Agenda item

Erection of 7 staff houses in form of two detached houses and a terrace with associated car parking following demolition of the Head and Deputy Headmistresses houses; erection of Junior Boarding House for 60 pupils (including  3no. 1 bedroom and 1no.  2 bedroom duplex level staff flats) with alterations/extension to existing car park; and extension to Phoenix Boarding House to provide accommodation for 14 pupils.

 

The Committee noted:

 

·                     The supplementary report of the Head of Development Management tabled at the meeting.

·                     The comments of Winkfield Parish Council.

·                     Four objections were received: i) The application represents a departure from the development plan as it is development within the countryside; ii) Why is there a need for staff housing on site when there is staff housing on North Street and why is the housing of the size and layout proposed.

 

Members noted that there would be no change to the number of staff or maximum number of 250 pupils on site. Members noted that 30 car parking spaces would be removed and 34 car parking spaces would be added.

 

RESOLVED that following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:-

 

01.       Restricting the occupancy of the staff housing and flats to persons employed at the site (& their dependants).                       

                                               

            Contributions towards the Thames Basin Heaths SPA mitigation.   

           

That the Head of Development Management be authorised to APPROVE the application 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 documents:                                             

            Transport Statement received 29.09.14        

            Landscape and Visual Impact Assessment received 29.09.14         

            Arboricultural Impact Assessment received 29.09.14           

            Extended Phase 1 Habitat Assessment received 29.09.14  

            5165/1100 Site Location Plan (Red line for Planning) 1:2500 received 29.09.14     

            5098/1100 Existing Site Plan 1:500 received 29.09.14         

            5098/1110A Proposed Site Plan 1:500 received 29.09.14    

            5098/1120 Staff Housing Existing Site Survey 1:200 received 29.09.14     

            5098/1130 Staff Housing Block Plan 1:200 received 29.09.14        

            5098/1200 Staff Housing HM's House 1:100 received 29.09.14      

            5098/1201A Staff Housing Director of Boarding's House 1:100 received 29.09.14 

            5098/1202/A Staff Housing Terraced Plans 1:100 received 29.09.14          

            5098/1300 Staff Housing Terraced Elevations 1:100 received 29.09.14     

            4985/1100 JBH and Car Park Existing Site Plan received 29.09.14

            4985/1101 JBH and Car Park Proposed Site Plan received 29.09.14         

            4985/1200 JBH Plans 1:100 received 29.09.14        

            4985/1201 JBH Plans 1:100 received 29.09.14        

            4985/1300 JBH Elevations 1:100 received 29.09.14

            4985/1301A JBH Elevations 1:100 received 29.09.14          

            5165/110A Phoenix House Existing Plan and Elevations 1:100 received 29.09.14 

            5165/1111 Phoenix House Extension Proposed Site Plan 1:100 received 29.09.14           

            5165/1200 Phoenix House Extension Floor Plans 1:100 received 29.09.14

            5165/1300 Phoenix House Extension Elevations 1:100 received 29.09.14  

                       

            4985/1102 Junior Building Drainage Plan 1:200 received 18.11.14 

            5098/1135 Staff Housing Drainage Plan 1:200 received 18.11.14   

            5165/1201 Phoenix House Drainage Plan 1:200 received 18.11.14                        

           

03.       The number of staff employed by Heathfield School shall be restricted to no more than 135 and the number of pupils on the school role shall be restricted to no more than 250.

           

04.       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.         

           

05.       The development hereby permitted shall not be begun until details showing the finished floor levels of the dwellings, garages and the levels of the roads hereby approved in relation to a fixed datum point have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.                        

           

06.       The development hereby permitted shall not be begun until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority.  These details shall include: -             

            a) Comprehensive planting plans of an appropriate scale and level of detail that provides adequate clarity including details of ground preparation and all other operations associated with plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densities locations.                    

            b) Details of semi mature tree planting.                     

            c) Comprehensive 5 year post planting maintenance schedule.                  

            d) Underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes.                 

            e) Means of enclosure (walls and fences etc) including fencing that is permeable to badgers at the end of both the existing and propose badger corridors.                   

            f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.             

                                               

            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.                       

           

07.       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 Level 3 of the Code for Sustainable Homes or a "Very Good" or "Excellent" BREEAM rating.  The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith.     

             

08.       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 level 3 of the Code for Sustainable Homes.                                   

           

09.       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:                                 

                                                                       

            (a)  that before taking account of any on-site renewable energy production the proposed development will reduce carbon dioxide emissions by at least 10% against the appropriate Target Emission Rate as set out in Part L of the Building Regulations (2006), and                                  

            (b)  that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 20%).                                                             

            The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.          

           

10.       No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved by the Local Planning Authority.   

           

11.       All ecological measures and/or works shall be carried out in accordance with the details contained in the Ecosulis Precautionary Method of Working statement dated August 2014 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.          

           

12.       The demolition of building B2 as identified in Ecosulis' bat survey report dated August 2014 shall not in any circumstances commence unless the local planning authority has been provided with either:       

            a) a licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead; or           

            b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity will require a licence.         

