Agenda item

Erection of 5No. residential dwellings following the demolition of the existing buildings.

Erection of 5No. residential dwellings following the demolition of the existing buildings

 

The Committee noted:

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

·         The comments of Winkfield Parish Council

·         Six objections which raise the following concerns:

-       Proposal differs to previous application and therefore has impact on adjoining property and their privacy – the dwelling closest to the boundary with 108 Fernbank Road is no longer a garage but a two storey dwelling  closer to the boundary. This will be overbearing and overshadowing to no. 108 Fernbank Road and will affect light.

-       The boundary treatment between no. 108 Fernbank Road and the application site belongs to no. 108 therefore cannot be altered without negotiation.

-       Previous application approved on site should be implemented.

-       Area saturated with overdevelopment without the infrastructure to cope (GP surgeries and local schools).

-       Object to the access onto Fernbank Road, should use Gold Cup Lane instead for highway safety reasons.

-       Only 0.5m separating distance with neighbouring boundary, altering light, privacy and creating overshadowing/overbearing.

 

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 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 21 October 2015 and 13 January 2016:

            drawing no. P14/35/S/301 Rev A

            drawing no. P14/35/S/310

            drawing no. P14/35/S/320 Rev A

            drawing no. P14/35/S/330

            drawing no. P14/35/S/340

            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 first floor windows in the side elevations of plots 1 and 3 facing north 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]

 

05.  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and/or 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 northern side-facing elevation and roof slopes of Plot 1 and Plot 3 except for those shown on the approved drawings.

            REASON: To prevent the overlooking of neighbouring properties.

            [Relevant Policies: BFBLP EN20]

 

06.  The rooflights in the roof slopes facing east on plots 1 and 2 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]

 

 

07.  No development shall take place until a measured survey of the site and a plan, prepared to a scale not less than 1:500 showing details of existing and proposed finished floor levels of the dwellings hereby permitted in relation to a fixed datum point and the nearest buildings on adjacent sites, has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in full accordance with the approved details prior to first occupation of the development.

            REASON: In order to ensure a satisfactory form of development relative to surrounding buildings and the local landscape.

            [Relevant Policies: BFBLP EN20, CSDPD CS7]

 

08.  No demolition or construction work shall take place outside the hours of 0800 - 1800 Mondays to Fridays and 0800 - 1300 on Saturdays, and not at all on Sundays and Bank Holidays.

            REASON: In the interests of the amenity of the area and neighbouring residents.

            [Relevant Policies: BFBLP EN20]

 

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.  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.

 

11.  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 buildings approved in this permission.

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

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

 

12.  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]

 

13.  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]

 

14.  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.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

15.  No dwelling shall 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 footway.  The dimensions shall be measured along the edge of the drive and the back of the footway 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]

 

16.  No dwelling shall be occupied until the 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]

 

17.  The garage accommodation 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]

 

18.  The car port 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]

 

19.  No dwelling shall be occupied until secure and covered parking for bicycles has been provided in accordance with the approved drawing.

            REASON: In order to ensure bicycle facilities are provided.

            [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 (e) above.

            REASON: In the interests of amenity and road safety.

 

21.  No development shall 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, observed and complied with.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

22.  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015, no external lighting shall be installed on the site or affixed to any buildings on the site.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

23.  The development shall incorporate surface water drainage that is SuDS compliant and in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015).  It shall be operated and maintained as such thereafter. 

            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]

 

24        No development shall commence until details of the foundation structure of the garage on plot 5 so designed to minimise its impact on tree roots, have been submitted to and approved in writing by the Local Planning Authority. Details shall be site specific and include: -

a) An approved layout plan at a minimum scale of 1:200 scale, showing the accurate trunk positions and branch spreads of existing retained trees in relation to the proposals.

b) Layout and construction profile drawing/s.

c) Engineering/ Arboricultural construction method statement.

The foundation structure shall be implemented in full accordance with the approved details.

REASON: In order to safeguard tree roots and thereby safeguard trees considered worthy of retention in the interests of visual amenity of the area.

 

25.       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.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]

 

26.       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]