Agenda item

Erection of a detached 2-storey dwelling with associated garages, following the demolition of the existing buildings.

Erection of a detached 2-storey dwelling with associated garages, following the demolition of the existing buildings.

 

A site visit had been held on Saturday 15 August 2015 which had been attended by Councillors Angell, Mrs Angell, Brossard, Dudley, Finnie, Mrs Hayes, Hill, Ms Peacey and Thompson.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting which included a summary of comments on the officer report from the residents of No. 25 Prince Consort Drive.
• Winkfield Parish Council had recommended refusal for the reasons that the development would be unacceptable in the Green Belt, it would not preserve the trees on the site and would result in a loss of amenity to the neighbouring properties (application subsequently amended).
• Letters of objection received from five neighbouring residential properties, in relation to both the original and amended plans, summarised as follows:

- The size of the proposed dwelling would be unacceptable and would dwarf the neighbouring properties.

- The development would result in an unacceptable loss of light to No.25 Prince Consort Drive.

- The development would result in an unduly overbearing effect on the private amenity area at the rear of No.25 Prince Consort Drive due to its set back within the plot.

- The development would result in an unacceptable loss of privacy to the rear of No.25 Prince Consort Drive, through a side facing en suite window and a balcony. Concerns have also been raised with regard to the impact of the balcony on No.26.

- The dwelling would be set well back into the site relative to the footprint of the existing house, and would be further from the road than any other house in the neighbourhood, and inappropriate staggering of alignment that would be particularly prominent from No.25.

- The width of the plot does not comfortably accommodate the development.

- The amendments would not make any tangible difference to the impact of the development on No.25 Prince Consort Drive.

- None of the concerns of the neighbours have been accommodated in the amended plans.

- More detailed concerns in response to the assessment of the application with regard to the size and bulk of the dwelling, the position of the building within the site and the effect on residential amenity through loss of light and overbearing.

 

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 16th July 2015:       

              

          P14/19/S/101 (Rev C)    

          P14/19/S/110 (Rev A)    

              

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 north east and south west facing 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 up to a height of 1.7m from the floor level.          

         

06.     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 north east or south west facing side elevations of the dwelling hereby permitted except for any which may be shown on the approved drawing(s). 

         

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.     No part of the dwelling shall be occupied 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.            

         

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

         

10.     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.     

         

11.     The protective fencing and other protection measures specified by condition 10 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.       

         

12.     No development hereby permitted shall be begun until a site specific method statement for demolition of the existing structures, 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.   

         

13.     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.        

         

14.     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.          

15.     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 enlargement, addition, improvement or other alteration permitted by Classes A, B or E of Part 1 of the Second Schedule of the 2015 Order shall be carried out.   

         

16.     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 hard surface as permitted by Class F of Part 1 of the Second schedule of the 2015 Order shall be provided for any purpose incidental to the enjoyment of the dwelling house    

         

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

              

18.     All ecological measures and/or works shall be carried out in full accordance with the details contained in AA Environmental Ltd.'s report dated December 2014.

         

19.     The areas shown for bat roost purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose.

         

20.     Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 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.    

         

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

         

22.    The demolition of any buildings on site shall not 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.