Agenda item

Erection of a replacement dwelling following the demolition of the existing property.

Erection of a replacement dwelling following the demolition of the existing property.

 

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors Angell, Mrs Angell, Blatchford, Brossard, Finnie, Gbadebo, Mrs Phillips, Thompson, Turrell and Virgo.

 

The Committee noted:

 

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Winkfield Parish Council.
• 3 letters of objection from local residents summarised as follows:

- The proposed garage block would be located forward of the building line, and would result in an adverse impact on the streetscene and the protected trees at the front of the site.

- The development would result in an unacceptable loss of light to and unduly overbearing effect on No.38 Prince Consort Drive.

- A property of the size and design that is proposed would be out of keeping with this part of Prince Consort Drive and would therefore result in an adverse impact on the character and appearance of the area.

• Additional comments from the neighbouring residents at No. 38 Prince Consort Drive (circulated separately to Members) referring to the bulk and roof height of the proposed dwelling, the difference in ground levels between the properties, and the loss of privacy resulting from the balcony at the rear of the proposed development.

 

RESOLVED that the application be APPROVED 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 received by the Local Planning Authority on 19th February 2015:      

         P14/22/S/101 (Rev C)  

         P14/22/S/110 (Rev B)  

        

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 not be begun until details of a scheme of walls, fences and any other means of enclosure has been submitted to and approved in writing by the Local Planning Authority.  The approved scheme shall be implemented in full before the occupation of any of the buildings approved in this permission.       

        

05.    The en suite windows in the south east facing side elevation of the dwelling hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). They shall at all times be fixed shut with the exception of a top hung openable fanlight.     

 

06.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the north west or south east facing side elevations of the dwelling hereby permitted except for any which may be shown on the approved drawings.      

         

07.    The development hereby permitted shall not be begun until details showing the finished floor levels of the building 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.  

 

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 unless the Local Planning Authority gives prior written consent to any variation.     

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.    No development shall be occupied until the associated vehicle parking has been set out in accordance with the approved drawing. The spaces shall thereafter be kept available for parking at all times.           

        

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

        

12.     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, hedgerows and groups of mature shrubs to be retained, 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.  

           

13.    The protective fencing and other protection measures specified by condition 12 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). No activity of any description must occur at any time within these protected areas including but not restricted to the following: -         

         a) No mixing of cement or any other materials.          

         b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

         c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.   

         d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

         e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting. 

         f) Parking/use of tracked or wheeled machinery or vehicles of any description.

         In addition to the protection measures specified above,          

         g) No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to be retained.       

         h) No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.       

        

14.    No development (including initial site clearance) shall commence until a programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -         

         a) Induction and personnel awareness of arboricultural matters.        

         b) Identification of individual responsibilities and key personnel.         

         c) Statement of delegated powers.      

         d) Timing and methods of site visiting and record keeping.     

         e) Procedures for dealing with variations and incidents.          

         The programme of arboricultural supervision/monitoring shall be undertaken in full compliance with the approved details.          

         

15.    The development hereby permitted shall not be begun until a detailed site specific construction method statement for all hard surfaced areas of any description within the minimum root protection areas of retained trees calculated 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.  Details shall be based on a porous 'No-Dig' principle of construction, avoiding any excavation of existing levels in all areas concerned, and shall include: -

         a) An approved development layout plan identifying all areas where special construction measures are to be undertaken.       

         b) Materials including porous surface finish.    

         c) Construction profile/s showing existing /proposed finished levels together with any grading of levels proposed adjacent to the footprint in each respective structure.         

         d) Program and method of implementation.    

         The Construction Method Statement shall be observed, performed and complied with.        

        

16.    No development hereby permitted shall be begun until a site specific method statement for the removal of all existing hard surfaced areas and structures of any other description, located within the minimum Root Protection Areas (RPA's) of trees to be retained, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -      

         a) A site plan identifying all areas where such work is to be undertaken.       

         b) Reinstatement to soft landscape area including proposed ground de-compaction works. 

         c) Timing and phasing of works.          

         The approved Method Statement shall be observed, performed and complied with. 

        

17.    The development hereby permitted shall not be begun until:  

         (i) a site layout plan showing the proposed layout of all underground services and external lighting and

         (ii) a programme for the phasing and timing of works

         have been submitted to and approved in writing by the Local Planning Authority.  Details of the site layout plan shall include: -   

         a) Accurate trunk positions and canopy spreads of all retained trees/hedgerows and mature groups of shrubs.  

         b) Surface water/ foul drainage and associated inspection chambers (existing reused and new)     

         c) Soak-aways (where applicable)       

         d) Gas, electricity, telecom and cable television.         

         e) Lighting columns and all associated ducting for power supply.       

         f)            Phasing and timing of works.           

         The development shall be carried out in accordance with the approved site layout plan and the approved programme.      

        

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.  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.    The areas shown for soft landscaping 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.                

 

20.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (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 or E of Part 1 of the Second Schedule of the 1995 Order shall be carried out.

        

21.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no hard surface as permitted by Class F of Part 1 of the Second schedule of the 1995 Order shall be provided for any purpose incidental to the enjoyment of the dwelling house.       

        

22.    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.   

        

23.    All ecological measures and/or works shall be carried out in full accordance with the details contained in AA Environmental Ltd.'s report dated 18 November 2013.

         

24.    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.    

        

25.    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.  

        

26.    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.       

        

27.    The demolition of any and all buildings on site 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.