Agenda item

Erection of 36 dwellings (9no open market houses and 27no dwellings to be retained by Wellington College to accommodate teachers) with associated vehicle access (including formation of a new access onto Dukes Ride), parking, landscaping and open space.

Erection of 36 dwellings (9no open market houses and 27no dwellings to be retained by Wellington College to accommodate teachers) with associated vehicle access (including formation of a new access onto Dukes Ride), parking, landscaping and open space.

 

The Committee noted:

• The supplementary report of the Head of Planning tabled at the meeting.
• Crowthorne Parish Council had raised no objection.
• Seven letters of representation received raising the following material considerations:

- Development will significantly increase the risk of accidents on Dukes Ride.  Access to the site should be from the existing route through Wellington Business Park. Traffic calming measures should be introduced onto Dukes Ride.

- Support the principle of building houses on this site, but the site would be better served by fewer units with increased space between properties.

- Objects to the loss of fruit trees on the site that comprise a small orchard with historical value.  New fruit trees could be included along the southern boundary of the site.

- Do not object to the proposal but would like to see enhancements to the junction of the private road to serve the southern part of the site and Wellington Business Park to improve safety within the Business Park. The turn is sharp, forcing cars onto the wrong side of the road.  Double yellow lines within the Business Park should be extended to prevent parking that forces cars onto the wrong side of the road.  Increased traffic to the housing site will exacerbate safety concerns. There should be no reduction in parking for the Sports Club in front of the site as this will push parked cars into the Business Park. Construction traffic should not use the road through the Business Park.

- Development will result in the loss of the only Green Space on Dukes Ride.

- Construction parking should take place within Wellington College grounds and not permitted in Fincham End.

 

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

 

- measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA)          

                       

- the provision of additional contribution to off site affordable housing         

                       

- maintenance of the drainage strategy        

                       

- Securing a S278/38 agreement for the construction of the access road (including turning head) from Dukes Ride to serve plots 1-9           

                       

- Securing a S278/38 agreement for the construction of the access road and footways on Smiths Path and within the site (including turning head) to serve plots 10-36  

                       

- Securing public rights over private land within the site

 

That the Head of Planning be authorised to APPROVE the application 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 and other submitted details received by the Local Planning Authority on 23.04.15, 01.07.15 and 14.07.15:-

2223-A-1000-B 

2223-A-1005-W

2223-A-1006-C

2223-C-1010-E

2223-A-3000/D

2223-A-3005-F

2223-A-3010-D

2223-A-3015/F

2223-A-3020/D

2223-A-3030-C

2223-A-3025-D

2223-A-3035-D

2223-A-3040-C

2223-A3045-C

2223-A-3050-C

2223-A-3055-D

2223-A-3056-E

1398/001/E

1398/002/H

8881-D-01/D

8881-SK-03/A

30582/AC/025

30582/AC/026

30582/AC/027

30592/AC/028

        

03.    No development shall take place until samples of the materials to include bricks, roof tiles and render, 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.    No dwelling shall be occupied until a means of vehicular access from both Dukes Ride and Smiths Path has been constructed in accordance with details which have been submitted to and approved by the Local Planning Authority.

        

05.    No dwelling shall be occupied until a means of access for pedestrians and cyclists (including details of the management of the footway link within the site)  has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

        

06.    No dwelling shall be occupied until all the visibility splays shown on the approved drawings have been provided.  Those areas shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 meters measured from the surface of the adjacent carriageway.

        

07.    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.

        

08.    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.   No dwelling shall be occupied until the cycle parking serving it has been provided in accordance with the approved scheme.  The facilities shall thereafter be retained.

        

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

        

10.    The garage accommodation 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 for off-site highway works including the following:--

         - the site access with Dukes Ride

         - alterations to Smiths Path from Wellington Business Park to the site

         The buildings provided by the carrying out of the development shall not be occupied until the off-site highway works have been completed in accordance with the scheme.

        

12.    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 at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.

        

13.    No development (including initial site-clearance) shall commence until a detailed scheme 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.  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 2.4m high 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) Illustrations 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.

        

14.    The protective fencing and other protection measures specified by condition 13 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.

        

15.    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 monitoring shall be undertaken in full compliance with the approved details. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority. A copy of the signed inspection report shall be sent to the Local Planning Authority following each visit.

        

16.    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) Programme 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.

        

17.    No development shall commence until a site specific method statement for the removal of all existing hard surfaced areas and/or 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 at a minimum scale of 1:200, 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 Construction Method Statement shall be observed, performed and complied with in full accordance with the approved details.

        

18.    No development shall commence until:-

         (i) a site layout plan at a minimum scale of 1:200 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 full accordance with the approved site layout and the approved programme.

