Agenda and minutes

To approve as a correct record the minutes of the meeting of the Committee held on 26 February 2015.

RESOLVED that the minutes of the meeting of the Committee held on 26 February 2015 be approved as a correct record and signed the Chairman, subject to the inclusion in full of the wording for Condition 24 imposed in the planning permission granted for Application No 14/00813/FUL – 1 Dundas Close, Bracknell (minute 98).

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.

Proposed part two storey and part single storey side extension to form a new 3no. bedroom dwelling.

Proposed part two storey and part single storey side extension to form a new 3no. bedroom dwelling.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Sandhurst Town Council, which included an objection to the application on the grounds that the proposed extension at the side of the existing house will tend to produce the appearance of a terrace, particularly if repeated on adjacent properties, and that the development would be out of keeping with existing properties in the vicinity and detrimental to the visual amenities.
• 3 letters of objection ( 2 from the same address) summarised as follows:

- will create a row of terraces

- Impact to adjoining properties through overlooking, overshadowing, overbearing, loss of privacy, increased noise

- House has already been extended and the proposed extension is box-like and will affect the character of the houses.

- Devaluation

- Additional parking will result in extra noise, fumes, smells affecting quality of life

- Traffic safety

- Proposal is garden grabbing

The Committee was informed that the Section 106 agreement to secure SPA contributions, the provision of a footpath to provide access to the rear gardens of the existing dwelling and the proposed dwelling and to secure a shared parking area had been completed and therefore the recommendation was to approve the application subject to conditions, as amended by the supplementary report.

RESOLVED that the application be APPROVED 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 only in accordance with the following approved plans received by the Local Planning Authority on 18 June 2014 and 13 March 2015:       

         drawing titled "proposed two storey side extension and alterations to existing dwelling to form proposed new 3 bedroom dwelling"        

         SK/01/12/14-02 Rev 1  

Location map    

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.

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 east elevations of the building hereby permitted except for any which may be shown on the approved drawings.   

05.    The first floor windows in the east elevation serving the landing and the first floor window in the south elevation serving the bathroom of the building hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent).  They shall at all times be fixed shut with the exception of a top hung  ...  view the full minutes text for item 112.

Erection of 3 no. dwellings including associated parking, access and amenity space.

Erection of 3 no. dwellings including associated parking, access and amenity space.

This application was WITHDRAWN from the agenda.

Erection of a replacement dwelling following the demolition of the existing property.

Erection of a replacement dwelling following the demolition of the existing property.

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Angell, Mrs Angell, Blatchford, Brossard, Finnie, Gbadebo, Mrs Phillips, Thompson, Turrell and Virgo.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Winkfield Parish Council.
• 3 letters of objection from local residents summarised as follows:

- The proposed garage block would be located forward of the building line, and would result in an adverse impact on the streetscene and the protected trees at the front of the site.

- The development would result in an unacceptable loss of light to and unduly overbearing effect on No.38 Prince Consort Drive.

- A property of the size and design that is proposed would be out of keeping with this part of Prince Consort Drive and would therefore result in an adverse impact on the character and appearance of the area.

• Additional comments from the neighbouring residents at No. 38 Prince Consort Drive (circulated separately to Members) referring to the bulk and roof height of the proposed dwelling, the difference in ground levels between the properties, and the loss of privacy resulting from the balcony at the rear of the proposed development.

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 February 2015:      

         P14/22/S/101 (Rev C)  

         P14/22/S/110 (Rev B)  

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.

04.    The development hereby permitted shall not be begun 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 any of the buildings approved in this permission.       

05.    The en suite windows in the south east facing side elevation of the dwelling hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). They shall at all times be fixed shut with the exception of a top hung openable fanlight.     

06.    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 west or south east facing side elevations of  ...  view the full minutes text for item 114.

Erection of a single storey rear extension with a first floor extension over the garage.

Erection of a single storey rear extension with a first floor extension over the garage.

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Barnard, Birch, Brossard, Finnie, Gbadebo, Mrs Phillips, Thompson and Turrell.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Warfield Parish Council, which had recommended refusal for the following reasons:

1. The proposed extension by reason of its size and mass represents an unacceptable enlargement of the property.

2. The proposed first floor extension over the garage would impact on a neighbouring property (16 Anthony Wall), resulting in a loss of light to that property.

3. The proposed single storey rear extension would severely impact on a neighbouring property (18 Anthony Wall), resulting in a considerable loss of light to the kitchen of that property.

• Comments on and objections to the application from the occupants of 18 Anthony Wall concerning the impact on their property, summarised as:

-   The extension is 20cm inside the neighbour’s boundary but this is 1.4m from the outside wall of No 18.

-   The extension would be overbearing on their property, due to its size and proximity.

-   The proposed first floor extension would be out of keeping in the street scene and be out of character within the immediate area.

-   The loss of light through the side window affects the kitchen/breakfast area.  The door has been removed to improve light to this area.

-   This is a west-facing window so most of the light comes through this window at key times when the kitchen/diner area is used.

