Agenda item

Erection of 48 no. dwellings (41 no. apartments and 7 no. terraced houses) with associated parking and vehicular access from Larges Lane following demolition of existing office building.

Erection of 48 no. dwellings (41 no. apartments and 7 no. terraced houses) with associated parking and vehicular access from Larges Lane following demolition of existing office building.

 

The Committee noted:

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

·         The comments of Bracknell Town Council and the grounds of their objections to the proposed development.

·         Eight objections including a petition submitted by the Winterbourne Residents Association with 31 signatures. Objections raised concerns around:

-       Adverse impact upon surrounding residential amenity

-       Lack of parking, traffic and highway safety

-       Adverse impact upon the character and appearance of the area

-       Impact upon trees

-       Concerns regarding existing utilities

 

The Committee noted concerns around the disruption that would be caused during construction of this development to neighbouring residential properties and asked that condition 12 be amended to shorten the daily working hours of construction.

 

The Committee also asked that a condition be added to ensure that a car parking management scheme be put in place before any work commenced on this development.

 

The Committee agreed that an informative be added to recommend that consideration be given to the installation of a sprinkler system.

 

RESOLVED that;

 

Following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to:-

 

01. mitigation of impacts on the Thames Basin Heaths SPA

 

02. restricting new residents applying for parking permits in the controlled parking zone.

 

03. affordable housing.

           

 

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.                 

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 and documents:-                                                                    

AHR-AR-LL-10-001 - Existing Site Location Plan 13.01.15

AHR-AR-LL-10-100 - Proposed Site Plan F 20.10.15

AHR-AR-LL-20-100 - Ground Floor Plan E 16.09.15

AHR-AR-LL-20-101 - First Floor Plan C 16.09.15

AHR-AR-LL-20-102 - Second Floor Plan C 16.09.15

 AHR-AR-LL-20-103 - Third Floor Plan D 20.10.15

AHR-AR-LL-20-104 - Fourth Floor Plan C 20.10.15

AHR-AR-LL-20-105 - Fifth Floor Plan B 09.07.15

AHR-AR-LL-20-106 - Sixth Floor Plan B 09.07.15

AHR-AR-LL-20-107 - Housing Floor Plans C 16.09.15

AHR-AR-LL-20-300 Proposed East Elevation Apartments C 20.10.15

AHR-AR-LL-20-301 Proposed North Elevation Apartments C 20.10.15

AHR-AR-LL-20-302 Proposed West Elevation Apartments B 09.07.15

AHR-AR-LL-20-303 Proposed South Elevation Apartments D 20.10.15

AHR-AR-LL-20-304 Proposed Housing Elevations B 09.07.15

AHR-AR-LL-90-001 Landscape Site Plan 05 09.11.15

AHR-AR-LL-90-002 Concept Planting Plan 04 09.11.15

AHR-AR-LL-90-003 Tree Protection and Removal Plan

Vehicle Tracking AHR-AR-LL-90-004

Communal Space AHR-AR-LL-90-011

AHR-AR-LL-90-021 Tree Pit Area 02

REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

 

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.                     

REASON: In the interests of the visual amenities of the area.                     

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

 

04.       The bathroom windows in the east facing flank wall elevation of the flats hereby permitted shall not have windows glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). The windows shall be fixed shut with the exception of the top half being openable.

REASON: To prevent the overlooking of neighbouring properties.  

[Relevant Policies: BFBLP EN20]     

           

05.       No windows at first floor level or above, other than those shown on the approved plans shall be inserted in the east flank elevation of the terraced houses and the east flank wall of the flats both facing Winterbourne Court.

REASON: To prevent the overlooking of neighbouring properties.              

[Relevant Policies: BFBLP EN20]

 

06.       The development hereby permitted shall not be begun until details showing the finished floor levels of the building the levels of the road and parking hereby approved in relation to a fixed datum point 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.                          

REASON: In the interests of the character of the area.                               

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

 

07.       The development hereby permitted shall not be begun until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority.  These details shall include:- 

a) Comprehensive planting plans of an appropriate scale and level of detail that provides adequate clarity including details of ground preparation and all other operations associated with plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densities locations.              

b) Details of semi mature tree planting.                     

c) Comprehensive 5 year post planting maintenance schedule.                  

d) Underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes.     

e) Means of enclosure (walls and fences etc) including fencing that is permeable to badgers at the end of both the existing and propose badger corridors.                     

f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.                      

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, or as may otherwise be agreed in writing by the Local Planning Authority.  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.                  

