Agenda item

Redevelopment of site to provide 20no. 1 bedroom and 46no. 2 bedroom flats with associated car parking.

Redevelopment of site to provide 20no. 1 bedroom and 46no. 2 bedroom flats with associated car parking.

 

The Committee noted:

 

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

·         The comments of Bracknell Town Council objecting to the application on the grounds that it was not in keeping with the area; overdevelopment of the site; and highway concerns regarding access into and out of the site from Downshire Way.

·         A letter of objection signed by residents from all the properties on Old Bracknell Lane raising concerns the additional traffic (approximately 90 cars) on Old Bracknell Lane West, exacerbation of existing problems getting to and from Downshire Way and increased pollution.  It also suggested removal of the gate separating Old Bracknell Lane West from residential and commercial areas in Old Bracknell Lane East.

 

An amendment to the application had been made, to reduce the number of flats from 66 to 65 and to increase the size of the basement car park to accommodate a further five parking spaces, to comply with the parking standard agreed with the Highway Officer.  Arising from discussion, it was also proposed to impose additional conditions relating to drainage on the site and to require the submission of car park management plan for the approval of the Council.

 

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

 

1. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA), including a financial contribution towards off site SANG and Strategic Access Management and Monitoring.              

2. Measures to safeguard land at the rear of the site for a future pedestrian/ cycle route linking to adjacent sites.

 

3. A viability review should the development not be completed within 3 years from the date of planning permission being granted (the purpose of this would be to assess whether changes in market conditions mean that a scheme including affordable housing would be viable, in which case such housing should be secured).

 

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 in accordance with the following plans received 10.10.2014:                     

BPL001 - DP-0-001 - Proposed Apartment Layouts

BPL001 - DP-0-002 - Proposed Apartment Layouts

BPL001 - DP-0-003 - Proposed Apartment Layouts

BPL001 - DP-0-004 - Proposed Apartment Layouts

BPL001 - DP-0-005 - Proposed Apartment Layouts

BPL001 - DP-0-006 - Proposed Apartment Layouts

BPL001 - DP-0-007 - Proposed Apartment Layouts

BPL001 - DP-0-010 - Proposed Demolition Plan

BPL001 - DP-0-011C - Proposed Floor Plans

BPL001 - DP-0-012E - Proposed Floor Plans

BPL001 - DP-0-013F - Proposed Floor Plans

BPL001 - DP-0-014E - Proposed Floor Plans

BPL001 - DP-0-015A - Proposed Floor Plans

BPL001 - DP-2-070A - Proposed Elevations

BPL001 - DP-2-071A - Proposed Elevations

BPL001 - DP-2-072A - Proposed Elevations

BPL001 - DP-2-073A - Proposed Elevations

BPL001 - DP-2-074 - Proposed Elevations

BPL001 - DP-2-075 - Proposed Elevations

BPL001 - DP-9-900D - Proposed Site Plan

 

03.     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.     

         

04.     The development hereby permitted shall be carried out in full accordance with the tree protection measures and method statements set out in the arboricultural impact assessment by Barton Howe Associates Ltd. dated October 2014.

         

05.     No development shall take place 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 (including native species and species that have a known value for wildlife where possible) 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)

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

          g)  Recycling/refuse or other storage units, play equipment      

          h)  Other landscape features (water features, seating, trellis and pergolas 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. 

         

06.     No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority.          

          If any trees or hedgerows shown to be retained on the approved plans are removed, uprooted, destroyed, die or become diseased during the course of the development or within a period of 5 years of the completion of the development, another tree or hedgerow of the same species and size as that originally planted shall be planted at the same place unless the Local Planning Authority gives it written consent for any variation.           

         

07.     The development hereby permitted shall not commence until a Construction and Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority.  The CEMP shall include as a minimum:                   

          (i) a Demolition and Construction Logistics/ Site Organisation Plan      

          (iv) Details of the parking of vehicles of site operatives and visitors                 

          (v) Areas for loading and unloading of plant and materials                                

          (vi) Areas for the storage of plant and materials used in the demolition and construction of the development       

          (vii) The erection and maintenance of security hoarding                                   

          (viii) External lighting of the site              

          (ix) Method of piling for foundations                   

          (x) Measures to control the emission of dust, dirt, noise and odour during demolition and construction    

          (xi) Measures to control surface water run-off during demolition and construction

          (xii) Measures to prevent ground and water pollution from contaminants on-site during demolition and construction                    

          (xiii) Demolition and construction working hours and hours during the construction and demolition phase during which delivery vehicles or vehicles taking materials away are allowed to enter or leave the site;    

          (xiv) Details of wheel-washing facilities; 

          (xv) details in respect of measures to minimise, re-use and re-cycle waste; minimise the pollution potential of unavoidable waste; and dispose of unavoidable waste in an environmentally acceptable manner; and        

          (xvii) Details of a monitoring regime to demonstrate compliance with the CEMP including timings for reports to be submitted to the Local Planning Authority.

          The approved Construction Environmental Management Plans shall be adhered to throughout the demolition and construction period.                    

         

08.     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.  The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith.

         

09.     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.

 

10.     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.         

         

11.     No development shall take place until:   

          i) Details of the proposed method and extent of a phase II investigation (Site investigation) has been submitted to and approved in writing by the Local Planning Authority;  

          ii) a Phase II report (Site investigation) in accordance with the agreed details of method and extent has been submitted to and approved in writing by the Local Planning Authority; and          

          iii) Any remedial or mitigating measures recommended by the findings from the Phase II report shall be approved by the local planning authority and implemented before the premises are inhabited.  This must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11".

         

12.     No demolition or construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 14:00 Saturday and not at all on Sundays and Public Holidays.

 

13.     The development hereby permitted shall not be begun until a noise survey has been submitted to and approved in writing by the Local Planning Authority.  The noise survey shall include the proposed method of mitigation to be used to ensure reasonable noise levels can be experienced by the future occupiers of the residential dwellings and users of the outside spaces. This noise monitoring should be conducted over a minimum of a 24 hour period. Any noise mitigation works recommended by the approved noise survey shall be completed before any permitted dwelling is occupied.

         

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

         

15.     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. 

         

16.     No dwelling shall be occupied until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.  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 adjacent carriageway.           

         

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

         

18.     There shall be no restrictions on the use of the car parking spaces shown on the approved plan for the occupiers of, or visitors to, any of the buildings hereby permitted.        

         

19.     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 building shall not 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.  

         

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

         

21.     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 forming the access from the site to Old Bracknell Lane West. 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 scheme.

 

22.     No dwelling shall be occupied until a car park management plan, setting out how the on-site car parking will be controlled to permit access for residents or their visitors only, has been submitted to and approved in writing by the Local Planning Authority.  The car parking shall be managed in accordance with the approved management plan.

 

23.     The development hereby permitted shall not be begun until details of a scheme for the disposal of foul and surface water based on the principles set out in the revised Flood Risk Assessment dated 26.11.2014 by Hill Cannon, and the Drainage Strategy  prepared by Hill Cannon received 8.12.2014, 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 part thereof is occupied and thereafter retained.

         

RESOLVED In the event of the S106 planning obligation(s) not being completed by 26.5.2015 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 development would prejudice the comprehensive development of the wider site allocated under Policy SA1 of the Site Allocations Local PLan by not making adequate provision for the safeguarding of the route for a  future footway/ cycleway linking this site to those adjacent.  In the absence of a section 106 planning obligation to secure suitable safeguarding of this route, the proposal would therefore be contrary to Policies EN20 and M6 of the Bracknell Forest Borough Local Plan, and Policies CS23 and CS24 of the Core Strategy Development Plan Document.