Agenda item

Erection of single storey side extension forming annex.

The Committee noted:

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

·         The comments of Warfield Parish Council.

·         An additional letter of representation from the applicant’s agent

The Committee –

• appreciated that the officer’s recommendation contained within the report had been prepared in accordance with the Council’s planning policies;
• noted that if the proposed development had a flat roof it would not have required planning permission;
• the proposed development would accommodate the applicant’s elderly parent, though it was accepted that this was not a planning consideration;
• felt that the proposed development was acceptable if its use was restricted to being used in conjunction with the present accommodation.

The following informative would be included in the permission –

01.       The annexe accommodation shall be occupied for purposes ancillary only to the residential use of the dwellinghouse known as Oaklands Farm as secured by the S106 legal agreement.

Notwithstanding the recommendation of the Head of Development Management for refusal, the Committee

RESOLVED that

(i)         subject to the completion of a s106 agreement to secure the non-alienation of the annexe from the main house at Oaklands Farm, 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 on 25 August 2011:

            drawing nos. E, 3, 4, 2911/01 A and Planning Statement (or any plans or details subsequently agreed in writing by the Local Planning Authority as an amendment to the approved plans).

03.       The materials to be used in the construction of the external surfaces of the development hereby permitted shall match those of the existing building unless otherwise agreed in writing by the Local Planning Authority.

Summary Of Reason(s) For Decision

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

Core Strategy Development Plan Document Policies:

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

CS9 – which seeks to protect land outside of settlement for its own sake, particularly from development that would adversely affect the character, appearance or function of the land.

Bracknell Forest Borough Local Plan Policies:

EN8 which only permits development on land outside settlements where it would not adversely affect the character, appearance or function of the land, and would not damage its landscape quality, or where conspicuous from the Green Belt, would not injure the visual amenities of the Green Belt.

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.

M9 which seeks satisfactory parking provision for vehicles and cycles.

South East Plan Policies:

CC6 – which seeks development that will respect and enhance the character and distinctiveness of settlements and landscapes, and use innovative design to create a high quality built environment which promotes a sense of place.

Other Bracknell Forest Supplementary Planning Guidance:

Parking Standards Supplementary Planning Document (July 2007)

Draft NPPF:

Planning conditions and obligations.

Delivering high quality design.

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

The following material considerations have been taken into account by the Planning Committee:

The proposal is considered to comply with the BFBLP Policies EN8, EN20 and M9, CSDPD Policies CS7 and CS9, and SEP Policy CC6.  The annex would be occupied by the applicant’s elderly parent and would be considered acceptable, subject to it being used in conjunction with the dwellinghouse at Oaklands Farm, secured by a Section 106 legal agreement.  The planning application is therefore approved.

(ii)     In the event of the S106 planning obligations not being completed by 31 January 2012, the Head of Development Management be authorised to refuse the application for the following reasons:-

01.    The proposed development which is considered to be tantamount to the creation of a new dwelling is not acceptable in principle and would result in an inappropriate form of development and would adversely affect the rural character and visual amenities of the area. The proposal would therefore be contrary to Policy CC6 of the South East Plan, Policies EN8 and H5 of the Bracknell Forest Borough Local Plan and Policy CS9 of the Core Strategy Development Plan Document.

02.        The proposed development which is considered to be tantamount to the creation of a new dwelling would unacceptably increase the pressure on highways and transportation infrastructure and public open space. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secure contributions towards integrated transport and highway safety measures and open space, the proposal is contrary to Policy CC7 of the South East Plan, Policies R5 and M4 of the Bracknell Forest Borough Local Plan and CS6, CS8, and CS24 of the Core Strategy Development Plan Document and to Supplementary Planning Document Limiting the Impact of Development (adopted July 2007).

03.        The occupants of the development which is considered to be tantamount to the creation of a new dwelling would put extra pressure on the Thames Basin Heaths Special Protection Area and the applicants have not satisfactorily mitigated the development to comply with Limiting the Impact of Development Supplementary Planning Document (July 2007). In the absence of a section 106 planning obligation to secure suitable mitigation measures, the proposal would therefore be contrary to Policy NRM6 of the South East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan and Policy CS14 of the Core Strategy Development Plan Document.