Agenda item

Construction of 3 detached houses, garages and access road, together with alteration, rear extension and new garage at "Oaklands", following demolition of the dwelling known as "St Margarets"

Construction of 3 detached houses, garages and access road, together with alteration, rear extension and new garage at "Oaklands", following demolition of the dwelling known as "St Margarets"

 

A site visit had been held on Saturday 7 November 2015 which had been attended by Councillors Angell, Brossard, Dudley, Mrs Ingham, Mrs McKenzie and Mrs McKenzie-Boyle.

 

The Committee noted:

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

·         The comments of Binfield Parish Council recommending refusal.

·         Three letters of objection were received summarised as follows:

-       Inappropriate to the Special Character and purpose of the Popeswood Triangle Residential Area with respect to backland development

-       Exceeds the density requirements of a designated Special Residential Area

-       Disturbance to wildlife & mature trees

-       Result in two of the proposed properties (Plots 2 and 3) directly overlooking the house of 4 Lawrence Grove and the gardens of both 4 and 5 Lawrence Grove

-       Over development

-       Increase in traffic generation onto what is already a very busy road

-       Reduce important transitional area between Bracknell town and Binfield village.

-       The attraction of the houses in the Popeswood triangle is their relatively large gardens, which allow residents to carry out their normal activities without impacting their neighbours. Infilling is creating more people, more cars, more traffic, more pets, more music played through open windows, more lawnmowers, more bonfires, with less trees & less wildlife. All this contributes to the continual reduction in the quality of life.

 

RESOLVED that Following 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);                                             

 

That the Head of Planning be authorised to APPROVE the application 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.

            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 27 August 2015:

           drawing 07A

            drawing 10A

            drawing 17A

            drawing 18

            drawing 19A

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

 

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 at plots 2 , 3 and 4 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 materials to be used in the construction of the external surfaces of the single storey extension to Oaklands and the detached garage to Oaklands shall be similar in appearance to those of the existing building at Oaklands.

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

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

 

05.       The first floor windows in the western elevations of plot 2 and plot 3 and the first floor windows in the eastern and western elevations of plot 4 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.

            REASON: To prevent the overlooking of neighbouring properties.

            [Relevant Policies: BFBLP EN20]

 

06.       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 at first floor level or above in the east and west elevations of plots 2, 3 and 4 hereby permitted except for any which may be shown on the approved drawings.

            REASON: To prevent the overlooking of neighbouring properties.

            [Relevant Policies: BFBLP EN20]

 

07.       The rooflight in the roof slope facing east on plot 4 shall at all times be no less than 1.7 metres above internal floor level.

            REASON: To prevent the overlooking of neighbouring properties.

            [Relevant Policies: BFBLP EN20]

 

08.       No development shall take place 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)

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

            g)         Recycling/refuse or other storage units, play equipment

            h)         Other landscape features (water features, seating, trellis and pergolas 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.  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 and the visual amenity of the area.

 

09.       The areas shown for soft landscaping purposes on the approved plans shall thereafter be retained. If within a 5 year period of the completion of the development any soft landscaped area which is removed, uprooted, or is destroyed or dies shall be replaced by plants of the same species and size as that originally planted at the same place.

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

 

10.       The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith.

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

            [Relevant Polices: CSDPD CS10]

 

11.       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 that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 10%). 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]

 

12.       The development shall be undertaken in accordance with the details of the finished floor levels of the buildings as shown on drawing no. received 27 August 2015 by the Local Planning Authority.

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

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

 

13.       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.

            REASON: In the interests of nature conservation

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

 

14.       All ecological measures and/or works shall be carried out in accordance with the details contained in AA Environmental Ltd's report dated 13th March 2015 as already submitted with the planning application.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1]

 

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

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

16.       No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, 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.  Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200, showing  the following:

            a)         Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

            b)         Positions and spreads of existing hedgerows and groups of mature shrubs.

            c)         All proposed tree, hedge or shrub removal. Shown clearly with a broken line. 

            d)         Proposed location/s of 2.4m high protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), 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.

            e)         Illustration/s of the proposed protective barriers to be erected.

            f)          Proposed location/s and illustration/s ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction.

            g)         Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.

            h)         All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.

            i)          Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

           

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

            REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

17.       The protective fencing and other protection measures specified by condition 16 shall be erected in the locations agreed in writing by the Local Planning Authority 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. Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these 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, 

            a)         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.

            b)         No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.

            REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

           

18.       No development (including initial site clearance) shall commence until a programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -

            a)         Induction and personnel awareness of arboricultural matters.

            b)         Identification of individual responsibilities and key personnel.

            c)         Statement of delegated powers.

            d)         Timing and methods of site visiting and record keeping.

            e)         Procedures for dealing with variations and incidents.

           

            The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. A copy of the signed inspection report shall be sent to the Local Authority following each visit.

            REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

           

19.       No development shall commence until:

            (i) a site layout plan at a minimum scale of 1:200 showing the proposed layout of all underground services and external lighting and

            (ii) a programme for the phasing and timing of works

            have been submitted to and approved in writing by the Local Planning Authority.  Details of the site layout plan shall include: -

            a)         Accurate trunk positions and canopy spreads of all retained trees/hedgerows and mature groups of shrubs.

            b)         Surface water/ foul drainage and associated inspection chambers (existing reused and new)

            c)         Soak-aways (where applicable)

            d)         Gas, electricity, telecom and cable television.

            e)         Lighting columns and all associated ducting for power supply.

            f)          Phasing and timing of works.

           

            The development shall be carried out in full accordance with the approved site layout and the approved programme.

            REASON:  In order to safeguard tree roots and thereby safeguard existing trees and other vegetation considered worthy of retention and to ensure new soft landscape planting areas are not adversely affected and can be used for their approved purpose, in the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

20.       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.

           

            REASON: In order to alleviate any adverse impact on the root systems and the long term health of retained trees, in the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

21.       No dwelling shall be occupied until the existing access to the site has 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/verges shall be retained thereafter.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

22.       No dwelling shall be occupied until a means of vehicular access has been constructed in accordance with the approved plans.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

23.       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.

            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]

 

24.       The garages shall be retained for the use of the parking of vehicles at all times.

            REASON: To ensure that the Local Planning Authority's vehicle parking standards are met.

            [Relevant Policy: BFBLP M9]

 

25.       The garage door on plot 4 hereby approved shall be of a roller shutter design. Any replacement or repair shall only be with a roller shutter type garage door.

            REASON: To ensure that the garage is still accessible while a car is parked to the front of the properties avoiding inappropriately parked cars comprising the communal access road.

            [Relevant Policy: BFBLP M9]

 

26.       No dwelling 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 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 carriageway.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

27.       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 (e) above.

REASON: In the interests of amenity and road safety.