REASON:  In the interests of good landscape design, visual amenity of the area and biodiversity. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]

 

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 by the Local Planning Authority.  Any site clearance during this period shall be undertaken in compliance with the approved scheme.

REASON: In the interests of nature conservation    

[Relevant Plans and Policies: BFBLP EN3 CS1, CS7]         

 

09.       The demolition shall not be begun until a scheme for the provision of bird (swift) 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.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

10.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 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.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

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

(ii)        control of dust, smell and other effluvia

(iii)       site security arrangements including hoardings

(iv)        proposed method of piling for foundations (if applicable)

(v)        Construction, demolition and piling (if applicable) working hours

(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.

REASON: In the interests of the amenities of the area.

 

12.       Demolition or construction work shall take place at the site only between 09:00hrs and 17:00hrs Monday - Friday, between 09:00hrs and 13:00hrs on Saturdays, and not at all on Sundays. The measures included in the approved scheme shall be implemented prior to the first occupation and use of the building that they relate to and thereafter the measures shall be operated in accordance with the approved scheme or public holidays.  

REASON: In the interest of amenity.

 

13.       No development shall take place until details of on-site refuse storage for any waste (arising from the legitimate use of the development) awaiting disposal have been submitted to and approved in writing by the Local Planning Authority. The details should include the method used to determine the size/capacity of the proposed covered bin store, and whether any additional bin storage areas will be required, and whether any such additional bin storage areas will be open air storage. Such facilities shall be provided in accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.    

REASON: In the interest of amenity.

 

14.       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.     

REASON: In the interests of sustainability and the efficient use of resources.        

[Relevant Policy: Core Strategy DPD CS10]

 

15.       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.         

REASON: In the interests of the sustainability and the efficient use of resources.  

[Relevant Plans and Policies: CSDPD Policy CS12]

 

16.       The development hereby approved shall be implemented in accordance with the approved Drainage Strategy submitted 25.06.15. The surface water drainage system shall thereafter be managed and maintained in accordance with the approved Drainage Strategy.

REASON: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of the surface water drainage system.

 

17.       No dwelling 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. The access shall thereafter be retained.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

18.       No dwellingshall 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.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

19.        No dwelling shall be occupied until the associated vehicle parking and turning spacehas 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.

REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking which would be a danger to other road users.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

 

20.       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

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 (d) above without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

21. With the exception of the terraced houses (which have on-plot parking) there shall be no restrictions on the use of the car parking spaces shown on the approved plan for the occupiers of, or visitors to, any of the buildings hereby permitted,

REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking which would be a danger to other road users.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

 

22. The car ports hereby approved shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port.

REASON: To ensure that the development is provided with adequate parking to prevent the likelihood of on-street parking which could be a danger to other road users.

[Relevant Policy: BFBLP M9]

 

23. The dwellings provided by the carrying out of the development shall not be occupied until adequate secure and covered cycle parking spaces have been provided in the location identified for cycle parking on the approved plans within the development. The cycle parking spaces and facilities shall thereafter be retained.

REASON: In the interests of accessibility of the development to cyclists.

[Relevant Policies:  BFBLP M9, Core Strategy DPD CS23]

 

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

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

25. The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for off-site highway works relating to the access to the site with Larges Lane.

The buildings provided by the carrying out of the development shall not be occupied until the off-site highway works have been completed in accordance with the scheme.

REASON: In the interests of highway safety.

[Relevant Policy: BFBLP M4]

 

26. The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting including lighting units, levels of illumination and hours of use including lighting for the parking courts. No lighting shall be provided at the site other than in accordance with the approved scheme. The development shall be carried out in accordance with the approved details and the approved lighting shall be retained thereafter.

REASON: In the interests of the amenity of neighbouring property and the character of the area

[Relevant Policies: BFBLP EN20 and EN25]

 

27. 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.

REASON: In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

28. The development hereby permitted shall not be begun until a scheme for protecting the proposed flats from noise from London Road has been submitted to and approved by the Local Planning Authority. Any works which form part of the scheme approved by the Local Planning Authority shall be completed before any permitted dwelling is occupied.

REASON: To ensure that the amenities of the future residents is not adversely affected by noise.

[Relevant Policies: BFBLP EN25]

 

29. No dwelling shall be occupied until a plan for the management of the car parking on the site (excluding the on-plot parking serving the terraced houses) has been implemented in accordance with details submitted to and approved in writing by the Local Planning Authority.  The car parking on the site shall thereafter be managed in accordance with the approved plan.

REASON: To ensure that sufficient off-street car parking is provided to serve the development in the interests of highway safety.

[Relevant Plans and Policies: BFBLP M9]