the date of the next meeting of the Planning Committee be re-scheduled from Thursday 2 April 2015 to Wednesday 1 April 2015.