Agenda item

Erection of 3 no. 4 bedroom houses and 1 no. 3 bedroom house with associated bin and cycle storage, landscaping, parking and vehicular access off Academy Place on land to the rear of 94 and 96 College Road.(revision to 14/00580/FUL).

 

The Committee noted:

 

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Sandhurst Town Council.
• 8 Objections were received and the concerns were summarised as follows:

- Impact upon the character of the area

- Over development resulting in a visually cramped appearance

- Impact upon the neighbours amenities (overbearing, overshadowing of gardens and overlooking)

- Increase in vehicle movements and lack of parking

- Parking pressures from non-residents parking in Academy Place

- Impact upon wildlife

- Loss of trees

• 3 Additional Objections had been received and the concerns raised were summarised as follows: i) Concerns were raised that the development would significantly impact upon the amenities of the adjacent private gardens in Academy Place; ii) Concerns were raised that the applicant's assessment was inaccurate and the overshadowing problem had not been solved. The suggestion that a house had been removed (from 3 to 2 houses) to alleviate overbearing impact had also done little to improve the situation as the height and depth has increased to incorporate 2 x 4bed houses (previously 3 beds); iii) It was also alleged that inadequate public consultation was undertaken relating to this revised proposal.

 

Members expressed concern regarding the proximity of the site to nearby properties and the potential for the land between the fence and the back of the properties in Academy Place to be built on however it was noted that condition 5 required a planning application for such development. Members noted that this was an amended application with one property removed from the plans, the remaining properties moved back a further 3 metres, and the proposal complied with light parameters for the other properties nearby.

 

Given the neighbours were re-consulted on the 15 January 2015 with regards to the amendments received, the expiry date of this consultation will expire on 29 January 2015, one week after the Planning Committee Meeting and it is therefore standard practice for the recommendation to be amended to reflect this as follows: 

 

RESOLVED that subject to:

 

1          No new material objections being received by 29 January 2015 which have not been already considered; and,

 

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

 

(i)         SPA Mitigation

(ii)        Dedication of part of the site access as public highway

(iii)       Maintenance of public areas

 

The Head of Development Management be authorised to approve the application subject to the conditions recommended in the Committee report. 

 

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 other submitted details.               

                       

12065-02-200 Rev.A - Location Plan received 08.12.14                  

12065-02-206 - Proposed Block Plan Ground Floor received 27.11.14                   

12065-02-207 - Proposed Block Plan First Floor received 27.11.14            

12065-02-208 - Proposed Block Plan Roof Plan received 27.11.14            

12065-02-209 - Proposed Elevations Plot 1, 2 received 27.11.14                

12065-02-210 - Proposed Elevations Plot 3 & 4 received 27.11.14

12065-02-211 - Proposed Elevations & Sections received 27.11.14

12065-02-212 - Proposed Plot 1, 2  Ground Floor received 27.11.14

 

12065-02-214 - Proposed Plot 3 & 4 Ground Floor received 27.11.14

12065-02-215 - Proposed Plot 3 & 4 First Floor received 27.11.14

12065-02-217 – Proposed Cycle Storage received 27.11.14.09.14

12065-02-218 - Refuse Collection received 27.11.14                       

12065-02-220 -  Typical Shed Elevations received 27.11.14                       

12065-02-221 - Knee Rail Fencing received 27.11.14          

12065-02-222 - Extent of Road Adoption received 27.11.14

12065-02-224 - Sunlight & Day Assessment received 27.11.14

                       

Arboricultural Survey and Implications Assessment Revised received 27.11.14     

13-137-260 813 TC Revision 2 Arboricultural survey and constraints plan received 27.11.14

Reptile Survey Report by Lilacs Land Consultants LLP received 27.11.14

Sustainability Statement  by The Blewburton Partnership (November 2014) received 27.11.14

Transport Statement by Dermot McCaffery (November 2014) received 27.11.14 

 

03.       No development shall take place until samples of the materials to include bricks and roof tiles and other hard surfaces 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.                        

 

04.       The development hereby permitted shall not be begun until details showing the finished slab levels of the buildings 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.            

 

05.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 as amended (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, B, C, D and E of Part 1 of the Second Schedule of the 1995 Order shall be carried out.                      

 

06.       The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith unless the Local Planning Authority gives prior written consent to any variation.                    

 

07.       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.                       

 

08.       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% unless otherwise agreed in writing by the Local Planning Authority).               

The buildings thereafter constructed by the carrying out of 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.                    

