Agenda item

Demolition of existing buildings and redevelopment to form 51 Assisted Living apartments (C2 use) for frail older persons including communal facilities, parking provision and associated landscaping.

Demolition of existing buildings and redevelopment to form 51 Assisted Living apartments (C2 use) for frail older persons including communal facilities, parking provision and associated landscaping.

 

A site visit had been held on Saturday 16 January 2016 which had been attended by Councillors Brossard, Dudley, Finnie, Mrs Ingham, Mrs McKenzie, Mrs McKenzie-Boyle, Peacey, Phillips and Thompson.

 

The Committee noted:

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

·         The comments of Crowthorne Parish Council

·         17 objections from separate addresses which are summarised in the agenda papers.

 

It was RESOLVED that following confirmation by the LLFA that an acceptable drainage strategy has been agreed, and the completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990 to secure a Travel Plan with associated monitoring, the Head of Planning be authorised to APPROVE the application subject to the following conditions amended, added to or deleted as the Head of Planning considers necessary:-

 

 

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:-                                                                    

 

 

            AA5438/SE-2073-001-AC-A-Site Location Plan 03.06.15

            AA5348/SE-2073-003-AC-G Ground Floor Plan 24.02.16

            AA5348/SE-2073-004-AC-E First Floor Plan 24.02.16

            AA5348/SE-2073-005-AC-E Second Floor Plan 24.02.16

            AA5348/SE-2073-006-AC-D Roof Plan 24.02.16

            AA5348/SE-2073-010-AC-B Elevation Sheet 1 18.11.15

            AA5348/SE-2073-011-AC-B Elevation Sheet 2 18.11.15

            AA5348/SE-2073-012-AC-B Elevation Sheet 3 18.11.15

            AA5348/SE-2073-014-AC-D Landscape Proposal 23.02.16

            Tree Protection Plan 8632/02 17.02.16

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

           

 

03.  The premises shall be used for a residential care home for elderly people requiring personal care (including those with dementia) only (without any on-site staff residential accommodation) and for no other purpose (including any other purpose in Class C2 of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended), or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

REASON: to ensure that the proposal does not increase recreational pressure on the Thames Basin Heaths SPA.

 

04.  No development shall take place until samples 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]

 

05.  The first floor windows shown in elevation 5 on the approved Elevation Sheet 1 hereby permitted shall not have the windows glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). The windows shall be fixed shut with the exception of the top half being openable and retained as such.

REASON: To prevent the overlooking of neighbouring properties.  

[Relevant Policies: BFBLP EN20]     

           

06.  All rooflights at second floor level shall be installed so that the lower cill is 1.7m above floor level.

REASON: To prevent the overlooking of neighbouring properties.              

[Relevant Policies: BFBLP EN20]

 

07.  No windows at first floor level or above other than those shown on the approved drawings shall be inserted in the north elevation facing towards nos. 105 and 107 Dukes Ride.   

REASON: To prevent the overlooking of neighbouring properties.              

[Relevant Policies: BFBLP EN20]

 

08.  The development hereby permitted shall not be begun until details showing the finished floor levels of the building, bin/scooter store and the levels of the road and parking hereby approved in relation to a fixed datum point 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 character of the area.                               

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

 

09.The development hereby permitted shall not be begun 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) including fencing that is permeable to badgers at the end of both the existing and propose badger corridors.                   

f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas 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, 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, visual amenity of the area and biodiversity. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]

 

10. 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.  Any site clearance during this period shall be undertaken in compliance with the approved scheme.

REASON: In the interests of nature conservation    

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

 

11. The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on bats has been submitted to and approved in writing by the local planning authority. The scheme shall include details of:          

- methods to avoid killing, injury or disturbance to bats during development

- the provision of temporary roosts during construction

- the provision of replacement roosts

- habitat management and enhancement, e.g. suitable lighting and planting

- appropriate post construction monitoring

The mitigation scheme shall be implemented in accordance with the approved details. An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1] 

 

12. 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 external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

                                      

13. If more than 2 years elapse between the previous bat survey and the due commencement date of works, an updated bat survey shall be carried out by a suitably qualified ecologist, unless otherwise agreed in writing by the Local Planning Authority. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.

