Agenda item

Erection of a block of 32 sheltered apartments for the elderly with detached binstore/cycle store; modification of existing access (to No.50) and closure of existing access to No.48; construction of basement parking and other associated parking, following the demolition of existing buildings.  (Re-submission of 14/01073/FUL with amendments).

 

A site visit had been held on Saturday 16 April 2016 which had been attended by Councillors Brossard, Dudley, Finnie, Mrs Hayes, Hill, Mrs Ingham, Mrs McKenzie, Phillips and Thompson.

 

The Committee noted:

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

·         The comments of Crowthorne Parish Council and Wokingham Without Parish Council.

·         47 letters of objection as summarised in the agenda papers and supplementary report.

 

Councillor Mrs McKenzie Boyle declared that she had an affected interest in this item and left the room for the duration of this item.

 

The criteria for public speaking had been met in respect of this application and the committee was addressed by the registered speakers Crowthorne Parish Cllr Bruce McKenzie-Boyle, objector to the application and Mr Peter Tanner, representing the applicant.

 

Following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to:-

 

01. a financial contribution to the off-site provision of affordable Housing;              

02. mitigation of impacts on the Thames Basin Heaths SPA; and               

03. an occupancy restriction so that minimum age for occupancy of the flats is 65 years.

           

It was RESOLVED that 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:-                                                                    

ASP.14.018.202/N Amended Sections received 19th February 2016.        

ASP.14.027.001/G Amended Location and Block Plan received 19th November 2015.                

ASP.14.027.002/O Amended Site Plan received 19th February 2016.

ASP.14.027.104/C Proposed Basement Plan received 19th February 2016.  

ASP.14.027.100/H Amended Proposed Ground Floor Plan received 25th November 2015.          

ASP.14.027.101/I Amended Proposed First Floor Plan received 19th November 2015.     

ASP.14.027.102/G Amended Proposed Second Floor Plan received 19th November 2015.         

ASP.14.027.103/G Amended Proposed Roof Plan received 19th November 2015.           

ASP.14.027.200/J Amended Elevations received 25th November 2015.    

ASP.14.027.201/H Amended Elevations received 25th November 2016.

Drainage Strategy Report Rev E received 3rd March 2016.

Drainage Strategy drawing 500 Rev P7 received 3rd March 2016.

Tree Protection Plan received 3rd March 2016.

Arboricultural Impact Report received 3rd March 2016.       

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

 

03.       No superstructure works 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]

 

04.       Notwithstanding the annotations on the floor plans the first-floor windows in the east facing elevation of the east wing of the building and the west facing elevation of the west wing of the building 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.

REASON: To prevent the overlooking of neighbouring properties.

           

05.       All rooflights at second floor level shall be installed so that the lower cill is a minimum of 1.7m above floor level.   

REASON: To prevent the overlooking of neighbouring properties.              

[Relevant Policies: BFBLP EN20]

 

06.       No windows at first floor level or above other than those shown on the approved drawings shall be inserted in the west elevation of the west wing, the east elevation of the east wing and east elevation of the rear wing hereby approved.                   

REASON: To prevent the overlooking of neighbouring properties.              

[Relevant Policies: BFBLP EN20]

 

07.       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]

 

08.       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]

 

09.       No development, not including demolition above ground, shall take place until the implementation of a programme of archaeological work (which may comprise more than one phase of work) has been secured 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 in an area of archaeological potential, particularly for Roman remains. The potential impacts can be mitigated through a programme of archaeological work in accordance with national and local planning policy.

REASON: In the interests of the archaeological and historical heritage of the Borough.

[Relevant Policies: BFBLP EN6, EN7]

 

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.       No development shall take place (including demolition, ground works and site clearance) until a method statement for the sensitive demolition to avoid the potential of harm to bats in any buildings on site 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 in accordance with the approved method statement.

REASON: In the interests of nature conservation    

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

12.       The demolition of buildings as identified in Abbas Ecology's report dated September 2014 shall not in any circumstances commence unless the Local Planning Authority has been provided with either:-    

a) a licence issued by Natural England pursuant to Regulation 53 of The Conservation of Habitats and Species Regulations 2010 authorising the specified activity to go ahead; or           

b) a statement in writing from the relevant licensing body to the effect that it does not consider that the specified activity will require a licence.         