           

13.       The areas shown for bat roost purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose without the prior written permission of the Local Planning Authority.    

           

14.       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 set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:             

            a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and                      

            b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.                     

            All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the local planning authority.       

                       

15.       If more than 2 years elapse between the previous bat survey and the due commencement date of works, an updated bat survey shall be carried out by a suitably qualified ecologist, unless otherwise agreed in writing by the Local Planning Authority. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.     

           

16.       The demolition shall not be begun until a scheme for the provision of bird and bat boxes (and other biodiversity enhancements), including a plan or drawing showing the location of these enhancements, has been submitted to and approved in writing by the local planning authority.  

            The approved scheme shall be performed, observed and complied with.   

           

17.       No development shall take place until a contaminated land Phase I report (Desk Top Study) has been carried out by a competent person to identify and evaluate all potential sources and impacts of land and/or groundwater contamination relevant to the site.  The Desk Top Study shall be submitted to, and approved in writing by, the Local Planning Authority.       

            This must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11". 

            Following approval of the Desk Top Study, a Phase II report (Site investigation) may be carried out if required by a competent person to fully and effectively characterise the nature and extent of any land and/or groundwater contamination and its implications.  The method and extent of this site investigation shall be agreed with the Local Planning Authority prior to commencement of the work and shall then proceed in strict accordance with the measures approved.    

            This must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11". 

           

18.       Following completion of the desk top study and site investigation required by the above condition, a remediation scheme to deal with any contaminants identified must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include an implementation timetable, monitoring proposals and a remediation verification methodology. The remedial scheme must be carried out before the development commences unless otherwise agreed in writing by the local planning authority.        

                       

            Should any unforeseen contamination be encountered during the development, the Local Planning Authority shall be informed immediately.  Any further investigation/remedial/protective works shall be carried out to agreed timescales and approved by the Local Planning Authority in writing.           

                       

            A Site Completion Report shall be submitted to, and approved in writing by, the Local Planning Authority.  The report must detail the conclusions, actions taken and verification methodology at each stage of the works and shall include a sampling and analysis programme to confirm the adequacy of decontamination. An appropriately qualified person shall oversee the implementation of all remediation. The construction of buildings shall not commence until the investigator has provided a report, which shall include confirmation that all remediation measures have been carried out fully in accordance with the remediation scheme. The report shall also include results of the verification programme of post-remediation sampling and monitoring in order to demonstrate that the required remediation has been fully met. Future monitoring proposals and reporting shall also be detailed in the report.

                       

            If no contamination is encountered during the development, a letter confirming this fact shall be submitted to the Local Planning Authority upon completion of the development. 

           

19.       No development approved by this permission shall be commenced until a ground gas risk assessment has been submitted to an approved in writing by the Local Planning Authority. Where a risk from migrating gas is identified, appropriate works to mitigate the effects of gas shall be incorporated in detailed plans to be approved by the Local Planning Authority.    

           

20.       No demolition or 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 Public Holidays.  

           

21.       No building work to the Junior Boarding House shall take place until the associated vehicle parking and turning space has been surfaced and marked out in accordance with drawing 4985/1101- JBH and Car Park Proposed Site Plan dated 29.09.14 . The spaces shall not thereafter be used for any purpose other than parking and turning.               

 

22.       The car ports shall be retained for the use of the parking of vehicles at all times, unless otherwise agreed in writing by the Local Planning Authority.

 

23.       The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority, to accommodate:   

            (a)        Parking of vehicles of site personnel, operatives and visitors           

            (b)        Loading and unloading of plant and vehicles 

            (c)        Storage of plant and materials used in constructing the development         

            (d)        Wheel cleaning facilities        

            (e)        Temporary portacabins and welfare for site operatives        

            (f)       Construction Management Plan         

            and each facility shall be retained throughout the course of construction of the development, free from any impediment to its designated use.  No other areas on the site, other than those in the approved scheme shall be used for the purposes listed (a) to (d) above without the prior written permission of the Local Planning Authority.        

           

RESOLVED In the event of the S106 planning obligation not being completed by the 23 March 2015 the Head of Development Management be authorised to REFUSE the application on the grounds of:-

 

01.       The occupants of the development would put extra pressure on the Thames Basin Heaths Special Protection Area and the applicants have not satisfactorily mitigated the development to comply with the Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (SPD) 2012. 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, Policy CS14 of the Core Strategy Development Plan Document and to the Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (SPD) 2012.

 

02.       The proposed additional dwellings, the occupation of which is not restricted to school staff and their dependants, are considered to be inappropriate development in the countryside which would result in an adverse urbanising impact and unacceptably increase the pressure on open space, education facilities, public open space, built sports facilities, libraries and community facilities.  In the absence of a section 106 planning obligation restricting the occupancy of the proposed dwellings to persons employed at the school on the site (and their dependants), the proposal is considered to be contrary to BFBLP Policies EN8, H5 and EN20 and CSDPD Policies CS1, CS6, CS7 and CS9 and the NPPF.