Agenda item

Erection of 6 no 2 bedroom and 2 no 1 bedroom flats with associated parking, cycle shed, amenity space, bin store and access following demolition of existing dwelling.

Erection of 6 no 2 bedroom and 2 no 1 bedroom flats with associated parking, cycle shed, amenity space, bin store and access following demolition of existing dwelling.

 

The Committee noted:

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

·         That Bracknell Town Council had raised no objections.

·         Twelve letters of objection raising concerns around:

-       Overdevelopment of the site.

-       Bulk, scale, height and massing.

-       Out of character with surrounding dwellings.

-       Overlooking and privacy impacts.

-       Overbearing impacts.

-       Loss of light.

-       Broad Lane should not be used to serve parking spaces [officer note: the revised site plan demonstrates that this access will be closed off].

-       Increase in traffic on Broad Lane and associated highway safety implications.

-       Safety concerns for pedestrians and cyclists.

-       Concerns over visibility from Broad Lane to Larges Bridge Drive.

-       Concerns over new access. Access should be from Broad Lane only.

-       Noise impacts.

-       Loss of green space.

-       Impact on water and sewer service.

-       Impact on Grade II listed building.

-       Evergreen trees should be reinstated.

-       Access to Broad Lane should not be closed off.

 

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 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:

          2014/03 rev C: Proposed Elevations (received 27/11/2015)

2014/02 rev E: Proposed Plans (received 03/12/2015)

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 development hereby permitted shall not be begun untildetails 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]

 

 

05   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, 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 and the visual amenity of the area.

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

 

06   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 implemented and maintained.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

07   No development shall take place (including demolition, ground works and site clearance) until a method statement for the sensitive demolition and construction of any buildings on site to avoid the potential of harm to badgers has been submitted to and approved by the Local Planning Authority. The content of the method statement shall include:

-       the purpose and objectives for the proposed works

-       detailed designs and/or working methods to achieve the stated objectives

-       extent and location of the proposed works shown on an appropriate plan

-       a timetable for implementation

-       details of persons responsible for implementing the works

The works shall be carried out strictly in accordance with the approved details.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

08   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]

 

09   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]

 

10   The development hereby permitted (including any demolition) shall not be begun until details of a scheme of control during 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 – in particular details of noisy equipment or activities and how disturbance will be minimised where there are noise sensitive neighbours

(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)        construction and demolition working hours

(vii)       hours during the construction and demolition phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site

(viii)      Parking of vehicles of site personnel, operatives and visitors

(ix)        Loading and unloading of plant and vehicles

(x)        Storage of plant and materials used in constructing the development

(xi)        Wheel cleaning facilities

(xii)   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 (viii) to (xii) above.

REASON: In the interests of the amenity of the area amenity and road safety.

[Relevant Policies: BFBLP EN25 and CS DPD CS23]

 

11   Prior to the commencement of development, details of any proposed plant, including ventilation/air conditioning/heating systems, including details of location and noise, should be submitted to the Local Planning Authority. No plant equipment shall be installed until details have been approved in writing by the Local Planning Authority.

REASON: in the interests of residential amenities of the area

[Relevant policies: BFBLP EN20 and EN25].

 

12   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.

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

 

13   No dwelling shall be occupied until the existing access to the site from Broad Lane 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/vergeshall be retained thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

14   No dwelling shall be occupied until vehicular access as shown on drawing 2014/02 Rev E has been constructed.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

15   No dwelling shall be occupied until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved details.  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 adjacent carriageway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

16   No dwelling shall be occupied until the associated vehicle parking and turning spaces have 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 thereafter be kept available for parking and turning 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]

 

17   No dwelling shall be occupied until a detailed scheme has been submitted to and approved in writing by the Local Planning Authority for the cycle parking facility.   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]

 

18   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 the off site highway works to create the new access and create the new access and undertake footway and verge works adjacent to the site frontage with Larges Bridge Drive. 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]

 

19   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]

 

20   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 carbon emission will be reduced by at least 10% and 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.

 

21   The access, footpaths and parking areas as shown on the approved plans shall be constructed from permeable concrete block paving.

REASON: To prevent the increased risk of flooding

 

22   The development hereby permitted shall not be begun until infiltration tests in accordance with BRE Digest 365 have been carried out at the proposed locations and depths of the soakaways and infiltration systems to be used for the development, and the results of such tests have been submitted to and approved in writing by the local planning authority.

REASON: To prevent the increased risk of flooding

 

23   The development hereby permitted shall not be begun until details for the proposed surface water soakaways and infiltration systems to be used for the approved development, have been submitted to and approved in writing by the local planning authority.  Such details shall include:

 

-  Designs and specifications for the soakaways and infiltration systems;

-  Calculations for the surface water storage requirements in respect of a 1 in 30 year rainfall event;

-  Calculations for the design of the soakaways and infiltration systems in accordance with the infiltration test results submitted pursuant to the approved details of condition 21;

-  Geotechnical ground investigation results to show that the proposed soakaways and infiltration systems will function as designed.

REASON: To prevent the increased risk of flooding.

 

 

 

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).