REASON: To ensure the status of bats on site has not changed since the last survey.

 

14. 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, observed and complied with.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

15. The development hereby permitted (including any demolition) shall not be begun until details of a scheme (Working Method Statement) to control the environmental effects of the demolition and construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

(i) specifications of control of noise arrangements for construction and demolition.

(ii) methodology of controlling dust, smell and other effluvia

(iii) site security arrangements including hoardings

(iv) proposed method of piling for foundations

(v) Methods for noise monitoring on the site during construction

(vi) construction and demolition methodology

(vii) construction and demolition working hours

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

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

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

                  

16. If ventilation equipment or air conditioning equipment is to be installed, no development shall begin until a scheme has been submitted to and approved in writing by the Local Planning Authority for the control of noise emanating from such equipment. The measures included in the approved scheme shall be implemented prior to the first occupation and use of the building that they relate to and thereafter the measures shall be operated in accordance with the approved scheme.      

REASON: In the interest of residential amenity.

 

17. 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]

 

18. 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:-

(a)  that before taking account of any on-site renewable energy production the proposed development will reduce carbon dioxide emissions by at least 10% against the appropriate Target Emission Rate as set out in Part L of the Building Regulations (2006), and          

(b)  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.  

[Relevant Plans and Policies: CSDPD Policy CS12]

 

19. No building shall be occupied until the existing access to the site from Waterloo Road has been closed and the footways/verges are 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/verge shall be retained thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

20. No building shall be occupied until the vehicular and pedestrian access from Dukes Ride has been constructed in accordance with drawing AA5348/SE-2073-003-AC-B.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

21. No building shall be occupied until a means of access for pedestrians onto Waterloo Road has been constructed in accordance with the approved plans and retained as such.

REASON: In the interests of accessibility and to facilitate access by cyclists and/or pedestrians.

[Relevant Policies: Core Strategy DPD CS23]

 

22. No building shall be occupied until all the visibility splays as shown on drawing 047.0037.001 have been provided.  Those areas 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]

 

23.No building shall be occupied until the associated vehicle parking has 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 not thereafter be used for any purpose other than parking.

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 development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities. The building 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]

 

 

25. 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 (d) above without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

26.The development hereby permitted shall not be begun until a waste service management plan, including details of the bin pick up points within 25 metres of Dukes Ride and the site management measures for bins to be brought to the temporary collection point(s) by members of staff and not residents, has been submitted to and approved in writing by the Local Planning Authority.' Such management practices shall be provided in accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.

REASON: To ensure the provision of satisfactory waste collection facilities in the interests of amenity.

 

            27. No building hereby permitted shall be occupied until the sustainable drainage   scheme for the site has been completed in accordance with the approved SuDS Report           and associated drawing 047-5037-003/P6 16th February 2016. Thereafter the on-going   maintenance and operation of the approved sustainable drainage scheme following construction shall be in accordance with the approved SuDS Report and associated drawing 047-5037-003/P6 16th February 2016.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding

[Relevant Plans and Policies: CSDPD CS1]

 

28. No building hereby permitted shall be occupied until details of the management regime to be employed for the purposes of implementing the maintenance, as set out in the approved SuDS Report and associated drawing 047-5037-003/P6 February 2016, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the on-going maintenance will be carried out by the agreed parties.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding

[Relevant Plans and Policies: CSDPD CS1]

 

29. There shall be no restrictions on the use of the car parking spaces shown on the approved plan for the occupiers of, or visitors to the building hereby permitted.

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]

 

30. The first 2no. windows at first floor level from the west of elevation 7 on approved Elevation Sheet 2 hereby permitted shall not have the windows glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). The windows shall be fixed shut with the exception of the top half being openable and retained as such.

REASON: To prevent the overlooking of neighbouring properties.  

[Relevant Policies: BFBLP EN20]