Agenda item

Erection of 2 no 4 bed, 5 no 3 bed and  2 no 2 bed dwellings with associated access and parking.

A site visit had been held on Saturday 8 October 2016 which had been attended by Councillors Dudley, Finnie, Ms Gaw, Hill, Mrs McKenzie-Boyle and Thompson.

 

The Committee noted:

 

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

·         The comments of Crowthorne Parish Council objecting to the proposal.

·         The 24 letters of objections received from 18 households  as summarised in the agenda papers and Supplementary report.

·         The 2 letters of support received as summarised in the agenda papers.

 

It was RESOLVED that, following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to: measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA); and to secure access through the site for all occupiers and their visitors;   

 

That the Head of Planning be authorised to APPROVE the application subject to the following condition(s):-

 

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 received by the Local Planning Authority on 5 April 2016:

 

FD15-1349-110: Plots 5-9 Ground Floor Plan

FD15-1349-111: Plots 5-9 First Floor Plan

FD15-1349-112: Plots 5-9 Roof Plan

FD15-1349-115: Plots 5-9 Front and Left Flank Elevations

FD15-1349-116: Plots 5-9 Rear and Right Flank Elevations

           

And the following approved plans received by the Local Planning Authority on 15 September 2016:

 

FD15-1349-100 Rev A: Plots 1-4 Ground Floor Plans

FD15-1349-101 Rev A: plots 1-4 First Floor Plan

FD15-1349-102 Rev A: Plots 1-4 Second Floor Plan

FD15-1349-103 Rev A: Plots 1-4 Roof Plan

FD15-1349-105 Rev A: Plots 1-4 Front and Left Flank Elevations

FD15-1349-106 Rev A: Plots 1-4 Rear and Right Flank Elevation

 

And the following plan received by the Local Planning Authority on 19 September 2016:

 

FD15-1349-55 Rev G: Proposed Site Layput

 

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

 

03.       The following details shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of above ground construction works:

a) Sample panel of all facing materials, including a sample panel of brickwork which demonstrates brick type, colour, texture, face bond, mortar mix and pointing, to be erected on site and maintained there during the course of construction;

b) Samples and/or manufacturer's details of the roof materials for the proposed works are to be provided on site and retained on site during the course of the works;

c) Plan, elevation and section drawings, with materials annotated, of new windows and window openings (including surrounds) at a minimum scale of 1:10; and

d) Plan, elevation and section drawings, with materials annotated, of all new doors at a minimum scale of 1:10.

The relevant part of the works shall be carried out only in accordance with the approved details.

           

Reason: In the interest of the visual amenities of the area and in order to safeguard the character and appearance of the Conservation Area in accordance with the requirements of policy.

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

 

04.       The dwellings hereby permitted shall not be occupied 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.

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, Core Strategy DPD CS7]

 

05.       The development 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.  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 demolition or construction work shall take place outside the hours of 8:00 am and 6:00 pm Monday to Friday; 8:00 am and 1:00 pm Saturday and not at all on Sundays and Public Holidays.

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

[Relevant Policies: BFBLP EN25]

 

07.       During the construction phase, no deliveries shall be taken at or dispatched from the site outside the hours of 8:00 am and 6:00 pm Monday to Friday; 8:00 am and 1:00 pm Saturday and not at all on Sundays and Public Holidays.

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

[Relevant Policies: BFBLP EN25]

 

08.       No dwelling shall be occupied until the existing access outside Plot 1 onto Church Street has been closed and a footway is provided over the closed access in accordance with details to be submitted to and approved in writing by the Local Planning Authority; the footway shall be retained thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

09.       No dwelling shall be occupied until means of vehicular access from both Church Street and the private road have been constructed in accordance with details to be submitted to and approved by the Local Planning Authority.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

10.       No dwelling shall be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with details to be 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]

 

11.       The gradient of private drives shall not exceed 1 in 12.

REASON: To ensure that adequate access to parking spaces and garages is provided.

[Relevant Policies: Core Strategy DPD CS23]

 

12.       No dwelling shall be occupied until the associated vehicle parking and turning space 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]

 

13.       No dwelling shall be occupied until the area shown for parking on the approved plan has been drained and surfaced in accordance with details to be submitted to and approved by the Local Planning Authority and that area shall not thereafter be used for any purpose other than the parking of vehicles.

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]

 

14.       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 dwellings 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]

 

15.       No gates shall be provided at the vehicular access to the site from Church Street. 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

16.       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 off site highway works including the following:

 

•           Widening of Church Road Access

•           Closure of existing access outside plot 1 on to Church Street.

 

The dwellings provided by the carrying out of the development shall not be occupied until the off site highway works have been completed in accordance with the scheme.

REASON: In the interests of highway safety.

[Relevant Policy: BFBLP M4]

 

17.       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.

 

18.       The loft space for plots 2 and 3 shall at no time be converted to habitable accommodation.

REASON: To ensure that adequate levels of parking are preserved.

[Relevant Policy: BFBLP M9]

 

19.       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]

 

20.       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 that a proportion of the development’s energy requirements will be provided from on-site renewable energy production (which proportion shall be 10%). 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]

 

21.       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. 

REASON: To prevent increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage scheme.

[Relevant Policies: CSDPD CS1, BFBLP EN25]

 

22.       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.

REASON: In the interests of nature conservation

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

 

23.       The development 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 nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

24.       No dwelling hereby permitted shall be occupied until a scheme of signage for the purpose of traffic calming has been submitted to and approved in writing by the Local Planning Authority and subsequently implemented. The signage shall be retained as such thereafter.

REASON: In the interests of pedestrian safety.

[Relevant Policies: CSDPD CS23]

 

In the event of the S106 agreement not being completed by 13 January 2017, the Head of Planning be authorised to either extend the period further or refuse the application on the grounds of:

 

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).