Agenda item

Erection of 2no 3 bed semi-detached dwellings with car parking.

Erection of 2no 3 bed semi-detached dwellings with car parking.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting.
• Winkfield Parish Council objected to the proposal for the following reasons:

- Over development on an unsuitable site for housing

- The proposed 'tarmac' parking area would be impermeable and would affect trees behind the site and drainage

- Deliveries to the shops would be adversely affect the access and egress to the houses

- The development would cause damage to the badger and newt population.

·         7 representations from different addresses have been received objecting to the proposal on the following grounds:

- There has been too much development in recent times without increasing local amenities. The local infants and junior schools and GP surgery are all at capacity.

- Proposal would result in conflicts between cars and service vehicles throughout the day.

- The land is used as a soakaway for the 6 flats and shops - has this been checked

- Parking in the area is already a problem

- The access road is not within the ownership of the applicant who only has a right of access on the service road and therefore the plans are misleading

- Disruption and noise from the building work

- Could the new houses overlook our garden?

- Access is too narrow and often blocked by lorries and cannot support further traffic.

- Proposal could result in traffic waiting within the highway to enter the site.

- Development could negatively impact on the local businesses and is considered to be unneighbourly

- Development would have a negative impact upon protected wildlife and ecology in the area.

- Restaurants within close proximity to the flats expel odours resulting in an unpleasant living environment.

- Waste bins used by the businesses are left on the access road as there is no where else to put them. The position of these has not been taken into account by the applicant.

 

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

 

01.       Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA).

 

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: 

Site location plan (received 09.07.2015) 

1B (Plans and elevations) received 12.08.2015

2A (Block Plan) received 09.07.2015     

 

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.     No dwelling shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawing 2A received 09.07.2015. The spaces shall thereafter be kept available for parking at all times.      

         

05.     No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities.   The building shall not be occupied until the approved scheme has been implemented.  The facilities shall be retained as approved.            

         

06.     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.  

         

07.     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.            

         

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 at least 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 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 proposed development shall be implemented in accordance with the approved details.  

         

10.     The development (including site clearance and demolition) shall not be begun until:-  

          (i) the site has been surveyed for the presence of badgers       

          (ii) the survey has been submitted to and approved by the Local Planning Authority, and

          (iii) a scheme to minimise disturbance to badgers during the construction of the development, to mitigate the impact of the development upon them, and to improve their habitat has been submitted to and approved by the Local Planning Authority .        

          The scheme shall be performed, observed and complied with.

         

11.     The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on reptiles has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of:           

          o   measures to avoid harm to biodiversity         

          o   features provided to mitigate the loss of habitat (e.g. ponds, hibernacula)

          o   habitat enhancements (not mitigation)          

          o   on-going management of new features/habitat         

          The mitigation scheme shall be implemented in accordance with the approved details. An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.          

         

12.     The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on Great Crested Newts has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of:

          o   measures to avoid harm to biodiversity         

          o   features provided to mitigate the loss of habitat (e.g. ponds, hibernacula)

          o   habitat enhancements (not mitigation)          

          o   on-going management of new features/habitat         

          The mitigation scheme shall be implemented in accordance with the approved details. An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.          

         

13.     The development, including site clearance, shall not in any circumstances commence unless the local planning authority has been provided wither 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.  

         

14.     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 within the parking area or affixed to the northwestern, or south western elevation of the dwellings hereby permitted 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.    

         

15.     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.

 

16.     The development shall not be occupied 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 prior to the occupation of the dwellings.

         

17.     Demolition and construction work shall take place at the site only between 08:00hrs and 18:00hrs Monday - Friday, between 08:00hrs and 13:00hrs on Saturdays, and not at all on Sundays or Bank Holidays."

         

18.     Should evidence of any land contamination be discovered at any point during the construction, then work will cease until a scheme to deal with the contamination has been submitted to and approved in writing by the Local Planning Authority. The development shall continue in accordance with the approved mitigation scheme.     

         

In the event of the S106 planning obligation(s) not being completed by 25 September 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).