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 and reptile surveys and the due commencement date of works, updated bat and reptile surveys shall be carried out by a suitably qualified ecologist. 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 and reptiles on site has not changed since the last survey.

 

14.       All ecological measures and/or works shall be carried out in accordance with the details contained in Abbas Ecology's report dated September 2014 as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination.

REASON: In the interests of nature conservation    

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

15.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order England 2015 or any Order revoking and re-enacting that order, 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. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority.

REASON: In the interests of nature conservation.

           

 

16.       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 performed, observed and complied with.   

REASON: In the interests of nature conservation    

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

17.       No development shall begin until details of a scheme (Working Method Statement) to control the environmental effects of construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include control of dust, smell, and other effluvia. The approved scheme shall be performed, observed and complied with.

REASON: In the interest of amenity.

 

18.       Demolition or construction work shall take place at the site only between 08:00hrs and 18:00hrs Monday - Friday, between 08:00hrs and 13:00hrs on Saturdays, and not at all on Sundays or public holidays. 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 amenity.

 

19.       If ventilation equipment or air conditioning equipment is to be installed, no superstructure works 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 noise sources. 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.

 

20.       No development shall take place until details in respect of measures to:     

(a) Minimise, re-use and re-cycle waste, including materials and waste arising from demolition;   

(b) Minimise the pollution potential of unavoidable waste;    

(c) Dispose of unavoidable waste in an environmentally acceptable manner;         

have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented during the course of all building operations.

REASON: In the interest of amenity.

 

21.       No development shall take place until details of on-site refuse storage for any waste (arising from the legitimate use of the development) awaiting disposal have been submitted to and approved in writing by the Local Planning Authority. The details should include the method used to determine the size/capacity of the proposed covered bin store, and whether any additional bin storage areas will be required, and whether any such additional bin storage areas will be open air storage. Such facilities shall be provided in accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.           

REASON: In the interest of amenity.

 

22.       No information has been submitted regarding potential existing contamination of the site with harmful substances. The records held by this Department do not indicate any contamination on this site. However, should evidence of contamination be discovered, then a scheme to deal with this contamination should be submitted and approved in writing by the Local Planning Authority. The scheme should include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public, buildings and environment, when change of use takes place. The approved scheme shall be performed, observed and complied with. 

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

[Relevant Policies: BFBLP EN25]

 

23.       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]

 

24.       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]

 

25.       The development hereby permitted shall incorporate a surface water drainage system as set out in the Drainage Strategy Report Rev E and drawing 500 Rev P7 received 3rd March 2016. The scheme shall be implemented and thereafter be managed in accordance with the approved Drainage Strategy Report Rev E and drawing 500 Rev P7 received 3rd March 2016

REASON: In the interest of amenity.

 

26.       No dwelling shall be occupied until the existing accesses to the site have been closed and the footways/verges are provided over the closed accesses 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]

 

27.       No dwelling shall be occupied until the vehicular and pedestrian access from Dukes Ride has been constructed in accordance with the approved plans.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

28.       No dwelling shall be occupied until all the visibility splays shown on the approved drawings 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]

 

29.       No dwelling shall be occupied until the associated vehicle parking and on-site turning 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]

 

30.       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]

 

31.       No dwelling shall be occupied until the covered bin store to the front of the site and the cycle store/buggy store located within the basement have been provided in accordance with the approved drawings.  These facilities shall thereafter be retained.

REASON: In order to ensure that bin storage and bicycle and buggy parking is provided.

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

 

32.       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 without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

33.       No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, 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.  Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200, showing   the following:

 

Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

Positions and spreads of existing hedgerows and groups of mature shrubs.

All proposed tree, hedge or shrub removal. Shown clearly with a broken line. 

Proposed location/s of 2.4m high protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), to include appropriate weatherproof tree protection area signage (such as “Keep Out - Construction Exclusion Zone”) securely fixed to the outside of the protective fencing structure at regular intervals.

Illustration/s of the proposed protective barriers to be erected.

Proposed location/s and illustration/s ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction.

Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.

All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.

Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

Proposed measures to prevent any run off from the construction areas into the Construction/ Tree Protection Areas. 

 

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

REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

34.       The protective fencing and other protection measures specified by condition 34 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following: -

a)         No mixing of cement or any other materials.

b)         Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

c)         Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.

d)         Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

e)         Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.

f)          Parking/use of tracked or wheeled machinery or vehicles of any description.

