Agenda item

Erection of detached two-storey dwelling with parking and amenity space following demolition of existing garage.

Erection of detached two-storey dwelling with parking and amenity space following demolition of existing garage

The Committee noted:

• The supplementary report of the Head of Planning tabled at the meeting.
• The comments of Sandhurst Town Council which recommended refusal  on the grounds that:

i)      the application will result in a cramped development.

ii)     There is inadequate parking provision for a three bedroom property.

·         Three letters of objection had been received, containing comments summarised as follows:

- Inaccuracies in application: reference is made to no. 16 Green Lane which does not exist, it is no. 18 which is the neighbouring property; no reference made to demolition of garage at no. 14 Green Lane; plans do not show location or size of existing dwelling at no. 18 and the extension approved at this dwelling;

- Overdevelopment;

- Businesses run from 14 Green Lane (vehicle recovery business and car sales);

- Parking;

- Access including damage to the lane

- Impact to residential amenities of neighbouring properties

- Installation of solar panels will be unsightly

- There is a  mobile home in rear garden of no. 14 Green Lane

• A letter of support from 14 Green Lane.

A motion to APPROVE the recommendations of the Head of Planning as set out in the report and on the supplementary report was moved and seconded.  On being put to the vote the motion was LOST.

An alternative motion to REFUSE the application was moved and seconded.  On being put to the vote that motion was also LOST.

Following further consideration of information relating to the parking provision for the proposed new dwelling and the existing property at 14 Green Lane, a further motion to APPROVE the recommendations of the Head of Planning as set out in the report and on the supplementary report, subject to a minor amendment to the wording of Condition 12, was moved and seconded.  On being put to the vote the motion was carried.

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

01.       Thames Basin Heath Special Protection Area

That the Head of Planning 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 only in accordance with the following approved plans received by the Local Planning Authority on 13 April 2015:

            drawing no. 2140/PL/200 Rev A

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.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (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 side elevations of the dwelling hereby permitted except for any which may be shown on the approved drawing.         

05.       The ground floor and first floor windows in the side elevations 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.       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.

07.       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. The areas shown for landscaping shall thereafter be retained.    

08.       No development shall 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 the new dwelling and retained as such thereafter.           

09.       The new dwelling shall not be occupied until the associated vehicle parking spaces for the proposed new dwelling and the existing dwelling at 14 Green Lane has been surfaced in accordance with the approved drawing. The spaces shall thereafter be kept available for parking at all times.      

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

11.       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)Temporary portacabins and welfare for site operatives   

            (e) wheel washing facilities    

            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.       

12.       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 dwelling shall not be occupied until the approved scheme has been implemented.  The facilities shall thereafter be retained.         

13.       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 mitigation measures shall be undertaken in accordance with the approved scheme.

14.       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.   

15.       The development shall not be begun until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/person/day, has been submitted to, and agreed in writing by, the Local Planning Authority. The development shall be implemented in accordance with the Sustainability Statement, as approved, and retained as such thereafter.   

16.       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.   

17.       No development shall take place until the side facing window at first floor level serving a bedroom at 14 Green Lane has been relocated to the rear elevation of 14 Green Lane at first floor level as shown on drawing no. 2140/PL/200 received by the Local Planning Authority on 17 February 2015 and retained as such thereafter.

RESOLVED in the event of the S106 planning obligation(s) not being completed by 30 June 2015 the Head of Planning  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).