Agenda item

Change of use of Building C from office (B1a use) to 86 bed hotel (C1 use) with ancillary cafe and gym, and associated minor alterations to the elevations and landscaping.

Change of use of Building C from office (B1a use) to 86 bed hotel (C1 use) with ancillary cafe and gym, and associated minor alterations to the elevations and landscaping.

The Committee noted:

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Winkfield Parish Council.
• Two letters of representation.

Members discussed the café on the hotel premises and the possible increase in trip rates as a result of use of the café.

RESOLVED that following the receipt of additional information on vehicle trip rates for the proposed development (to the satisfaction of the Chief Officer Highways and Planning)

the Head of Development Management be authorised to approve the application following the completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990 relating to a contribution to improvements to the transportation network and/or travel plan (if either is deemed necessary following an assessment of the trip rates) and 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 and other submitted details received by the Local Planning Authority on 13.2.11:-    

          (00)010 P01, (20)AP 01 P03, 25114 (20)AS 001 P01, 25114 (20) AE 001 P03, (20) AP 00 P03, (20) AP 050, (20) AP 051 P01, 25114 (20) AE 051 P01, 25114 (20) AS 051 P01, (20) AP 100 P01, (20) AP 150 P01,     

03.     The materials to be used in the construction of the external surfaces of the development hereby permitted shall;     

          a) match those of the existing building, or       

          b) shall be as unless otherwise agreed in writing by the Local Planning Authority.

04.     The hotel shall not be occupied until the associated vehicle parking  has been surfaced and marked out in accordance with the approved drawing. The spaces shall thereafter be kept available for parking at all times.  

05.     The development hereby permitted shall not be begun until a plan showing 7 car parking spaces shall be designed for the use of people with disabilities. The parking shall be marked out, signed and provided in accordance with the approved plans prior to the first occupation of the building that the parking relates to and shall thereafter be retained, unless otherwise agreed in writing by the Local Planning Authority.      

06.     The gym and cafe shall not be occupied at any time other than for purposes ancillary to the hotel use.       

07.     Save as            

          a) with the prior written permission of the Local Planning Authority, and        

          b) in accordance with any conditions contained in any such permission       

          no goods, materials, plant or machinery shall be stored outside any of the buildings on the site without the prior written permission of the Local Planning Authority .        

08.     No noisy construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday, 08:00 and 13:00 Saturday and not at all on Sundays and Bank Holidays.           

09.     Development shall not be commenced until a travel plan has been submitted to, and approved in writing by the Local Planning Authority.  The travel plan shall include a programme of implementation and proposals to promote alternative forms of transport to and from the site, other than by the private car, a scheme of monitoring and provide for periodic review.  The travel plan shall be implemented as agreed, unless otherwise agreed in writing by the Local Planning Authority.

10.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.

In the event of additional information indicating that a Section 106 planning obligation to secure a contribution to improvements to the transportation network and/or travel plan is required but has not been completed by 31 July 2012 the Head of Development Management be authorised to refuse the application on the grounds of:-

1.         The proposed development would unacceptably increase the pressure on highways and transportation infrastructure. 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/a travel plan the proposal is contrary to Policy CC7 of the South East Plan, Policy M4 of the Bracknell Forest Borough Local Plan, Policy CS24 of the Core Strategy Development Plan Document and to Supplementary Planning Document Limiting the Impact of Development (adopted July 2007).

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 (saved policies).

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.

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.

EN9 – which permits change of use and adaptation of non-residential buildings outside settlements (and outside the Green Belt) where they are of permanent construction, in keeping with its surrounding, would not require extensive alteration or rebuilding, would not be detrimental to the character of the building or its landscaped setting, would not result in  more than 500 sqm of business floor space, and would not cause significant environmental, road safety, traffic generation or other problems.

GB4 – which permits re-use and change of use of buildings within the Green Belt where it would not impact upon the open, rural and undeveloped character of the Green Belt and not be materially greater than present use, they are of permanent construction, is in keeping with its surrounding, would not result in  more than 500 sqm of business floor space, and would not cause significant environmental, road safety, traffic generation or other problems.

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

R6 – which permits visitor accommodation where it would not result in environmental problems or inconvenience on the public highway.

Core Strategy DPD

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.

CS2 – which seeks to ensure that land will be allocated for development in the following order: Bracknell Town Centre; previously developed land and buildings in defined settlement; other land within defined settlements where there is no conflict with other policies; extensions to defined settlements with good public transport links.

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.

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.

The South East Plan, Regional Spatial Strategy for the South East of England (May 2009).

SP5 - which seeks to protect the Green Belt.

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.

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:

The proposal is considered to comply with BFBLP Policies EN8, EN9, EN20, GB4, M9, R6 Core Strategy DPD policies CS1, CS2, CS9, CS23 and South East Plan policies SP5 and CC6 and guidance in the National Planning Policy Framework.  The proposal will not adversely affect the open, rural and undeveloped character of the Green Belt, significantly affect the amenities of neighbouring or result in any significant increase in traffic to the site. Third party representations have been received raising concerns that the proposal would adversely affect the Green Belt, result in noise and disturbance to residents and increase traffic levels at the site.  These comments have been taken into consideration, however it is considered that the proposal would be in accordance with the development plan, and would not result in a form of development out of keeping with the character and appearance of the area, and would be designed and sited so as to avoid an adverse impact upon the residential amenities of neighbouring properties.

The planning application is therefore approved.