Agenda item

Erection of a detached building to be used as an Indoor Climbing Centre, the creation of an access for cycles and pedestrians directly opposite the end of the cycle path on Waterloo Road and the creation of 50no. parking spaces within the north-east corner of the site.

Erection of a detached building to be used as an Indoor Climbing Centre, the creation of an access for cycles and pedestrians directly opposite the end of the cycle path on Waterloo Road and the creation of 50no. parking spaces within the north-east corner of the site.

 

A site visit had been held on Saturday 11 July which had been attended by Councillors Angell, Birch, Brossard, Dudley, Finnie, Hill, Mrs Ingham, Mrs Mattick, Mrs McKenzie, Mrs McKenzie-Boyle, Ms Peacey, Mrs Phillips, Thompson and Turrell.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting.
• The comments of Bracknell Town Council who would like to be assured that the building will be in keeping with the area and its use restricted to that of an indoor climbing centre.  No further lighting should be added to the site to ensure the amenity of the area is not compromised.
• Letters of support from the MP for Bracknell and four local schools.
• Two letters of objection expressing the following concerns:

- The proposal represents an overdevelopment of the site that is out of keeping with the character and appearance of the area when viewed from outside the site.

- Inappropriate development on green belt land.

- The proposal is a commercial activity and should not be given any special consideration.

 

Following discussion, a motion to refuse the application as recommended in the officer report was put to the vote.  As there was an equal number of votes for and against, the motion was defeated on the casting vote of the Chairman.

 

An alternative motion, as set out on a sheet tabled at the meeting, proposing conditional permission, was moved and seconded.  Arising from discussion, amendments were accepted to the effect that the standard drainage condition be added together with a further condition detailing the operational hours as set out in the information submitted by the applicant be added.  The alternative motion was put to the vote and was carried.

 

The Committee took the view that given the existing use of the site as a Youth Activity Centre, the proposed development comprised a complementary use that would not adversely affect the residential amenity of the area or the function or character of the countryside.  Provision within the proposals for cycle route and pedestrian access, the proposed use by schools and youth groups where travel by minibus or car-sharing would be utilised, together with the additional parking proposed sought to address the question of sustainable development.  Further details of adequate drainage arrangements for the development would be covered by imposition of a suitable condition.  In the Committee’s view these were material considerations which outweighed the proposal’s conflict with the Development Plan

 

RESOLVED that planning application 15/00216/FUL 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 plans:

        

         Revised Site Location Plan received 27.03.15

         Elevations and Floor Plans received 06.03.15 

         Proposed Layout Plan received 06.05.15

         GPM Ecology’s report dated July 2015

        

03.    The building hereby permitted shall only be used for an indoor climbing centre with ancillary facilities and for no other uses within the Use Class D2.

 

04.    No superstructure works shall be carried out until samples of all external facing materials have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out strictly in accordance with the approved details and retained as such thereafter.

 

05.    The building hereby approved shall not be constructed until the existing climbing tower, high wire and supporting posts have been demolished. The existing climbing tower, high wire and supporting posts shall not be reinstated elsewhere on site.

 

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.    Notwithstanding the parking shown on the approved plans, the indoor climbing centre use shall not commence until the associated car and coach parking and turning space for both the existing Oakwood Youth Activity Centre and proposed independent climbing centre has been surfaced, drained 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.

 

08.    The indoor climbing centre use shall not commence until the pedestrian/cycle access has been surfaced, drained and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The pedestrian/cycle access shall be retained thereafter.

 

09.    The indoor climbing centre use shall not commence until a scheme for on site directional signage has been submitted to and approved in writing by the Local Planning Authority. The agreed signage shall be displayed prior to the first use of the indoor climbing centre and thereafter displayed at all times.

 

10.    The building hereby approved shall not be operated as a climbing centre until a car park management plan, setting out how traffic on the site would be controlled and managed, has been submitted to and approved in writing by the Local Planning Authority. The Climbing Centre shall thereafter be operated in accordance with the approved management plan.

 

11.    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 at least 20%).

 

The building thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.

 

12.    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.

 

13.    All ecological measures and/or works shall be carried out in accordance with the details contained in GPM Ecology’s report dated July 2015 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination.

 

14.    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.

 

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 design, demolition and 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 where possible 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.    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

         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 (d) above without the prior written permission of the Local Planning Authority.

 

17.    The building hereby approved shall not be occupied until a Travel Plan has been submitted to and approved in writing by the Local Planning Authority. The building shall thereafter be operated in accordance with the approved Travel Plan.

 

18.    The Climbing Centre hereby approved shall operate in accordance with the following hours of operation:

(i)      School term time Monday to Friday 10:00 to 17:00 arranged appointment children only and 17:00 to 21:00 open to the public Monday, Wednesday, Thursday and Fridays only with Tuesdays being used by the Oakwood Youth Club.

(ii)     Outside of school term time (school holidays) Monday to Friday 10:00 to 21:00 open to the public.

(iii)    Saturdays 10:00 to 13:00 arranged appointment children only and 13:00 to 18:00 open to the public.

(iv)    Sundays 10:00 to 18:00 open to the public.

The Climbing centre shall not operate outside of the hours stated above unless otherwise agreed in writing by the Local Planning Authority.

 

19.    The development hereby permitted shall not be begun until details of the design, implementation, maintenance and management of a sustainable drainage scheme have been submitted to and approved in writing by the Local Planning Authority.  Those details shall include:-

a)      Information about the design storm period and intensity, discharge rates and volumes (both pre and post development), temporary storage facilities, means of access for maintenance, the methods employed to delay and control the surface water discharged from the site and the measures taken to prevent flooding and pollution of the receiving groundwater and/or surface waters;

b)      Any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts where relevant);

c)      Flood water exceedance routes, both on and off site;

d)      A timetable for its implementation, and

e)      A management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by an appropriate public body or statutory undertaker, management and maintenance by a Residents' Management Company or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.

Once approved, the scheme shall be implemented, retained, managed and maintained in accordance with the approved details. 

 

Councillors Angell, Mrs Angell and Heydon, having declared an interest in this item withdrew from the meeting and took no part in the consideration of it.