Agenda item

Erection of 5 no 4 bed and 3 no 3 bed detached dwellings with garages following demolition of all existing buildings.

Erection of 5 no 4 bed and 3 no 3 bed detached dwellings with garages following demolition of all existing buildings.

A site visit had been held on Saturday 12 September 2015 which had been attended by Councillors Angell, Mrs Angell, Bettison, 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, including additional representations from an objector querying some statements in the officer report relating the access to the proposed development.
• Sandhurst Town Council had objected to the proposal on the following grounds:

- the volume of traffic combined with the difficulty in negotiating access to the development would be detrimental to the amenity of Dale Gardens residents

- Pedestrians would be put at risk by the lack of a footway along the narrow access road, exacerbated by poor visibility;

- The access road does not meet the minimum width requirement for access by a fire appliance;

- The density of housing will result in a cramped development that is not in keeping with the surrounding properties.

• Eighteen letters of objection had been received, summarised as follows:

- Access should be by both Dale Gardens and Windrush Heights for traffic, parking and road safety reasons.

- Access for service vehicles.

- Increase in traffic on Dale Gardens, Windrush Heights and the surrounding road network.

- TRICS data in the transport statement is misleading and the care home did not ever operate at capacity.

- Inadequate visitor parking.

- Road safety.

- New footpath will result in Windrush Heights becoming a shortcut and possible overspill car parking area.

- Additional traffic in Windrush Heights will cause severe congestion.

- Concerns over impact of additional traffic on the road in terms of sink holes in Dale Gardens.

- Access constraints for larger vehicles on Dale Gardens.

- Too many houses resulting in high density and cramped development.

- Potential noise and disturbance to surrounding properties from the development itself, the access road and construction traffic.

- Retention of area for open communal garden would be more in keeping with ground’s original use.

- Emergency vehicle access.

- Concerns over rights of way over 4 Windrush Heights

- Impact on and management of trees.

- Reduction in screening of site through removal of trees and planting

- Concerns over houses at a lower level being hemmed in.

- Overlooking concerns.

- Clarity should be sought over replacement landscaping.

- Proposals will be out of keeping with the area.

- Houses are too tall

- Proposals will result in a car dominated street scene.

- Parking during construction.

- Large vehicles manoeuvring close to existing properties in Dale Gardens creates anti social atmosphere.

- Cars park in existing hammerhead which makes the roads more restricted.

- Proposals contrary to development plan with regards to character and appearance and prioritising pedestrians, cyclists and public transport.

- Consideration should be given to removing trees to improve access, site viability and amenity of residents.

- Flood risk and drainage.

- Pedestrian safety.

- Refuse and waste.

- Biodiversity.

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker Mr Peter Holbert, who represented his objections to the proposed development, and Paul Dickinson representing the Agent, on behalf of the applicant.

A motion to authorise the Head of Planning to approve the application subject to conditions (and following the completion of a planning obligation) as recommended in the Officer report was put to the vote and was lost.  An alternative motion to refuse planning permission was put to the vote and was carried.

RESOLVED that application 15/00624/FUL be REFUSED for the following reasons:

1.    Visibility at the proposed access would be substandard, obstructed by vehicles parking on Dale Gardens either side of the proposed access, resulting in a hazard to road users and pedestrians to the detriment of highway safety. The development would therefore be contrary to Policy CS23 of the Core Strategy Development Plan Document.

2.    The proposal, by reason of its siting would result in an overbearing impact to the detriment of the living conditions of the neighbouring properties in Dale Gardens. The proposed development would therefore be contrary to Policy EN20 of the Bracknell Forest Local Plan.

3.    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).

Councillor Dale Birch, having declared an interest in this item, withdrew from the meeting and took no part in the consideration of it.