Agenda item

Erection of 4 no 3 bed semi detached dwellings with associated access and parking.

Erection of 4 no 3 bed semi detached dwellings with associated access and parking.

 

The Committee noted:

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

·         The comments of Sandhurst Town Council

·         Seven objections were received summarised as follows:

-       Detrimental effect on the area (The Breech), which is currently a quiet location looking onto a green;

-       Impact on character of the area;

-       Overlooking, overshadowing and overbearing impacts to neighbouring properties;

-       Impact on trees;

-       Access road will cut through the green;

-       Flooding;

Traffic, parking and access;

-       Road safety;

-       Out of character with surrounding properties due to building line and shared parking area;

-       Noise and disturbance to The Breech;

-       Pedestrian safety;

-       Biodiversity.

 

It was 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 no objection from the Environment Agency and 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 received by the Local Planning Authority on

15 July 2015:  

 

2205 02 Plans and elevations, Plots 1 and 2, received 15 July 2015

2205 03 Plans and elevations, Plots 3 and 4, received 15 July 2015

2205 04 B Site Plan, received 24 September 2015

Arboricultural Impact Assessment and Method Statement, prepared by ACD Arboriculture, dated 24.07.2015, received 24 July 2015

Extended Phase 1 Habitat Survey Ref:1215/a, prepared by John Newman ecological consultancy and dated September 2015, received 22 October 2015.

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 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 proposed bathroom window in the northern (side) elevation of the dwelling on plot 1 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). 

REASON: To prevent the overlooking of neighbouring properties.

Relevant Policies: BFBLP EN20]

 

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 first floor of the northern (side) elevation of house 1 hereby permitted except for any which may be shown on the approved drawing(s).

REASON: To prevent the overlooking of neighbouring property.

[Relevant Policies: BFBLP EN20]

 

06.  All ecological measures and/or works shall be carried out in accordance with the details contained in John Wenman Ecological Consultancy's report dated September 2015 as submitted with the planning application.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1]

 

07.  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.

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]

 

08.  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 dwellings approved in this permission.

REASON: - In the interests of the visual amenities of the area and to safeguard existing retained trees, hedges and shrubs.

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

 

09.  The development shall not be begun until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule.

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.

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

 

10.  No demolition or construction work shall take place outside the hours of 8:00 am and 6:00 pm Monday to Friday; 8:00 am and 1:00 pm Saturday and not at all on Sundays and Public Holidays.

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

[Relevant Policies: BFBLP EN25]

 

11.  During the demolition and construction phases, no deliveries shall be taken at or dispatched from the site outside the hours of 8:00 am and 6:00 pm Monday to Friday; 8:00 am and 1:00 pm Saturday and not at all on Sundays and Public Holidays.

REASON: In the interests of the amenities of the occupiers of nearby residential premises.

[Relevant Policies: BFBLP EN25]

 

12.  No dwelling shall be occupied until vehicular access as shown on drawing 2205 04B has been constructed.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

13.  No dwelling shall be occupied until the associated vehicle parking has been surfaced and marked out in accordance with the approved drawings. 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]

 

14.  No dwelling shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for cycle parking facilities.   The dwellings shall not be occupied until the approved scheme has been implemented.  The facilities shall be retained.

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

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

 

15.  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.

 

16.  The development shall not be begun until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of110 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]

 

17.  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]

 

18.  No construction shall take place until details of a scheme for the disposal of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. The scheme shall demonstrate that the proposed slab levels shall be set at minimum of 450mm above local ground level. It shall also demonstrate that any surface water from the development shall be attenuated to greenfield runoff rates, using SuDS where possible in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015) and with a minimum of 21m3 storage.

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

[Relevant Policies: CSDPD CS1, BFBLP EN25]

 

 

In the event of the S106 agreement not being completed by 25 February 2016, the Head of Planning be authorised to extend this period or 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 (2012).