Agenda item

Submission of details of siting, design, external appearance, access and landscaping for the erection of retail accommodation (524 sq m) with 12no. 2 bedroom and 4no. one bedroom flats above, one flat over garage (FOG) unit and 11 houses with associated parking and servicing space pursuant to outline permission 98/00288/OUT (623523).

Submission of details of siting, design, external appearance, access and landscaping for the erection of retail accommodation (506 sq m) with 12no. 2 bedroom and 4no. one bedroom flats above, one flat over garage (FOG) unit and 11 houses with associated parking and servicing space pursuant to outline permission 98/00288/OUT (623523).

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Bracknell Town Council.
• Twenty four representations; thirteen in support of the application, and seven objections. Three of the objections related solely to the public house which did not form part of the application.

Members discussed deliveries to the customer facing front of the shops instead of the rear service yard, and issues relating to safety with regard to the road crossing points to the shops particularly for children.

RESOLVED that the application be approved subject to the following conditions:-

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

31668_P_001 Rev C Context & Site Location Plan

31668_P_002 Rev C Site Plan

31668_P_003 Rev B Retail Apartments Floor Plans

31668_P_004 Rev C Retail Apartments Elevations

31668_P_006 Rev B House Type A

31668_P_007 House Type B

31668_P_008 Rev B House Type C1

31668_P_009 Rev B House Type D

31668_P_015 Rev B Roof Plan

31668_P_016 Rev B House Type C2

31668_LP(90)001 Rev B Landscape General Arrangement

31668_LP(90)002 Rev B Planting Plan

31668_LP(90)003 Rev B Site Fencing Styles

02.     There shall be no restrictions on the use of the car parking spaces shown on the approved plan for visitors to the buildings hereby permitted.

03.     The development hereby approved shall not be begun until a scheme for the allocation of spaces to individual dwellings/shops (including appropriate signage/markings) has been submitted to and approved in writing by the Local Planning Authority.  No dwelling/shop unit shall be occupied until the space(s) serving it have been provided in accordance with the approved scheme.  The parking shall thereafter be retained.         

04.     The car ports hereby approved shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port, unless otherwise agreed in writing by the Local Planning Authority.   

05.     Notwithstanding the submitted details the development hereby approved shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities. No dwelling shall be occupied until the approved scheme has been implemented.  The facilities save as otherwise agreed in writing by the Local Planning Authority shall be retained.        

06.     No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting serving the parking courts/service yard, including lighting units and levels of illumination.  The approved scheme shall be implemented before the first use of these areas and the lighting retained in accordance therewith.        

07.     The level of noise emitted from any air ventilation and/or refrigeration plant systems on the premises shall not exceed 41 dB(A) Laeq.t (as measured inside numbers 1-7 (odds) Falcon Way with the windows shut) between the hours of  09:00 am and 7:00 pm on Monday to Fridays and 09:00 am and 2:00 pm on Saturdays and shall not exceed 41 dB(A) Laeq.t at any other time including Sundays and public holidays.       

08.     The development hereby approved shall not be begun until details of air ventilation systems have been submitted to and approved in writing by the 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.   

09.     The development hereby approved shall not be begun until a scheme for limiting the transmission of noise between each residential unit of accommodation and/or any other part of the building, which is not exclusively used as a unit of accommodation, has been submitted to and approved in writing by the Local Planning Authority. No residential unit hereby permitted shall be occupied until all works that form part of the approved scheme have been completed.

10.     No deliveries shall be taken at or dispatched from the site outside the hours of 08:00 am-6:00 pm Mondays-Saturdays nor at any time on Sundays or public holidays.      

11.     The development hereby approved shall not be begun until all outstanding details of external materials 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.

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:

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.

Bracknell Forest Core Strategy

CS1 - which seeks to ensure that development makes efficient use of land and buildings, reduces the need for travel, promotes a mix of uses, conserves water and energy use, supports the economic wellbeing of the population, protects and enhances safety, natural resources, character of local landscape and historic and cultural features.

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

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.

South East Plan

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.

H5 – which seeks positive measures to raise the quality of new housing, reduce its environmental impact, and make good use of land.

T4 – which seeks an appropriate level of parking.

NRM6 – which requires new residential development which is likely to have a significant effect on the ecological integrity of Thames Basin Heaths Special Protection Area (SPA) to demonstrate that adequate measures are put in place to avoid or mitigate any potential adverse effects.

NRM10 – which seeks development to include measures to address and reduce noise pollution.

NPPF.

The following material considerations have been taken into account.

Third party representations were received on grounds that the proposed development will cause anti-social behaviour, will lead to additional traffic including delivery lorries and at anti-social hours, will be out of keeping and will lead to overlooking of nearby dwellings.  The view was also expressed that there needed to be a safe crossing point.

These comments have been taken into consideration, however it is not considered that the proposal would lead to anti-social behaviour (in this context it is noted that the scheme has been amended in the light of comments from the Police Crime Prevention Design Officer), lead to unacceptable disturbance from delivery vehicles (a condition is imposed to control times of deliveries) or lead to unacceptable overlooking.  The design of the buildings is considered to be appropriate and in accordance with the Masterplan Design Statement.  With regard to a safe crossing the Highways Officer has confirmed that adequate pedestrian facilities are provided in this area.

The proposal is considered to comply with the policies listed above.  The proposal will not unacceptably affect the character of the area or the living conditions of nearby residents.  The impact of the development upon local infrastructure and the Thames Basin Heaths SPA has been satisfactorily mitigated by s106 agreements linked to the wider Jennett’s Park development.  The details are considered to comply with the approved Peacock Farm Masterplan Design Statement. 

The application is therefore approved.