 

09.       No development (other than the construction of the access) shall take place until the access has been constructed in accordance with the details to be submitted to and approved in writing by the Local Planning Authority.        

 

10.       No dwelling shall be occupied until a means of access for pedestrians has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.         

 

11.       The dwellings shall not be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway and the adjacent footway.  The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection.  The visibility splays shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.    

 

12.       The gradient of private drives shall not exceed 1 in 12.        

 

13.       No dwelling shall be occupied until the associated vehicle parking and turning space including drainage has been constructed and surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The vehicle parking and turning spaces shall not thereafter be used for any purpose other than parking and turning. 

 

14.       No dwelling shall be occupied until details of the signing for the visitor car parking space has been submitted to and approved in writing by the Local Planning Authority.  The visitor car parking space shall be provided and signed in accordance with the approved details and the space and signage shall thereafter be retained.           

 

15.       The development hereby permitted 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.   The dwellings shall not be occupied until the approved scheme has been implemented and the facilities shall thereafter be retained.

 

16.       No gates shall be provided at the vehicular access to the site.         

 

17.       The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for off site highway works including the following: 

- to form an access into the site        

The buildings provided by the carrying out of the development shall not be occupied until the off site highway works have been completed in accordance with the approved scheme.     

 

18.       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 setting out measures to minimise impacts of this development upon the existing residents 

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 (f) above without the prior written permission of the Local Planning Authority.        

 

19.       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.               

 

20.       No development shall take place until a reptile mitigation strategy has been submitted to and approved by the Council.  The strategy should include the following:                   

            i.          Details of measures taken to avoid harm to reptiles on site during development

ii.          Details of a suitable translocation receptor site                     

            iii.         Details of any enhancements required of the receptor site              

            iv.        Details of management and maintenance requirements of the receptor site

v.         Details of monitoring              

A close out report will be submitted to the council within 3 months of the occupation of the first dwelling              

 

21.       The scheme hereby permitted shall be carried out in accordance with the reptile mitigation measures outlined in information submitted under condition 20 (above). An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.                    

 

22.       No development shall commence until a scheme for the installation of bird and bat boxes, including a plan or drawing showing the location of the boxes, has been submitted to and approved in writing by the Local Planning Authority.                 

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

 

23.       If more than 2 years elapse between the previous reptile survey and the due commencement date of works, an updated reptile survey shall be carried out by a suitably qualified ecologist. 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. The scheme shall be implemented in accordance with the mitigation measures.                

 

24.       The development shall not be begun until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule.                      

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.                  

 

25.       All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2m high (minimum) welded mesh panels, supported by a metal scaffold framework, constructed in accordance with Section 6.2 of British Standard 5837:2012, or any subsequent revision.  The development shall be carried out in accordance with the approved drawings.                    

 

26.       The development hereby permitted (including initial site-clearance) shall not be begun until a detailed scheme, and programme for its implementation for the protection of existing trees in accordance with British Standard 5837:2012 'Trees In Relation To Construction Recommendations' (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority.  The submitted scheme shall include proposals for the phasing of its implementation so that protection is provided from the commencement of demolition or site clearance works (whichever is the sooner), through to the construction works and the completion of hard landscaping works.  The submitted scheme shall include the following:                        

a)         Accurate trunk positions and canopy spreads of all existing trees               

b)         Minimum 'Root Protection Areas' of all existing trees                       

c)         Plans of a minimum scale of 1:200 showing the proposed locations of protective barrier/s, constructed in accordance with Section 6 (Figures 2 or 3) of BS 5837:2012, to include appropriate weatherproof tree protection area signage (such as "Keep Out - Construction Exclusion Zone") securely fixed to the outside of the protective fencing structure at regular intervals.                       

d)         Proposed ground protection measures in accordance with Section 6 (Figure 3) of BS 5837:2012.           

e)         Annotated minimum distances between fencing and trunks of retained trees at regular intervals.             

f)          Illustration/s of the proposed fencing structure/s to be erected. The development shall be carried out in accordance with the approved scheme and programme.            

 

27.       No building work or deliveries shall take place during the construction of the development hereby approved outside the hours of 08.00 hours and 18.00 hours Monday to Friday; 08.00 hours and 13.00 hours Saturday and not at all on Sundays and Public Holidays.                    

 

RESOLVED In the event of the S106 planning agreement not being completed by 22 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 proposal would not satisfactorily mitigate its impacts in this respect.  In the absence of a planning obligation to secure suitable avoidance and mitigation measures and access management monitoring arrangements, in terms that are satisfactory to the Local Planning Authority, the proposal would 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 the Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (2012).