Agenda item

Erection of 4 no. houses with new vehicular access to The Limes.  [Note for clarification: these are in place of 2 no. houses approved at appeal under reference APP/R0335/W/14/2228002]. 

Erection of 4 no. houses with new vehicular access to The Limes.  [Note for clarification: these are in place of 2 no. houses approved at appeal under reference APP/R0335/W/14/2228002].

 

The Committee noted:

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

·         The comments of Warfield Parish Council objecting to the proposed development.

·         Five objections summarised as follows:

- The recent appeal decision was based on eight dwellings.

- The additional units will increase traffic onto an already busy and dangerous road.

- If approved, the developer may make further applications to increase the number of units beyond 10.

- Parking for the additional units may overspill into The Limes.

- The Limes cannot accommodate additional traffic.  The existing road is narrow, with a sharp bend.

- The proposed footpath link from the development across Westmorland Park will result in parking within The Limes by users of the park.  

- Loss of animal habitats.

- Loss of open green space.

- Local services are already strained and cannot accommodate additional residents. 

- Difficulties with accommodating construction vehicles and deliveries to the site. 

 

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 received by the Local Planning Authority on 14.10.2015:

              

          55711-PL-01A-SITEPLAN         

              

          AH55711/PL/01/A           

          AH55711/PL/20  

          AH55711/PL/21/B           

          AH55711/PL/22/A           

          AH55711/PL/23/B           

          AH55711/PL/24/B           

          AH55711/PL/25  

              

          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.     None of the dwellings hereby permitted shall be occupied until the means of access, including access for pedestrians and cyclists, has been constructed in accordance with the approved plans.   

          REASON: In the interests of highway safety.    

          [Relevant Policies: Core Strategy DPD CS23]  

         

 

05.     Prior to the commencement of construction of any of the approved dwellings a vehicular turning head shall be constructed within the application site, in accordance with details that shall have first been submitted to and approved in writing by the Local Planning Authority.  

          REASON: To ensure that the development is provided with adequate  turning for vehicles within the site .   

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

 

06.     No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for:  

          i) the parking of vehicles of site operatives and visitors 

          ii) loading and unloading of plant and materials  

          iii) storage of plant and materials used in constructing the development           

          iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate          

          v) wheel washing facilities          

          vi) measures to control the emission of dust and dirt during construction         

          vii) temporary portacabins and welfare for site operatives        

          REASON: In the interests of amenity and road safety. 

         

 

07.     No dwelling shall be occupied until the vehicular parking and/or turning space associated with that dwelling has been laid out in accordance with the approved plans and surfaced in a material, details of which shall have first been submitted to and approved in writing by the local planning authority.        

          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]

 

08.     The garages shown on the approved plans shall be retained for the use of parking vehicles 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]     

         

 

09.     Notwithstanding any details shown on the approved drawings, the garage doors shall be a minimum width of 2.4m and a minimum height of 2.1m.   

          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]

 

10.     No development shall take place until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority.    

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

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

 

11.     All planting comprised in the soft landscaping works shall be carried out in accordance with the approved details in the first planting season (1st October to 31st March) following the completion of the development or in accordance with the a programme that shall first be agreed in writing with the local planning authority prior to the commencement of work on the development. All hard landscaping works shall be completed prior to the occupation of any part of the 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.        

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

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

 

12.     Notwithstanding the information submitted with this application, the development hereby permitted shall not be begun until a plan showing trees and hedgerows to be retained has been submitted to and approved in writing by the Local Planning Authority. No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority. If any trees or hedgerows shown to be retained on the approved plans, are removed, uprooted, destroyed, die or become diseased during the course of the development within a period of 5 years of the completion of the development, another tree, or hedgerow of the same species and size as that originally planted shall be planted at the same place, unless the Local Planning Authority gives it written consent for any variation.   

          REASON: In order to assess the impact of the development upon existing vegetation.

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

 

13.     All existing trees and hedgerows to be retained in accordance with details approved under condition 12 shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2005, or any subsequent revision. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written approval of the local planning authority.       

          REASON: In order to assess the impact of the development upon existing vegetation.          

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

 

14.     No development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed before any of the dwellings are first occupied or in accordance with a timetable agreed in writing with the local planning authority. Development shall be carried out in accordance with the approved details.     

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

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

 

 

In the event of the S106 planning obligation(s) not being completed by 28^th February  2016 the Head of Planning be authorised to REFUSE the application on the grounds of:-

 

01.  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).