Agenda item

Erection of 3 No. residential dwellings following the demolition of the existing property.

Erection of 3 No. residential dwellings following the demolition of the existing property.

 

A site visit had been held on Saturday 28 March 2015 which had been attended by Councillors 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.
• 3 letters of objection had been received raising the following issues:

 -  Loss of character and over development of the site.

 - Loss of privacy, particularly form the proposed balconies.

 - Unnecessarily large windows in side elevations.

 - Windows are not required in the side elevation. They serve stairwells. The middle unit does not have them so the other units do not either.

 - Noise and disturbance from the balconies.

 - The additional balconies will appear overbearing.

 - Ground levels are too high and have been altered during the demolition.

 - The alterations to the side elevations will result in them appearing overbearing. The roof should hip away from the side boundaries as per the previous application.

 - Insufficient parking provided and the lack of turning space on the properties will

result in on street parking and reversing into the busy Waterloo Road, near the junction with New Wokingham Road.

- Fencing on boundaries has been damaged and needs replacing.

- Boundary treatment should be 2-2.5m acoustic fencing with evergreen trees.

- Refuse disposal will be a problem.

 - The proposed changes from the previous consent cannot be classed as 'minor.'

 

The Committee was informed that the Section 106 agreement had now been completed and therefore the recommendation was approve the application subject to conditions.

 

RESOLVED that the application be APPROVED 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   

           

          Drg no P14/46/S/102 Rev A received by the Local Planning Authority on 05.03.2015          

          Drg no P14/46/S/103 Rev A received by the Local Planning Authority on 05.03.2015          

          Drg no P14/46/S/103 Rev A received by the Local Planning Authority on 05.03.2015          

         

03.     No development shall take place until details 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:  

          1)  a scheme depicting hard and soft landscaping  and           

          2)  a three year post planting maintenance scheme have been submitted to and approved in writing by the Local Planning Authority.  The approved post-planting maintenance schedule shall be performed and complied with.      

          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 out 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.

         

05.     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.

 

06.     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.

 

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 that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 10%).  The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.           

         

09.     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.           

         

10.     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 carriageway.  The dimensions shall be measured along the edge of the drive and the edge of the carriageway from their point of intersection.  The visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.           

         

11.     No dwelling shall be occupied until the access has been surfaced with a bonded material across the entire width of the access for a distance of 5m measured from the back edge of the carriageway.

 

12.     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.

         

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

         

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

           

15.     No development shall take place 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     

          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 (e) above.          

         

16.     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 additional windows, similar openings or enlargement thereof shall be constructed in the east or west elevation of the dwellings hereby permitted except for any which may be shown on the approved drawing(s).          

         

17.     The first and second floor windows in the east and west elevations serving the stairwells of the dwellings shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent) to a height of 1.7m from floor level.  The windows shall at all times be fixed to a height of 1.7m from floor level.  

           

18.     No development shall take place until details showing the slab level of the buildings in relation to a fixed datum point have been submitted to and approved in writing by the Local Planning Authority.  The development shall be constructed in accordance with the approved drawing.     

           

19.     No development shall commence 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 the building approved in this permission.     

         

20.     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.      

         

21.     No demolition or construction work shall take place 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.    

         

22.     No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows, groups of mature shrubs and structural planting areas 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.  Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200, showing   the following:

          a) Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

          b) Positions and spreads of existing hedgerows and groups of mature shrubs.          

          c) All proposed tree, hedge or shrub removal. Shown clearly with a broken line.       

          d) Proposed location/s of 2m high (minimum) protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), 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.    

          e) Illustration/s of the proposed protective barriers to be erected.       

          f) Proposed location/s and illustration/s ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction.          

          g) Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.  

          h) All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.  

          i) Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

          The development shall be carried out in full accordance with the approved scheme.

         

23.     The protective fencing and other protection measures specified by condition 24 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). Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these 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,          

          a) 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.       

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

         

24.     No development shall commence 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 and arboricultural supervision.    

          The Construction Method Statement shall be implemented in full accordance with the approved scheme, under arboricultural supervision, prior to the occupation of the dwelling. The No Dig structure shall be retained in perpetuity thereafter.

         

25.     No development shall commence until:           

          (i) a site layout plan of 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.      

         

26.     Prior to the commencement of development a scheme for the provision of 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.      

           

27.    No dwelling shall be occupied until the 1.8m high privacy screens on the balconies have been constructed in accordance with the approved plans. The approved screens shall be retained as such.