        

19.    No development shall take place until:-

         (i) details of all proposed alterations to the ground levels within the site within 5 meters of the minimum 'Root Protection Areas' calculated in accordance with BS 5837 (2012) recommendations (or any subsequent revision), for all existing retained trees within the site and on neighbouring land adjacent to the approved development.  The details to include:-

         a) Existing and proposed finished levels.

         b) Any proposed soil level re-grading in relation to existing retained trees, hedges and other vegetation.

         c) Specific cross section profile drawing at a scale of 1:200 for plot 6 showing its relationship to existing trees. 

         d) Proposed retaining structures required to address level differences adjacent to retained trees and hedges and other vegetation, and

         (ii) a programme and method of implementation have been submitted to and approved in writing by the Local Planning Authority.

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

        

20.    No development shall take place until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority.  These details shall include:-

         a) Comprehensive planting plans of an appropriate scale and level of detail that provides adequate clarity including details of ground preparation and all other operations associated with plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densities locations.

         b) Details of semi-mature tree planting. To include trees of the following minimum planting size  Height 4-5 metres Stem Girth 25-30cm

         c) Comprehensive 5 year post planting maintenance schedule.

         d) Underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes.

         e) Detailed schedule of Orchard planting accompanied by a specific Comprehensive 10 year post planting maintenance schedule.

         f) Means of enclosure (walls and fences etc)

         g) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.

         h) Recycling/refuse or other storage units, play equipment

         i) Other landscape features (water features, seating, trellis and pergolas etc).

 

         Part 2: Implementation

 

          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, or as may otherwise be agreed in writing by the Local Planning Authority.  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, unless the Local Planning Authority gives written consent to any variation.

        

21.    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.  If within a 5 year period of the completion of the development any soft landscaped area which is removed, uprooted, or is destroyed or dies shall be replaced by plants of the same species and size as that originally planted at the same place, unless the Local Planning Authority gives its written consent for any variation

        

22.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) 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,, C, D and E] of Part 1 of the Second Schedule of the 2015 Order shall be carried out.

        

23.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order England 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 a dwelling house

        

24.    A landscape and ecological management plan (LEMP) for the proposed orchard shall be submitted to, and approved in writing by, the local planning authority prior to the occupation of the development. The content of the LAMP shall include the following:-

         a) Description and evaluation of features to be managed

         b) Ecological trends and constraints on site that might influence management

         c) Aims and objectives of management

         d) Appropriate management options for achieving aims and objectives

         e) Prescriptions for management actions

         f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)

         g) Details of the body or organization responsible for implementation of the plan

         h) On-going monitoring and remedial measures

         The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery.  The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.

         The approved plan will be implemented in accordance with the approved details.

        

25.    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.

        

26.    The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith unless the Local Planning Authority gives prior written consent to any variation.

        

27.    The development hereby permitted shall be implemented in accordance with the submitted Energy Demand Assessment and save as otherwise agreed in writing by the Local Planning Authority, the building(s) constructed by the carrying out of the development shall be operated in accordance with the submitted Energy Demand Assessment.

        

28.    No development shall take place within the application area until the applicant has secured the implementation of a programme of archaeological works (which may comprise more than one phase of investigation), in accordance with a written scheme of investigation, which has been submitted by the applicant and approved by the Planning Authority.

         Reason: The site is within an area of archaeological potential.  A programme of works is required to mitigate the impact of development and to record any surviving remains so as to advance our understanding of their significance in accordance with Paragraph 141 of the NPPF.

 

29.    The development hereby permitted shall not be begun until details of a scheme (Working Method Statement) to control the environmental effects of the demolition and construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:-

         (i) control of noise

         (ii) control of dust, smell and other effluvia

         (iii) control of surface water run off

         (iv) site security arrangements including hoardings

         (v) proposed method of piling for foundations

         (vi) construction and demolition working hours

         (vii) hours during the construction  phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site

         The development shall be carried out in accordance with the approved scheme or as may otherwise be agreed in writing by the Local Planning Authority.

        

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

        

31.    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 free standing external site lighting including details of the lighting units, levels of illumination and hours of use. No lighting shall be provided at the site other than in accordance with the approved scheme.  The development shall be carried out in accordance with the approved scheme.

        

32.    There shall be no restrictions on the use of the car parking spaces to serve units 10-36, other than shown on the approved plan as being marked  as for the sole use of individual units.

        

33.    No development (other than the construction of the access) shall take place until the access has been constructed in accordance with the details to be submitted to and approved in writing by the Local Planning Authority.

        

34.    None of the dwellings shall be occupied until the drainage works have been completed in accordance with the submitted plans.

        

35.    Units 10-36 shall be occupied only by staff employed at Wellington College and their families.