Agenda item

Erection of community centre/pavilion building, floodlit Multi-Use Games Area, 2 no. refurbished tennis courts, 57 space car park, recycling centre, play area (LEAP) and amenity space with associated paths and landscaping and vehicular access from Gibson Drive via Nicholson Park following demolition of squash courts building.

 

The Committee noted:

 

·         The additional information contained within the supplementary report of the Head of Development Management, tabled at the meeting.

·         The comments of the Crime Prevention Design Advisor, Bracknell Town Council and  the Environment Agency

·         18 letters of objection and two letters of comment but not specifically objections.

·         An objection from Ranelagh School Governing Body, which was subsequently withdrawn. 

 

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker, Mr Johann Appel, on behalf of The Parks residents’ Association, and Mr David Lander, on behalf of the applicant.

 

The Committee noted that the legal agreement allowed the applicant to decide whether the proposed community centre utilised Ramslade House or was a new build.  The Committee also noted that Sport England had raised no objection.

 

Councillor Kensall asked that it be recorded in the minutes that the three ward councillors shared residents’ concerns about the future of Ramslade House.

 

RESOLVED that, subject to the receipt of a Flood Risk Assessment, and confirmation that the Environment Agency raised no objection to it, 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.    

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

          - 10/017/010B – site plan       

          - 10/017/012 – community facility/pavilion building – floorplans        

          - 10/017/013A – community facility/pavilion building – elevations     

          - CSa/1196/113 Rev A – site plan     

          - CSa/1196/114 Rev B – hardworks proposals         

          - CSa/1196/115 Rev A – planting proposals 

          - CSa/1488/120A, 121A and 122B – tree pit details  

          - Outdoor Lighting Report (MMA Lighting Consultancy) Ref: MMA12324      

          (or any plans or details subsequently agreed in writing by the Local Planning Authority as an amendment to the approved plans).        

03.     No development shall take place until samples of the materials to be used in the construction of the external surfaces of the community facilities/pavilion building 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.     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, or as may otherwise be agreed in writing by the Local Planning Authority.  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, unless the Local Planning Authority gives written consent to any variation.       

05.     The floodlighting of the multi use games area (MUGA) hereby permitted shall not be illuminated after 22.00 hours or before 12.00 hours (noon) on any day.          

06.     No development shall take place until details of the materials to be used in the surfacing of the MUGA 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.       

07.     The community facilities/pavilion building hereby approved shall not be occupied or brought into use until car parking has been provided in accordance with the approved drawing.

08.     The community facilities/pavilion building shall not be occupied or brought into use until means of access for pedestrians and cyclists have been constructed in accordance with the approved plans.              

09.     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 “Very Good” or “Excellent” BREEAM rating.  The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith unless the Local Planning Authority gives prior written consent to any variation.        

10.     Within one month of the first occupation of the development hereby permitted (or, where the development is phased, within one month of the first occupation of the final phase of that development), a Post Construction Review Report shall be carried out by an independent assessor licensed by the Building Research Establishment and a Final Code Certificate shall be submitted to the Local Planning Authority which demonstrates that the development has been constructed to meet a minimum standard of "Very Good" or "Excellent" BREEAM rating.          

11.     The development shall not be begun 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% unless otherwise agreed in writing by the Local Planning Authority).  The buildings thereafter constructed by the carrying out if the development shall be in accordance with the approved assessment and retained in accordance therewith, unless the Local Planning Authority gives prior written consent to any variation.

12.     No development shall take place until details of the recycling facility, including the lifting mechanism on the containers and construction of the adjoining highway (to demonstrate that it can support the collection vehicle), 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.          

13.     The level of noise emitted from plant/machinery/operations on the community centre/pavilion premises shall not exceed 41 dB(A) LAeq,t as measured at No. 11 Typhoon Close between the hours of 20.00 and 07:00 on Monday to Fridays and 21:00 and 07:00 on Saturdays and at any other time including Sundays and public holidays.

14.     Amplified or other music shall not be played in the premises during the following times, 00:00 (mid-night)-09:00 unless otherwise agreed in writing by the Local Planning Authority. 

15.     The development hereby permitted shall not be begun until details of air ventilation systems have been submitted to and approved in writing by the Local Planning Authority.  The noise level shall not cause the existing background level (as at the date of this permission) to increase whilst in operation. The new air ventilation system shall be installed and operated in accordance with the approved scheme.   

16.     All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2005, or any subsequent revision.  The development shall be carried out in accordance with the approved drawings.      

