Agenda item

Erection of building accommodating 193no. residential apartments (use class C3) with flexible commercial use at ground level within use classes A1 (shops), A2 (financial and professional services), A3 (restaurants and cafes), B1 (business), D1 (non-residential institutions) and D2 (assembly and leisure) and associated car parking, amenity space, landscaping, servicing and access following the demolition of Amber House and Northgate House.

The Committee noted:

 

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

·         1 letter of objection as summarised in the agenda paper.

 

That following the completion of planning obligations under S106 of the Town and Country Planning Act 1990 relating to:-

 

01.  provision of affordable housing

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

03. provision of a Travel Plan;

04.  the adoption of controlled parking spaces to serve the commercial units and the lay-by on Market Street are adopted to enable parking restrictions to be enforced; and

05. provision of a waste management plan

 

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:-

 

In the event of the S.106 agreement not being completed by 31 October 2016, the Head of Planning be authorised to either extend the period further or refuse the application on the grounds of;

 

01.       In the absence of a planning obligation to secure affordable housing in terms that are satisfactory to the Local Planning Authority, the proposal is contrary to Policy H8 of the Bracknell Forest Borough Local Plan, Policy CS16 of the Core Strategy Development Plan Document and to the Planning Obligations SPD (2015).

                                   

02.       The development hereby permitted shall be carried out only in accordance with the following approved plans:-

13.111.001

13.111.100 Rev H

13.111.101 Rev E

13.111.102 Rev E

13.111.103 Rev E

13.111.104 Rev E

13.111.105 Rev E

13.111.106 Rev E

13.111.107 Rev E

13.111.108 Rev E

13.111.109 Rev E

13.111.110 Rev E

13.111.120 Rev E

13.111.121 Rev E

13.111.122 Rev E

13.111.123 Rev E

Flood Risk Assessment and Surface Water Drainage Strategy 132423-R2(1)-FRA (October 2015)

13.111.123 Rev E

1427/001 Rev F

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

 

           

03.       The proposed development would unacceptably increase the pressure on highways and transportation infrastructure . In the absence of planning obligations in terms that are satisfactory to the Local Planning Authority, and which secure a travel plan and ensure that the controlled parking spaces to serve the commercial units and the layby on Market Street are adopted to enable parking restrictions to be enforced., the proposal is contrary to  Policy M4  of the Bracknell Forest Borough Local Plan CS24  of the Core Strategy Development Plan Document and to the Planning Obligations SPD, adopted February 2015.

 

04.       The proposed development does not make adequate provision for the management of collection of on-site refuse to ensure that satisfactory waste collection can take place from the site in the interests of the amenities of future residents  and the area and road safety.

 

05.       No development above ground level shall take place until comprehensive details of both hard and soft landscaping works to include landscaping of the proposed bin collection area on the southern boundary of the site 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

f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.

g) Recycling/refuse or other storage units, play equipment

h) Other landscape features (water features, seating, trellis and pergolas 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.  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]

 

06.       No residential or commercial unit 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]

 

07.       No residential or commercial unit shall be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

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

            [Relevant Policies: BEBLP M6, Core Strategy DPD CS23]

           

08.       No residential or commercial unit shall be occupied until the associated vehicle parking and turning space 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 and turning.

            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]

 

09.       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 save as otherwise agreed in writing by the Local Planning Authority shall be retained.

            REASON: In the interests of accessibility of the development to cyclists.

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

 

10.       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.

 

11.       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)      construction and demolition methodology

            (vi)       noise monitoring for the demolition and construction                                                                                                                                          (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.

            [Relevant Policies: BFBLP EN25]

 

12.       Deliveries to commercial units shall take place only between the hours of 07:00 and 18:00 Monday to Saturday and 09:00 and 17:00  on Sundays and Public Holidays.

            REASON: In the interests of the occupiers of nearby residential premises.

            [Relevant Policies:  BFBLP EN25]

 

13.       The development hereby permitted shall not be begun until details of any refrigeration plant systems to be installed 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. Any 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]

 

14.       The development hereby permitted shall not be begun until details of any air ventilation systems to be installed  have been submitted to and approved in writing by the planning authority.  The noise level shall not cause the existing background level (as at the date of this permission) to increase whilst in operation.  Any 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]

 

15.       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 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]

 

16.       The demolition shall not be begun until a scheme for the provision of biodiversity enhancements (not mitigation) 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 mature conservation.  

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

17.       The development hereby permitted shall be implemented in accordance with the submitted Sustainability and Energy Statement (SEES Planning Report) 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, CS12]

 

18.       The development hereby permitted shall not be commenced until details for the design of the sustainable drainage scheme in accordance with the approved drainage strategy have been submitted to and approved in writing by the Local Planning Authority. 

            Those details shall include:

a)         how the design meets the Defra Non-Statutory Technical Standards and the Lead Local Flood Authority's Local Flood Risk Management Strategy

b)         how the design meets National and Local planning polices and guidance.

c)         any works required on-site to prevent flooding and pollution of the receiving groundwater and/or surface waters.

d)         any works required off-site to ensure adequate discharge of surface water without causing flooding or pollution (which should include refurbishment of existing culverts and headwalls or removal of unused culverts and headwalls where relevant).

The approved scheme shall be implemented before the first occupation of any unit (residential or commercial) hereby approved.

            REASON: To prevent the increased risk of flooding

            [Relevant Policies: CSDPD CS1, BFBLP EN25]

 

19.       The development hereby permitted shall not commence until a management plan containing details of the maintenance and operation of the sustainable drainage scheme for the lifetime of the development have been submitted to and approved in writing by the Local Planning Authority.            

            Those details shall include:-

            (a)        arrangements for adoption by any public body or statutory undertaker, or;

(b)        arrangements to secure management by a private/residents management company or suitable other arrangements;

            (c)        maintenance schedule for the sustainable drainage scheme;

(d)        operation of the sustainable drainage scheme including repair, replacement and servicing.           

            The scheme shall thereafter be operated and maintained in accordance with the approved management plan.   

            REASON: To ensure the maintenance and operation of the sustainable drainage scheme for the lifetime of the development

            [Relevant Policies: CSDPD CS1, BFBLP EN25]

 

20.       The development hereby permitted shall not be begun until:-

(a) details of the  management of the car parking area to include details of allocated and unallocated parking spaces for the residential units and parking spaces for the commercial units;

(b) details of the signing for the car parking areas; and

(c) details of how 20% (1 in 5)of all spaces will be designed and constructed to be readily adaptable to provide charging points.

have been submitted to and approved in writing by the Local Planning Authority.  The car parking spaces shall be provided, signed and managed in accordance with the approved details and the spaces, signage and management shall thereafter be retained.

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]

 

21        The development hereby permitted shall not be begun until details of on-site refuse storage for waste material awaiting disposal including details of any screening and details of bin collection points have been submitted to and approved in writing by the Local Planning Authority. Such facilities 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.