-   It is not regarded as a functioning utility room as it is not separate from the kitchen as the door has been removed.  Plans are in hand to remove the partition as part of a plan to modernise the kitchen.

-   Due to the nature of the design, light levels in the kitchen/diner are already below what would be ideal.

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:  

         D/2034 Proposed Roof Plan / Block Plan, received on 23 October 2014       

         Revised Drawing D/2034/1/A Proposed Floor Plans and Elevations, received on 04 December 2014         

03.    The materials to be used in the construction of the external surfaces of the first floor extension, hereby permitted shall be similar in appearance to those of the existing building.      

04.    No development (including initial site-clearance) shall commence until a detailed scheme for the protection of the existing adjoining tree 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.   Details shall include an approved  ...  view the full minutes text for item 115.

Convert two grass amenity areas into parking spaces (4 spaces and 3 spaces).

Convert two grass amenity areas into parking spaces (4 spaces and 3 spaces).

The Committee noted:

• The applicant in this case was Bracknell Forest Council rather than the named officer.
• An objection had been received from the occupant of the residential property of 7 Faircross, which could summarised as follows:

(i) The proposals would result in an adverse impact on the residential amenity of the occupants of the neighbouring properties through noise and air pollution and associated disturbance, particularly as there would be no screening between the proposed bays and these properties.

(ii) The proposal would not provide a net benefit to highway safety as the proposed bays would not be sufficient in addressing the existing parking concerns.

• A comment in support had been received from the occupant of the residential property of 27 Faircross. Referring to improved highway safety through the provision of additional off-street parking.

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 22 January 2015:          

         4817 217 'Faircross'     

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.

Erection of a part single storey, part two storey side extension.

Erection of a part single storey, part two storey side extension.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Winkfield Parish Council.
• Objections had been received from the residents of 2 neighbouring properties on the grounds that the proposed extension would result in adverse overlooking, overbearing and loss of light impacts on the residential amenity of their properties.  Furthermore, the amended plans submitted do not provide a more sympathetic impact of the proposal on the character of the surrounding area.

The Committee was informed that the amended plans showed a revised parking layout in which the additional parking space had been re-oriented and re-located to make it more practical and usable.  Subject to an extension of the dropped kerb, the Highways Officer considered this acceptable.  However, the plan viewed by the Committee did not appear to show this revision accurately.

RESOLVED that the application be deferred in order that the Committee consider an accurate and up to date plan of the revised parking layout.

Erection of 7 No. 5 bed detached dwellings and garages, following demolition of existing buildings.

Erection of 7 No. 5 bed detached dwellings and garages, following demolition of existing buildings

(This application is a resubmission of planning permission 13/00242/FUL creating an amendment to the site boundary and Plot 1).

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• That no representations had received about the application.

The Committee was informed that the S. 106 agreement had now been completed and the recommendation was to approve the application subject to conditions.  One amended and one additional condition were recommended to ensure details of the remedial works required to the retained building were submitted for approval and that proper access into the site be provided before any dwelling is occupied.  The Committee requested an amendment to the proposed condition to ensure that this covered pedestrian as well as vehicular access.

RESOLVED that application be APPROVED 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 only in accordance with the following approved plans and other submitted details received by the Local Planning Authority:           

         SO088-SLP-01 Rev A - Location Plan received 24.12.14      

         DWG No. 101P - Site Layout received 20.03.15         

         DWG No. 102/COMP Plot 1 Comparison with original approved floor plan received 24.12.14         

         DWG No. 103/COMP Plot 1 Comparison with original approved elevation received 24.12.14          

         DWG No.102C Plot 1 - Floor plans received 24.12.14

         DWG No.103A Plot 1 - Elevations received 24.12.14

         DWG No.104A Plot 2 - Floor plans received 24.12.14

         DWG No.105   Plot 2 - Elevations received 24.12.14

         DWG No.106B Plot 3 - Floor plans received 24.12.14

         DWG No.107A Plot 3 - Elevations received 24.12.14

         DWG No.108A Plot 4 - Floor plans received 24.12.14

         DWG No.109  Plot 4 - Elevations received 24.12.14

         DWG No.110A Plot 5 - Floor plans received 24.12.14

         DWG No.111 Plot 5 - Elevations received 24.12.14

         DWG No.112A Plot 6 - Floor plans received 24.12.14

         DWG No.113 Plot 6 - Elevations received 24.12.14

         DWG No.114A Plot 7 - Floor plans received 24.12.14

         DWG No.115 Plot 7 - Elevations received 24.12.14

         DWG No.116  Garage Elevations received 24.12.14

         DWG No.150d Street Scene Elevations received 24.12.14    

         Transport Statement (FMW Consultancy Ltd) March 2013    

         Flood Risk Assessment (FMW Consultancy Ltd) Revised March 2013         

         Sustainability Statement 15 March 2013         

         Phase 1 Ecology Survey (M&R Ecology LLP) July 2012       

         Information approved under reference 14/00029/COND (Planning permission 13/00242/FUL)        

         Condition 05 (Floor Levels)                  

