Agenda item

Erection of one pair of semi-detached dwellinghouses.

Erection of one pair of semi-detached dwellinghouses.

 

The Committee noted:

 

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

·         The comments of Bracknell Town Council

·         Five letters of objection had been received in respect of the proposal, as summarised in the agenda papers.

 

RESOLVED that following the completion of planning obligation(s) under Section 106of the Town and Country Planning Act 1990 relating to:-

 

-       Measures to avoid and mitigate the impact of residential development upon the Thames Basin Heaths Special Protection Area (SPA).

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.                               

02.    The development hereby submitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 25.02.16 and 10.05.16:

           

1765/10 (Rev B)

1765/11 (Rev B)

1765/12 (Rev D)

1765/13 (Rev B)

 

03.    No construction works shall take place until brick and tile samples 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.

 

04.    Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking and 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 north of south facing side elevations of the dwellings hereby permitted except for any which may be shown on the approved drawing(s).

 

05.    No dwelling shall be occupied until a means of vehicular access has been constructed in accordance with the approved plan site layout.

 

06.    No dwelling shall be occupied until the associated vehicle parking has been set out in accordance with the approved drawing. The spaces shall thereafter be kept available for parking at all times.

 

07.    The garage accommodation shall be retained for the use of the parking of vehicles and cycles at all times.

 

08.    No construction works shall take place 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.

 

09.    The dwellings shall not 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 carriageway.  The dimensions shall be measured along the edge of the drive and the edge of the carriageway 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.

 

10.    All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2m high (minimum) welded mesh panels, supported by a metal scaffold framework, constructed in accordance with Section 6.2 of British Standard 5837:2012, or any subsequent revision.  The development shall be carried out in accordance with the approved drawings.

 

11.    The protective fencing and other protection measures specified by condition 10 shall be erected 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. 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.

 

12.    The development hereby permitted shall not be begun until:

(i) a site layout plan showing the proposed layout of all underground services and external lighting and

(ii) a programme for the phasing and timing of works

have been submitted to and approved in writing by the Local Planning Authority.  Details of the site layout plan 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.

 

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

 

13.    No development hereby permitted shall be begun until a site specific method statement for the removal of all existing hard surfaced areas and 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 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 approved Method Statement shall be observed, performed and complied with.

 

14.    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 programme of arboricultural supervision/monitoring shall be undertaken in full compliance with the approved details.

 

15.    The development hereby permitted shall not be begun until a detailed site specific method statement for the construction of the new gate 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.

The Construction Method Statement shall be observed, performed and complied with.

 

16.    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.

 

17.    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. 

 

18.    The development hereby permitted shall not be begun until details of the septic tanks, including specification and location, have been submitted to and approved in writing by the Local Planning Authority. All works that form part of the approved scheme shall be carried out before the development or any thereof is occupied.

 

19.    No dwelling shall be occupied until the vehicle turning area has been set out in accordance with a scheme to be submitted and approved in writing by the Local Planning Authority.  The area shall not thereafter be used for any purpose other than turning.

 

In the event of the S106 agreement not being completed by 31 August 2016, the Head of Planning be authorised to either extend the period further or 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).