Agenda item

PS 16/00592/FUL Land East Of 51 To 57 Grampian Road, Sandhurst, Berkshire

Erection of a pair of 3 bed semi-detached houses with garages and parking space, together with 10 residents parking spaces and access drive.

Minutes:

A site visit had been held on Saturday 5 November 2016 which had been attended by Councillors Birch, Brossard, Dudley, Finnie, Ms Gaw, Hill, Mrs Ingham,  Mrs McKenzie and Mrs McKenzie-Boyle.

 

The Committee noted:

 

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

·         The comments of Sandhurst Town Council objecting to the proposal.

·         The 56 letters of objections received from 24 households as summarised in the agenda papers and supplementary report.

 

The criteria for public speaking had been met in respect of this application and the committee was addressed by the registered speakers Mr Jeff Joslin objector to the application and  Mr Derek Allen representing the applicant.

 

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);          

 

RESOLVED 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 30 August 2016:

 

Front elevation, rear elevation, section, side elevation and Ground floor plan.

First Floor Plan

 

And the following plan received by the Local Planning Authority on 9 November 2016:

 

DA03 Site Layout

Location Plan

 

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

 

03.       No development shall take place until details 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.       The development hereby permitted shall not be begun 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 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:

 

a)         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.

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

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

d)         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.

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

f)          Proposed location/s and illustration/s of site specific 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.

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

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

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

 

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.

 

07.       The development hereby permitted shall not be begun 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.

 

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

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]

 

08.       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 approved scheme shall be observed, performed and complied with.

REASON: In the interests of nature conservation

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

 

09.       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 implemented, observed and complied with.

            REASON: In the interests of nature conservation

 [Relevant Plans and Policies: CSDPD CS1, CS7]

 

10.       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, 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.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

11.       Within a period of 5 years from the completion of the development: -

a)         No retained tree, hedgerow or groups of shrubs (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed.

b)         Any trees, hedgerows or groups of shrubs shown to be retained on the approved plans submitted in accordance with other conditions of this consent, which die are removed or irreparably damaged during the course of the development within a period of 5 years of the completion of the development, another tree, hedgerow or group of shrubs of the same species and size as that originally planted  shall be planted at the same time.

REASON: In the interests safeguarding biodiversity.

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

 

12.       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]

 

13.       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]

 

14.       No dwelling shall be occupied until vehicular access as shown on drawing DA01 and DA02 has been constructed.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

15.       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.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

16.       Any planting to the front of the proposed dwellings will be no taller than 600mm.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

17.       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]

 

18.       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.

 

This information should also demonstrate that relevant controls are in place in order to ensure that there will be no impact on the adjacent SSSI site from construction activities, in particular through dust management and control, and polluted runoff control.

REASON: In the interests of amenity, road safety and to protect the SSSI.

 

19.       No materials, machinery or work should encroach on to the SSSI either before, during or after demolition, construction or ongoing use.

REASON: In the interests of protecting the SSSI.

 

20.       The garage doors hereby approved shall be of a roller shutter design. Any replacement or repair shall only be with a roller shutter type garage door.

REASON: To ensure that the garages are still accessible while a car is parked to the front of the properties avoiding inappropriately parked cars comprising the communal reversing/turning area.

[Relevant Policy: BFBLP M9]

 

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

REASON: To ensure that the Local Planning Authority’s vehicle parking standards are met.

[Relevant Policy: BFBLP M9]

 

22.       No gates shall be provided at the vehicular access to the site. 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

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 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]

 

25.       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]

 

26.       The protective fencing and other protection measures specified by condition 6 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 . 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.

 

27.       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 Planning 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.

 

28.       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.

 

29.       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 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 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.

 

30.       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.

 

31.       The areas shown for soft landscaping purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose without the prior written permission of the Local Planning Authority.  If within a 5 year period of the completion of the development any soft landscaped area which is removed, uprooted, or is destroyed or dies shall be replaced by plants of the same species and size as that originally planted at the same place.

 

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

 

32.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, E or F of Part 1 of the Second Schedule of the 2015 Order shall be carried out.

 

REASON: -The site is in close proximity to trees which are a feature of the site where strict control over development is required by the policies of the development to ensure their protection. 

 

 

 

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk