Agenda item

Change of use from Public House (Use Class A4) to Public House/Restaurant (Use Class A4/A3) with internal and external alterations and erection of part single-storey, part two-storey.

Change of use from Public House (Use Class A4) to Public House/Restaurant (Use Class A4/A3) with internal and external alterations and erection of part single-storey, part two-storey rear extension.

 

The Committee noted:

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

·         The comments of Bracknell Town Council

·         Five letters raising material considerations which were summarised in the agenda papers.

 

It was RESOLVED that the application be approved 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 and other submitted details received by the Local Planning Authority on 01.12.2015 and 04.02.2016

            PW.15008.D.101 Rev A

            PW.15008.D.120 Rev B

            PW.15008.D.121 Rev B

            PW.15008.D.127 RevB

            PW.15008.D.130 RevB

            PW.15008.D.131 RevB

            PW.15008.D.132 Rev A

            PW.15008.D.133 Rev B

            PW.15008.D.134 Rev B

            PW.15008.D.135 Rev C

            PW.15008.D.136 Rev B

            PW.15008.D.137 Rev C

PW.15008.D.138 Rev B

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

 

 

03.  No development (excluding demolition, ground works and repair works) shall take place   until details of the materials and finishes to be used in the construction of the external             surfaces of the extension building hereby permitted have been submitted to and           approved in writing by the Local Planning Authority. Details shall be provided for all            external materials including window glass, window-frames, all external joinery and roof             cladding materials. Development shall be carried out in accordance with the approved      details.

            REASON: To ensure that work is appropriate to the special architectural and historic        interest of the listed building.

            [Relevant Policies: BFBLP EN20, CSDPD CS1 and CS7]

  

 

04.     Notwithstanding what is shown on approved drawings or other approved documents, details of the method of joining the extension to the existing timber framed listed building shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of related work. Development shall be carried out in accordance with the approved details.     

      Reason: To ensure that the work is appropriate to the special architectural or historic interest of the listed building.

          [Relevant Policies: CSDPD CS1 and CS7]

 

05.       Notwithstanding what is shown on approved drawings or other approved documents,        details of all visible plant/services to the new      extension are to be submitted to and    approved in writing by the Local Planning Authority prior to the installation of     plant/services.  Development shall be carried out in accordance with the approved         details.

            REASON: To ensure that work is appropriate to the special architectural and historic        interest of the listed building.

            [Relevant Policies: BFBLP EN20, CSDPD CS1 and CS7]

 

06        No development (excluding demolition and repair works) shall take place within the           application area until the applicant has secured the implementation of a programme of        archaeological works in accordance with a written scheme of investigation, which has             been submitted by the applicant and approved by the Local Planning Authority.

            REASON: The site lies within an area of archaeological potential, specifically the potential for late medieval and early post-medieval deposits associated with the use of            The Bull within historic Bracknell. A programme of works is required to mitigate the     impact of development and to record any surviving remains so as to advance our       understanding of their significance in accordance with national and local plan policy.

            [Relevant Policies: BFBLP EN7]

 

07.     No construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 13:00 Saturday and not at all on Sundays and Public Holidays.

          Reason: To safeguard the amenities of the area and the occupiers of neighbouring properties

 

08.     No diesel powered machinery shall be operated externally on the site before 07.30 or after 18.00 on weekdays, before 08.00 or after 14.00 on Saturdays, nor at any time on Sundays or Public Holidays.     

          REASON: in the interests of the amenities of the occupiers of nearby premises.

 

09.     The development hereby permitted (including any demolition but excluding repair works) 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) construction and demolition methodology

(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.

The development shall be carried out in accordance with the approved scheme or as may otherwise be agreed in writing by the Local Planning Authority.

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

 

10.     The development hereby permitted shall not be begun until details of refrigeration plant systems have been submitted to and approved in writing by the Local Planning Authority. The noise level shall not cause the existing background level (as at the date of this permission) to increase whilst in operation.  The new refrigeration plant shall be installed and operated in accordance with the approved scheme.    

          REASON: To ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers of their properties.

          [Relevant Policies: BFBLP EN25]

 

11.       Works to the air ventilation system shall not commence  until details of air ventilation         systems have been submitted to and approved in writing by the Local Planning     Authority.  The noise level shall not cause the existing background level (as at the date       of this permission) to increase whilst in operation.  The new air ventilation system shall           be installed and operated in accordance with the approved scheme.

            REASON: To ensure that the proposed development does not prejudice the enjoyment    of neighbouring occupiers of their properties.

            [Relevant Policies: BFBLP EN25]

 

12        Landscaping works 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, unless the   Local Planning Authority gives written consent to any variation.

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

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

 

13        The development shall not be begun until a Sustainability Statement demonstrating how the development meets current best practice standards in the sustainable use of natural resources has been submitted to and approved in writing by the Local Planning Authority.  The Statement shall include either a Design Stage Report and BRE Interim Certificate or a pre-assessment estimator carried out by an independent assessor licensed by the Building Research Establishment demonstrating that the development meets a minimum standard of "Very Good" or "Excellent" BREEAM rating.  The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith.

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

 

14        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 at least 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 Policy: Core Strategy DPD CS12]

 

15        No development shall take place until a detailed schedule of repairs to the listed building has been submitted to and approved in writing by the local planning authority. Works to the listed building shall be carried out in accordance with the approved details and shall be completed before any building hereby approved is first occupied.  For the avoidance of doubt any investigation beyond the works listed under this application will require approval in writing (potentially following oral approval on site) by the Local Planning Authority.

REASON: To ensure that work is appropriate to the special architectural and historic interest of the listed building.

[Relevant Policies: BFBLP EN20, CSDPD CS1 and CS7]