Agenda item

Retention and refurbishment of Parkham to provide 5 residential flats, demolition of remaining buildings and erection of 13 residential dwellings with associated car parking and landscape works.

Retention and refurbishment of Parkham to provide 5 residential flats, demolition of remaining buildings and erection of 13 residential dwellings with associated car parking and landscape works.

 

A site visit had been held on Saturday 12 September 2015 which had been attended by Councillors Angell, Mrs Angell, D Birch, Brossard, Dudley, Mrs Hayes, Hill, Mrs Ingham, Mrs McKenzie, Ms Peacey, Mrs Phillips, Thompson and Turrell.

 

The Committee noted:

• The supplementary report of the Head of Planning tabled at the meeting.
• Binfield Parish Council had recommended refusal of the application for the following reasons:

- There is insufficient parking on the site for residents and visitors which could lead to inappropriate parking in the Popes Meadow car park and hazardous parking on St Marks Road

- There should be improvements to the footpath along St Marks Road.

·         4 objections had been received from residents of surrounding properties, summarised as follows:

- We would like assurance that the existing screening to Goodrich House will be kept otherwise our privacy will be seriously affected.

- Overdevelopment adding more houses to the site. Greater occupancy level.

- Will put more cars onto nearby congested roads and place more stress and detriment on local amenities than previous proposal.

- Loss of trees along the boundary from listed properties Popescroft and Littlehurst. Trees provide vital boundary screening and protect sightlines of Listed Building.

- Loss of wildlife from tree removal.

- Level of traffic too much combined with Temple Way, Foxley Lane (and upcoming Blue Mountain) developments. Traffic assessment should consider all developments holistically.

- Residents may be forced to park along St Marks Road causing serious obstruction.

- Question suitability of a chainlink fence between boundary of development and St Marks Church.

·         The Binfield Neighbourhood Development Plan had been submitted on 16 September 2015 and as the Council had yet to determine whether it met the requirements for publication, it did not constitute a material consideration in decision taking.

 

RESOLVED that:

 

(1)  In order that a suitable sustainable urban drainage scheme can be secured, authority be delegated to the Head of Development Management to agree a scheme and to amend, add to or delete conditions as he considers necessary and to amend the requirements within the S106 as necessary to secure the operation and maintenance of the sustainable drainage system for the lifetime of the development.

 

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

 

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

 

02.      Provision to secure the adoption of the estate road and footpath to ensure the pedestrian route through the site. 

 

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 and documents:-

         

          22990-SL01

          22990 - CSL-01-REV B

          2990-SL-500B+W REV E

          22990 - SEP -10-REV B

          22990-SE01 -REV A

          22990-CBS-01

          22990-APP_01

          22990-APP-02

          22990-APP_03

          22990-APP-04A

          22990-APP-05A

          22990-HT-A-01-REV A

          22990-HT-A-02A-REV B

          22990-HT-A-03A- REV B

          22990-HT-B-01- REV A

          22990-HT-B-02A-A

          22990-HT-C-01

          22990-HT-C-02A

          22990-HT-C-03A

          22990-HT-D-01

          22990-HT-D-02A

          22990-HT-D-03A

          22990-HT-E-01-REV B

          22990 HT-E-02A REV A

          22990-VT-01-B

          22990-SK01

          MILL 19920-03 REV D

          PKH-902-REV P5

          PKH-903-REV P3

          PKH-906-REV P4

          PKH-908-REV P3

          MILL-19920-11 REV A

          666156-DWG-SBU-105 REV T2

          666156/102 REV T4

         

03.    The materials to be used in the construction of the development hereby approved shall be in compliance with those included on the External Material Specification sheets dated 30 July 2015 Rev A in respect of plots 1 and 2, plot 3, plots 4 and 5, plots 6-11, plots 12-16 and plots 17 and 18.

         

04.     The development hereby approved shall be strictly in accordance with soft landscaping plan MILL-19920-11 REV A and the post planting maintenance schedule submitted with the application. All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the above details, 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.  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.

           

05.     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.

         

06.     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 20% unless otherwise agreed in writing by the Local Planning Authority).

         

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

         

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

         

08.     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 in writing by the Local Planning Authority. Any such study will have to be complied with during construction.

         

09.     All ecological measures and/or works shall be carried out in accordance with the details contained in the report produced by AA Environmental Limited (ref: 143237/JDT) dated 8 May 2015 and separate letter produced by AA Environmental (ref:143237/ARB) dated 1 July 2015. The biodiversity enhancements to include bird and bat boxes shall be implemented prior to the occupation of the development and shall be retained therein.

           

10.     The development shall not be occupied until a means of vehicular access has been constructed in accordance with the approved plans [drawing 22990-SEP-10 B).

         

11.     The development shall not be occupied until a means of access for pedestrians has been constructed in accordance with dwg 22990-SL-500-B+W-E dated April 2015.

         

12.     No development shall take place until all the visibility splays shown on the approved drawing 22990-SL-500-B+W E have been provided.  These areas shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the adjacent carriageway.

         

13.     The dwelling(s) 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 thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.

         

14.     The development shall not be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawing 22990-SL-500-B+W E. The spaces shall thereafter be kept available for parking at all times.

         

15.     The garage door for the houses on Plots 2, 10 and 11 shall be of a roller shutter design. Any replacement or repair shall only be with a roller shutter type garage door.

         

16.     The development shall not be occupied until secure and covered parking for bicycles has been provided in accordance with the approved drawing 22990-CBS-01 and site plan 22990-SL-500B+W E.

         

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

           

18.     The development shall be constructed strictly in accordance with the Site Welfare and Traffic Management Plan Dwg PKH-903 P3 dated 20 July 2015 and Method of Construction Statement (Revision A, dated 21st July 2015).

           

19.     The development shall not be occupied until a 1.2 metre wide footway has been constructed on the eastern side of St Marks Road between the site access and Sampson Park to include a tactile crossing point at Sampson Park, in accordance dwg SEP-10 B dated May 2015.

           

20.     No dwelling shall be occupied until the boundary treatments shown on dwg PKH-908 P3 dated 20 July 2015 have been implemented in full.

         

21.     The development shall be constructed in compliance with the Arboricultural Impact Assessment and Method Statement produced by ACD Arboriculture dated 20 August 2015 and associated tree protection plan MILL19920-03D.

         

22.     The services to the site shall be laid out in compliance with dwg PKH-902 P5.

         

23.     Prior to the occupation of the flats a site plan shall be submitted showing how the parking will be allocated to the flatted building. The parking shall be allocated in accordance with the approved plan and thereafter retained in accordance with the plan.

         

24.     Prior to the occupation of units 17 and 18 a management plan shall be submitted to and approved in writing with the Local Planning Authority to consider the maintenance of the protected oak trees situated to the western (front) boundary of these plots.  The approved management plan shall be observed, performed and complied with.

         

26.     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 that have first been submitted to and approved in writing by the Local Planning Authority.

 

In the event of the S106 planning obligation(s) not being completed by 17th November  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).