 

In addition to the protection measures specified above, 

a)         No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to be retained.

b)         No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.

REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

35.       No development (including initial site clearance) shall commence until a programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -

a)         Induction and personnel awareness of arboricultural matters.

b)         Identification of individual responsibilities and key personnel.

c)         Statement of delegated powers.

d)         Timing and methods of site visiting and record keeping.

e)         Procedures for dealing with variations and incidents.

 

The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority. A copy of the signed inspection report shall be sent to the local Authority following each visit.

REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

36.       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.

d)         Program and method of implementation and arboricultural supervision.

 

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]

 

37.       No development shall commence until a site specific method statement for the removal of all existing hard surfaced areas and/or structures of any other description, located within the minimum Root Protection Areas (RPA’s) of trees to be retained, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -

a)         A site plan at a minimum scale of 1:200, identifying all areas where such work is to be undertaken.

b)         Reinstatement to soft landscape area including proposed ground de-compaction works.

c)         Timing and phasing of works.

 

The Construction Method Statement shall be observed, performed and complied with in full accordance with the approved details.

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

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

38.       No development (including any initial site-clearance works) shall commence until details of the foundation structure/s, of the approved building/s, so designed to minimise their adverse 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.

d)         Implementation method statement including timing/ phasing of works.

 

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.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

39.       No development shall commence until:

(i)         a site layout plan at a minimum scale of 1:200 showing the proposed layout of all underground services and external lighting.

(ii)        Installation Method statement for all drainage proposals to the front of the site and along the eastern site boundary using trenchless technology.   

have been submitted to and approved in writing by the Local Planning Authority.  Details  shall include: -

a)         Accurate trunk positions and canopy spreads of all retained trees/hedgerows and              mature groups of shrubs.

b)         Surface water/ foul drainage and associated inspection chambers (existing reused and new)

c)         Soak-aways (where applicable)

d)         Gas, electricity, telecom and cable television.

e)         Lighting columns and all associated ducting for power supply.

f)          Phasing and timing of works.

g)         Clearly identified areas where trenchless technology is to be used in accordance with an approved method statement. 

 

The development shall be carried out in full accordance with the approved site layout and the approved programme.

REASON: - In order to safeguard tree roots and thereby safeguard existing trees and other vegetation considered worthy of retention and to ensure new soft landscape planting areas are not adversely affected and can be used for their approved purpose, in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

40.       No development shall commence until site specific details of the design and installation method of all proposed  storm block drainage catch pits has been submitted to and approved in writing by the Local Planning Authority.  Details shall include;

a)1:200 cross section drawings showing the full design specification detail of the proposed structures and extent of any excavation required.

b) Design specific installation method statement 

 

The development shall be carried out in full accordance with the approved site layout and the approved programme.

REASON: - In order to safeguard tree roots and thereby safeguard existing trees and other vegetation considered worthy of retention and to ensure new soft landscape planting areas are not adversely affected and can be used for their approved purpose, in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

41.       No development shall take place until:

 

(i) details of all proposed alterations to the ground levels within the site within 5 metres of the minimum ‘Root Protection Areas’ calculated in accordance with BS 5837 (2012) recommendations (or any subsequent revision), for all existing retained trees within the site and on neighbouring land adjacent to the approved development.  The details to include:

a)         Existing and proposed finished levels.

b)         Any proposed soil level re-grading in relation to existing retained trees, hedges and other vegetation.

c)         Proposed retaining structures required to address level differences adjacent to retained trees and hedges and other vegetation, and

(ii)        a programme and method of implementation have been submitted to and approved in writing by the Local Planning Authority.

 

The development shall be carried out in accordance with the approved site layout plan and the approved programme.

REASON: In the interests of safeguarding the long term health and survival of retained trees, hedges and other vegetation considered worthy of retention.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

42.       No development shall commence 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 or as may otherwise be agreed in writing by the Local planning Authority.

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 and EN1, CSDPD Policies CS1 and CS7]

 

43.       No development shall commence until a basement ramp traffic control scheme, including details of traffic lights, detectors, timings, signage, road markings and timetable for implementation, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full and remain in operation thereafter.

REASON: To ensure safe access to and from the basement car park for all users.

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