         -  SO088-SL-001-Finished Floor Levels and Ridge Heights received 

         -  4941-02C Proposed Levels   

            Condition 06 (Landscaping)               

         -  L14 Landscape Proposals Plan by David Williams Consultancy      

         -  3 Year Post Planting Management/ Maintenance Schedule (July 2013)

         -  Dwg.No.4941.40 Rev.B Hard landscaping Plan by MJA Consulting           

            Condition 08 (Scheme of Works enclosures)                   -    4941.40 revB External Works Layout by MJA Consulting         

         -  Close Boarded Fence Det/ENC/01   

         -  Post and Rail Fence Det/ENC/13      

         -  Timber Garden Gate Det/ENC/14     

            Condition 10 (External Lighting)                    

         -  4941.40 Rev.B External Works Layout by MJA Consulting  ...  view the full minutes text for item 118.

Erection of 3 No. residential dwellings following the demolition of the existing property.

Erection of 3 No. residential dwellings following the demolition of the existing property.

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Blatchford, Brossard, Finnie, Gbadebo, Mrs Phillips, Thompson, Turrell and Virgo.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• 3 letters of objection had been received raising the following issues:

 -  Loss of character and over development of the site.

 - Loss of privacy, particularly form the proposed balconies.

 - Unnecessarily large windows in side elevations.

 - Windows are not required in the side elevation. They serve stairwells. The middle unit does not have them so the other units do not either.

 - Noise and disturbance from the balconies.

 - The additional balconies will appear overbearing.

 - Ground levels are too high and have been altered during the demolition.

 - The alterations to the side elevations will result in them appearing overbearing. The roof should hip away from the side boundaries as per the previous application.

 - Insufficient parking provided and the lack of turning space on the properties will

result in on street parking and reversing into the busy Waterloo Road, near the junction with New Wokingham Road.

- Fencing on boundaries has been damaged and needs replacing.

- Boundary treatment should be 2-2.5m acoustic fencing with evergreen trees.

- Refuse disposal will be a problem.

 - The proposed changes from the previous consent cannot be classed as 'minor.'

The Committee was informed that the Section 106 agreement had now been completed and therefore the recommendation was approve the application subject to conditions.

RESOLVED that the application be APPROVED 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 only in accordance with the following approved plans   

          Drg no P14/46/S/102 Rev A received by the Local Planning Authority on 05.03.2015          

          Drg no P14/46/S/103 Rev A received by the Local Planning Authority on 05.03.2015          

          Drg no P14/46/S/103 Rev A received by the Local Planning Authority on 05.03.2015          

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.

04.     The development hereby permitted shall not be begun until:  

          1)  a scheme depicting hard and soft landscaping  and           

          2)  a three year post planting maintenance scheme have been submitted to and approved in writing by the Local Planning Authority.  The approved post-planting maintenance schedule shall be performed and complied with.      

          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  ...  view the full minutes text for item 119.

Single storey extension forming surge classroom and formation of new parking.

Single storey extension forming surge classroom and formation of new parking.

This application was WITHDRAWN from the agenda.

Extend existing echelon parking area to form 3no. additional bays.

Extend existing echelon parking area to form 3no. additional bays

The Committee noted:

• The applicant in this case was Bracknell Forest Council rather than the named officer.
• No representations had been received from neighbouring properties.

Given the reference in the report to the provision of adequate drainage, the Committee requested an additional condition regarding surface water drainage from the development.

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 9 February 2015:           

          4817 045/A/3 'Fernbank Crescent extend existing bays'         

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 development hereby permitted shall not be begun until details of a scheme for the disposal of surface water has been submitted to and approved in writing by the Local Planning Authority.

Replacement of existing 15m monopole with a 20m t-range telegraph pole on existing foot foundation. Replacement of existing harrier cabinet with a new cabinet on existing foundation.

Replacement of existing 15m monopole with a 20m t-range telegraph pole on existing foot foundation. Replacement of existing harrier cabinet with a new cabinet on existing foundation.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• One letter of objection had been received which was summarised as follows:

- Proposal results in a more prominent pole resulting in an eyesore and an unsightly view.

- May also impact the value of my property

- How safe is the enlarged proposal?

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

01.     Notwithstanding the submitted plans, prior to the erection of the mast, details of the finished colour of the mast shall be submitted to and approved in writing by the Local Planning Authority. The mast shall be installed in accordance with the approved details.

02.    Plans considered in determining this application:

         Drawings 100 Issue A, 200 Issue A, 201 Issue A, 300 Issue A, 301 Issue A received 13.02.2015.

Notwithstanding this approval, the view was expressed that the Committee should look into the grounds for resisting the trend towards applications for ever taller telecommunications masts submitted by mobile phone operators.

The Chairman reported that this was the last meeting of the Committee to be attended by Vincent Haines, Head of Development Management, before his retirement.  He thanked Mr Haines for his support to the Committee over the last twelve years and wished him well for the future.  Mr Haines suitably responded and paid tribute to the teamwork between Members and Officers which had driven the many changes and innovations in the Development Management Service during his time with the Council.