Agenda item

Erection of 3no two-storey terraced houses and a three-storey building containing 6no flats provision of vehicle parking and circulation areas; cycle and bin storage, private gardens and communal amenity space following the demolition of existing buildings.

Erection of 3no two-storey terraced houses and a three-storey building containing 6no flats provision of vehicle parking and circulation areas; cycle and bin storage, private gardens and communal amenity space following the demolition of existing buildings.

 

The Committee noted:

·         The supplementary report of the Head of Planning tabled at the meeting.

·         Observations from Sandhurst Town Council to the effect that no objection be made but it be requested that plans be amended to include:

i)a flat roof over the bin/cycle store

ii) obscure glass on the first floor landing of the flats

iii) some form of noise attenuation for the eight parking spaces in front of No. 96 and the two in front of No. 88

·         Four letters of objection received raising the following points:

- Loss of privacy

- Overlooking

- Noise and disturbance due to parking spaces proposed

- Vehicles displaced onto Valley View if not enough parking provided

- Loss of retail units – a retail use could be incorporated into any new build to retain businesses

- Bin/cycle store will cause smells/overshadowing/loss of daylight

- Responsibility of boundary fence between application site and no. 96 High Street

- Tree plotted incorrectly in garden of no. 96 High Street

- Proximity of plots 7-9 to boundary with 88 High Street

- Proximity of parking spaces to boundary with 88 High Street would result in petrol fumes from cars and oil smells

- Plots 7-9 do not follow building line of the area

 

RESOLVED that authority be delegated to the Head of Planning to APPROVE the application, subject to 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); an additional condition requiring a noise attenuation fencing panel for the two parking spaces proposed to abut 88 High Street, Sandhurst, and following the conditions:

 

01.       The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

            REASON:  To comply with Section 91 of the Town and Country Planning Act 1990.

 

02.       The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on

             21 August and 2 October 2015:

drawing no. 01 H

drawing no. 02 B

drawing no. 03 B

drawing no. 04 D

drawing  no. 05 C

drawing no. 06 C

drawing no. 07 C

drawing no. 08 C

drawing no. 14 B

           

03.       No development shall take place until details 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.       The windows in the eastern elevation of the flatted development (plots 1-6), the window in the eastern elevation of plot 7 and the first floor window in the northern elevation of plot 7 serving the bathroom and the window in the western elevation of plot 9 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent).  They shall at all times be fixed shut with the exception of a top hung openable fanlight.

           

05.       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 additional windows, similar openings or enlargement thereof shall be constructed in the east elevation of plots 1-6 (the flatted development) and in the east and west elevations of plots 7 and 9 at first floor level in the buildings hereby permitted except for any which may be shown on the approved drawings.

           

06.       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.

           

07.       The development hereby permitted shall not be begun until:

            1)  a scheme depicting hard and soft landscaping  and

            2)  a three year post planting maintenance scheme

            have been submitted to and approved in writing by the Local Planning Authority.  The approved post-planting maintenance schedule shall be implemented and complied with. 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 out 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.

           

08.       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.

           

09.       The development hereby permitted shall be implemented in accordance with the submitted Pre-assessment estimator contained within the 'Sustainability and Energy Demand Statement' January 2015 and shall be retained in accordance therewith.

           

10.       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.

           

11.       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.

                       

12.       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

            (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)       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

           

13.       No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting including details of the lighting units, levels of illumination direction of illumination, and hours of use. No lighting shall be provided at the site other than in accordance with the approved scheme.

           

14.       No development shall commence 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 the dwellings approved in this permission.

           

15.       All ecological measures and/or works shall be carried out in accordance with the details contained in John Wenman Ecological Consultancy's report dated April 2015. The scheme shall be implemented as approved and thereafter retained.

           

16.       The demolition shall not be begun 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 scheme shall be implemented as approved.

            The approved scheme shall be performed, observed and complied with.

           

17.       If more than 2 years elapse between the previous bat survey and the due commencement date of works, an updated bat survey shall be carried out by a suitably qualified ecologist. 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 scheme shall be implemented as approved and thereafter retained.

           

18.       No site clearance or demolition 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 development has been submitted to and approved by the Local Planning Authority. The scheme shall be implemented as approved and thereafter retained.

           

19.       No part of the development shall be occupied until a means of vehicular access has been constructed in accordance with details which have been submitted to and approved by the Local Planning Authority.

           

20.       No part of the development 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 metres measured from the surface of the adjacent carriageway.

           

21.       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.

           

22.       The development shall not be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities.  The approved scheme shall be implemented and thereafter retained.

           

23.       No part of the development 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.

           

24.       The development hereby permitted (including initial site-clearance) shall not be begun until a detailed scheme, and programme for its implementation for the protection of existing trees 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.  The submitted scheme shall include proposals for the phasing of its implementation so that protection is provided from the commencement of demolition or site clearance works (whichever is the sooner), through to the construction works and the completion of hard landscaping works.  The submitted scheme shall include the following:

a) Accurate trunk positions and canopy spreads of all existing trees

b) Minimum 'Root Protection Areas' of all existing trees

c) Plans of a minimum scale of 1:200 showing the proposed locations of protective barrier/s, constructed in accordance with Section 6 (Figures 2 or 3) of BS 5837:2012, 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.

d) Proposed ground protection measures in accordance with Section 6 (Figure 3) of BS 5837:2012.

e) Annotated minimum distances between fencing and trunks of retained trees at regular intervals.

            f) Illustration/s of the proposed fencing structure/s to be erected.

            The development shall be carried out in accordance with the approved scheme and programme.

 

25.       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) Program 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.

 

26.       The development shall incorporate surface water drainage that is SuDS compliant and in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015).  It shall be operated and maintained as such thereafter. 

 

In the event of the S106 agreement not being completed by 15 January 2016, the Head of Planning be authorised to REFUSE the application on the grounds of:

 

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 (February 2015).