17.     The protective fencing and other protection measures specified by condition 16 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). No activity of any description must occur at any time within these protected areas including but not restricted to the following: -            

          a) No mixing of cement or any other materials.        

          b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

          c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.

          d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.   

          e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.    

          f) Parking/use of tracked or wheeled machinery or vehicles of any description.

         

 

 

Summary Of Reason(s) For Decision:

 

The following development plan policies have been taken into account in determining this planning application:

 

Bracknell Forest Borough Local Plan:

- EN1 – which seeks to protect tree and hedgerow cover

- EN2 – which seeks to supplement tree and hedgerow cover.

- EN20 – as it would be acceptable in terms of its impact upon the character of the area, and amenity of surrounding properties and adjoining area

- EN22 – which seeks to ensure there will be convenient access, parking space and facilities for people with disabilities

- EN25 – which seeks to avoid development which would generate unacceptable levels of noise, smoke, gases, fumes, effluent, vibration, dust or other environment effects which would adversely added the amenities of occupiers or buildings, or users of outdoor space.

- M9 – which seeks satisfactory parking provision for vehicles and cycles

- PH1.1 – The Staff College, Bracknell

 

Core Strategy Development Plan Document:

- CS7 – which seeks to ensure that developments are of high quality design

- CS8 – which seeks to retain, improve and maintain existing recreational facilities and provide and maintain new recreational facilities.

- CS10 – which requires development proposals to be accompanied by a Sustainability Statement

- CS12 – which requires development proposals to be accompanied by an Energy Demand Assessment

- CS23 – which seeks to ensure the Council will use its powers to reduce the need to travel, and promote alternative modes, increase safety of travel and maintain and improve the local road network.

 

Berkshire Waste Local Plan

-  WLP6

 

The Staff College Planning and Design Brief (approved in October 2002)

 

Section 299A agreement associated with outline planning permission 03/00567/OUT

 

Staff College Masterplan/written statement approved pursuant to conditions 23, 25 and 26 of outline planning permission 03/00567/OUT

 

Account has been taken of the draft National Planning Policy Framework

 

(Please note that this is not intended to be an exhaustive list).

 

The following material considerations have been taken into account:

 

Third party representations were received on grounds that:-

- the design of the building is not in keeping with its surroundings

- would lead to increased traffic on the estate including along Gibson Drive and Nicholson Park will be unneighbourly

- more visitor parking should be provided

- parking for community centre will be used as overflow parking for estate displacing parking associated with it

- concern over abuse of car park by joy riders

- updated facilities welcomed but objection to loss of squash courts

- proposed facility not fit for purpose – not enough space for more than one adult football team

- would the surface of the MUGA be acceptable for all sports?

- the site is not well overlooked and the mixed use and teenage shelter could lead to anti-social behaviour.  The car park could be more easily controlled if it could be locked.

- use of recycling facility at unreasonable times could disturb local residents

- loss of Ramslade House will take away last piece of history of RAF Staff College - the impact on it of approving this application should be considered. 

- Ramslade House should be used rather than taking up more green space

- money spent on public art should have been spent on Ramslade House

- understood that Ramslade House would be renovated and refurbished to provide community facilities.  This would be preferable to the new building in design terms

- the more remote location of new building would cause security issues – Ramslade House enjoys better natural surveillance

- plans for refurbishment of Ramslade House showed several rooms/spaces – more usable than the proposed building.  The internal layout of the proposed community facility building is less satisfactory than the use of Ramslade House

- no information has been made public on the costs of refurbishing Ramslade House.  These should be the subject of an independent evaluation. 

- Ramslade House has a permitted D1 use which could impact on the living conditions of residents.  Any permission should ensure that only one of the permitted schemes is implemented and/or that provision is made for the impacts of the use to be mitigated. 

- The adequacy of the changing facilities and sports pavilion is questioned.

 

These comments have been taken into consideration, however it is considered that the proposal would not result in a form of development out of keeping with the character and appearance of the area; it would be designed and sited so as to avoid an adverse impact upon the residential amenities of neighbouring properties (including from anti-social behaviour) and sport and leisure provision.  The proposal would have an acceptable level of parking provision, and would not result in any highway safety implications.  The proposal itself would not directly impact on Ramslade House the future use/development of which would require separate planning approval.

 

The proposal is considered to be acceptable in relation to impact upon the character of the area, neighbouring properties and highway safety.  It will provide appropriate facilities for the wider Parks development. The application is therefore approved.