Agenda item

Erection of 2no. 4 bedroom dwellings with attached garages with associated parking and bin store and access. (This application is a resubmission of 13/01041/FUL).

Erection of 2no. 4 bedroom dwellings with attached garages with associated parking and bin store and access. (This application is a resubmission of 13/01041/FUL).

 

A site visit had been held on Saturday 21 February 2015 which had been attended by Councillors Mrs Barnard, Blatchford, Ms Brown, Brossard, Dudley, Finnie, Heydon, Mrs Phillips and Thompson.

 

The Committee noted:

 

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

·         The comments of Bracknell Town Council, which included an objection on the grounds of the narrow width of the access road; the amount of parking available; and the unneighbourly over development of the site.

·         20 objections to the application raising concerns relating to:

- the impact upon the character of the area;

- over development of the site;

- impact upon the neighbours’ amenities;

- an increase in vehicle movements and lack of parking in Dundas Close;

- impact upon wildlife;

- boundary treatment and security;

- the number of amendments to the current application;

- the restrictive covenants placed on the land; and

- that the site comprised  private residential garden in more than one ownership.

 

As a result of the comments received from Berkshire Archaeology, an additional condition was proposed to provide for any archaeological remains within the site to be investigated, recorded and preserved.  Arising from discussion, it was proposed that the standard condition relating to drainage should also be added.

 

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

 

(i) 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.                           

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990

 

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details.

              

14-P1020-02 – Site Location Plan received 16.07.14

14-P1020-100 Rev C - Proposed Site Layout received 10.02.15           

          14-P1020-102 - Proposed Elevations and Floor Layouts received 05.12.14     

          14-P1020-103 - Site Sections received 10.02.15 14       -P1020-105B – Site Tracking Plot 2 received 10.02.15

14-P1020-106 – Site Tracking Plot1 received 03.02.15              

          Ecology Letter Dated 23 January 2015 received 28.01.15        

          Arboricultural Impact Assessment received 30.07.14    

         

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.     The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith.          

         

06.     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.

         

07.     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.    

         

08.     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.                      

         

09.     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.             

         

10.     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.            

         

11.     The garage accommodation shall be retained for the use of the parking of vehicles at all times.

         

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

         

13.     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.       

         

14.     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.  

         

15.     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. The approved scheme shall be complied with.                          

         

16.     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.   

         

17.     The development hereby permitted (including any initial site-clearance works) shall not be begun until details of the foundation structure/s, of the approved building/s, so designed to minimise their adverse impact on tree roots, have been submitted to and approved in writing by the Local Planning Authority.  Details shall be site specific and include:           

          a) An approved layout plan to 1:200 scale, showing the accurate trunk positions and branch spreads of existing retained trees in relation to the proposals.         

          b) Layout and construction profile drawing/s.     

          c) Construction implementation method statement including timing/ phasing of works.           

          The foundation structure shall be carried out in full accordance with the approved details.     

         

18.     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.                        

         

19.     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.                              

         

20.     The creation of a continuous solid landscaped screen or hedge of 3.0m in height shall be created and maintained along the entire length of the boundary of the site with 24 Beech Glen. In the event that the screen ceases to be continuous or solid, by reason of death, disease or otherwise, then replacement landscaping shall be planted to achieve 3.0m high screen within the next planting season.     

         

21.     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.                      

         

22.     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.

 

23.     No development shall take place within the site, including any works of demolition or ground preparation, until the applicant, or their agents or their successors in title, has secured and implemented a programme of archaeological work (which may comprise more than one phase of work) in accordance with a written scheme of investigation, which has been submitted to and approved in writing by the Local Planning Authority.  The development shall only take place in accordance with the detailed scheme approved pursuant to this condition.

 

24.     The development hereby permitted shall not be begun until details of a scheme for the disposal of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. All works that form part of the approved scheme shall be carried out before the development or any thereof is occupied.

 

RESOLVED In the event of the S106 planning agreement not being completed by 31 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).