Agenda item

Part redevelopment of existing office buildings to provide 14 residential units (Class C3) together with garages, balconies,  hard and soft landscaping, open space and reconfiguration of car park and closure of entrance off Winkfield Lane.

Part redevelopment of existing office buildings to provide 14 residential units (Class C3) together with garages, balconies,  hard and soft landscaping, open space and reconfiguration of car park and closure of entrance off Winkfield Lane.

 

The Committee noted:

• The supplementary report of the Head of Planning tabled at the meeting.
• Winkfield Parish Council had raised no objection.
• No other representations had been received.

 

RESOLVED that subject to confirmation by the LLFA that an acceptable drainage strategy has been submitted, planning permission be granted subject to the following conditions amended, added to or deleted as the Head of Planning considers necessary:-

 

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:

 

          752-PL-2.101A house conversion floor plans

          752-PL-2.201A proposed apartments plans

          752-PL-3.101A existing & proposed Orchard Lea House elevations

          752-PL-3.102A existing & proposed Orchard Lea House elevations

          752-PL-3.103A existing & proposed Orchard Lea House elevations

          752-PL-3.201A apartment block elevations

          752-PL-3.202A apartment block elevations

 

          received by the Local Planning Authority on 22.06.2015

 

          752-PL-1.101G proposed site plan

          752-PL-1.104B proposed site plan – roofscape

          752-PL-2.501B proposed garage and bike shed plans & elevations

          752-PL-4.501D existing and proposed massing sections

 

          received by the Local Planning Authority on 18.08.2015

 

          1398a–01F soft landscape proposals

          13989a-02F soft landscape proposals (outline)

          13989a-02E soft landscape proposals (outline) (sheets 1&2)

          1398a-08F landscape management plan

 

          received by the Local Planning Authority on 21.08.2015

 

03.     The materials to be used in the construction of the external surfaces of the development hereby permitted shall;

          a)  match those of the existing building, or

          b)  shall be as unless otherwise agreed in writing by the Local Planning            Authority.

         

04.     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.

         

05.     No dwelling shall be occupied until the existing accesses to the site identified on the approved plan as to be closed have been closed and a footway/ verge is provided over the closed access in accordance with details which have been submitted to and approved in writing by the Local Planning Authority; the footway/verge shall be retained thereafter.

         

06.     No dwelling shall be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

         

07.     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. The spaces shall thereafter be kept available for parking at all times.

         

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

         

09.     No dwelling shall be occupied until secure and covered parking for bicycles has been provided in accordance with the approved drawings.

         

10.     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

         

          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.

         

11.     The development hereby permitted (including any demolition) 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 (including piling noise)

          (ii)control of dust, smell and other effluvia

          (iii)control of surface water run off

          (iv)hours during the construction and demolition 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..

         

12.     No noisy demolition or construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 13:00 Saturday and not at all on Sundays and Bank Holidays.

         

13.     Should any unforeseen contamination be encountered during the development, the local planning authority shall be informed immediately.  Any further investigation/remedial/protective works shall be carried out in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11” to agreed timescales and approved by the local planning authority in writing.

 

14.     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 site clearance shall thereafter be carried out in accordance with the approved scheme.

         

15.     The development hereby permitted shall be carried out in accordance with the mitigation measures detailed in Viewpoint Associates LLP’s Biodiversity Mitigation Plan, dated 27/05/2015, unless otherwise agreed in writing by the Local Planning Authority.

         

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, 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.

         

17.     No development shall take place (including demolition, ground works and site clearance) until a method statement for the sensitive demolition and other works to any buildings on site to avoid the potential of harm to bats has been submitted to and approved by the local planning authority. The content of the method statement shall include:

          •    the purpose and objectives for the proposed works

          •    detailed designs and/or working methods to achieve the stated objectives

          •    extent and location of the proposed works shown on an appropriate plan

          •    a timetable for implementation

          •    details of persons responsible for implementing the works

          The works shall be carried out strictly in accordance with the approved details.

         

18.     If more than 2 years elapse between the previous bat and Great Crested Newt surveys and the due commencement date of works, updated bat and Great Crested Newt surveys shall be carried out by a suitably qualified ecologist, unless otherwise agreed in writing by the Local Planning Authority. 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 mitigation measures shall thereafter be carried out in accordance with the approved scheme.

         

19.     The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement/Pre-assessment Estimator and shall be retained in accordance therewith.

         

20.     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%).

 

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

         

21.     All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the amended landscape scheme detailed in the approved landscape drawings by Viewpoint Associates LLP’s, dated 18.08.2015 and the Landscape Management Manual dated 08.06.2015, 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.

         

22.     Tree protective fencing and other tree protection measures shall be carried out in full accordance with the details contained in the arboricultural impact statement and method statement by Barrell Tree Consultancy dated 18^th August 2015.  Tree protection measures shall be put in place 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.

 

23.     No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority. If within a period of 5 years of the completion of the development any trees or hedgerows shown to be retained on the approved plans are removed, uprooted, destroyed, die or become diseased another tree or hedgerow of the same species and size as that originally planted shall be planted at the same place unless the Local Planning Authority gives it written consent for any variation.

 

24.     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 or as may otherwise be agreed in writing by the Local planning Authority.

 

25.     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, C, D, E, F and G of Part 1 of the Second Schedule or the erection or alteration of a gate, fence, wall or other means of enclosure permitted by Class A of Part 2 of the 2015 Order shall be carried out.