Agenda item

Demolition of existing office buildings and redevelopment to provide 59 residential units (Class C3), associated internal estate road, car parking, landscaping and open space.

A site visit had been held on Saturday 14 January 2017 which had been attended by Councillors Brossard, Dudley, Ms Gaw, Mrs Hayes, Mrs Ingham, and Mrs McKenzie-Boyle.

 

The Committee noted:

 

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

·         The comments of Winkfield Parish Council raising their concerns with the proposal.

·         The 5 letters of objections received as summarised in the agenda papers.

 

Following the completion of planning obligation under Section 106 of the Town and

Country Planning Act 1990 relating to:

- SPA mitigation measures; and.

- The provision of an off-site affordable housing contribution or provision of the

affordable housing requirement on a surrogate site

 

RESOLVED that the Head of Planning be authorised to APPROVE the application

subject to the following conditions:

 

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:

14-P1053-LP (Site location plan)

Biodiversity Mitigation Plan (Viewpoint Associates LLP) Rev. D 7.12.2016

Landscape Management Manual (Viewpoint Associates LLP) Rev C 08.12.2016

Reptile Mitigation Plan and Bat and Bird Box Scheme (Viewpoint Associates LLP) Rev C 07.12.2016

Surface Water Drainage Strategy 28922/P/001 Rev P3

Geocellular Soakaway (crate system) 32075/C/SD013 Rev P3

14-P1053-105 Rev A (proposed site sections and streetscene (Sheet 1 of 2))

14-P1053-106 Rev A (proposed site section and street scenes (sheet 2 of 2))

14-P1053-100 Rev A (house type - 1A plans and elevations)

14-P1053-111 Rev A (house type - 1B plans and elevations)

14-P1053-112 Rev A (house type - 2A, plans and elevation)

14- P1053-113 Rev A (house type - 2B plans and elevations)

14-P1053-114 Rev A (house type - 3A plans and elevations)

14-P1053-115 Rev A (house type - 3B plans and elevations)

14-P1053-116 Rev A (house type - 4A plans and elevations)

14-P1053-117 Rev A (house type – 5A plans and elevations)

14-P1053-118 Rev A (house type – 6A plans and elevations)

14-P1053-119 Rev A (house type – 6B plans and elevations)

14-P1053-120 Rev A (house type - 7A plans and elevations)

14-P1053-121 Rev A (house type – 7B plans and elevations)

14-P1053-125 Rev A (apartment block front and side elevations)

14-P1053-122 Rev A (apartment block basement level)

14-P1053-127 Rev B (proposed basement access, gates, bin and ramp)

14-P1053-100 Rev C (proposed site plan)

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

 

The development hereby approved shall be finished in accordance with the materials specifications contained within the following documents:

Materials schedule

External Materials Specification - Apartments

External Materials Specification - House type 1A-1B Plots 19-22 & 44-47

External Materials Specification - House type 1A-1B Plots 56-59

External Materials Specification - House type 2A

External Materials Specification - House types 3A-3B Plots 17-18

External Materials Specification - House type 3B

External Materials Specification - House type 4A

External Materials Specification - House type 5A

External Materials Specification - House type 6A Plot 8

External Materials Specification - House type 6A

External Materials Specification - House type 6B Plot 7

External Materials Specification - House type 6B

External Materials Specification - House type 7A

External Materials Specification - House type 7B

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

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

 

04. 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.

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 details showing the finished floor levels of the buildings hereby approved in relation to a fixed datum point have been submitted to and approve in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

REASON: In the interest of the character of the area.

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

 

06. No dwelling shall be occupied until a means of vehicular access 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 highway safety.

[Relevant Polices Core Strategy DPD CS23]

 

07. No dwelling 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 pedestrians.

[Relevant policies: BFBLP M6, Core Strategy DPD CS23]

 

08. The gradient of private driveways 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]

 

09. No dwelling shall be occupied until the areas shown as being for car parking in the approved plan has been drained and surfaced in accordance with the details submitted to and approved by the Local Planning Authority and those areas 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]

 

10. No dwelling shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for off-site highway works including the footway and island works along Kings Ride. The development shall not be occupied until the off-site highway works have been completed in accordance with the approved details.

REASON: In the interests of highways safety and to improve connectivity to

the site.

[Relevant policies: Core Strategy DPD CS23]

 

11. No development shall take place until a scheme has been submitted to and approved in writing to accommodate:

(a) Parking of vehicles of site personal, operative 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

(f) Temporary Portacabins and welfare for site operatives

Each facility will be retained throughout the course of construction of the development, free from any impediment to its designated use.

REASON: In the interests of amenity and road safety

[Relevant policies: CSDPD CS23 CS7]

 

12. Prior to occupation, the recommendations regarding land contamination, contained within the Peter Brett report project reference 28922/001 rev 1 Dated June 2016 must be implemented in full and a verification report must completed by a suitably qualified person and submitted to, and approved by, the Local Planning Authority.

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]

 

13. No superstructure works shall take place until a scheme for protecting the proposed dwellings/ gardens from noise from the railway line north of the site has been submitted to and approved in writing by the local planning authority. The scheme shall accord with the Peter Brett Associates. Noise and Vibration Impact Assessment June 2016. The scheme shall be implemented as approved.

REASON: To ensure that the amenities of the future residents is not adversely affected by noise.

[Relevant policies: BFBLP EN25]

 

14. All ecological measures and/or works shall be carried out in accordance with the details contained in Viewpoint Associates Biodiversity Mitigation Plan dated December 2016 and Reptile Mitigation Plan and Bird and Bat Box Scheme dated December 2016 as already submitted with the planning application and agreed in principle with the local planning authority prior to determination. An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1]

 

15. No part of the development shall be occupied until a scheme for informing buyers and residents about reptiles in gardens and the surrounding area and their importance has been submitted to the Local Planning Authority and approved in writing. The development shall be implemented in accordance with the scheme.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1 CS7]

 

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 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.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

17. The areas shown for biodiversity mitigation purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

18. No development shall take place until full details of the drainage system have been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall be in accordance with the approved plans (ref: PBA Drawing 28922/P/001 P4). The details shall include:

a) Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels and drawings as appropriate.

b) Confirmation that the maximum discharge level of any infiltration SuDS feature above the seasonally high ground water level , there should be at least 1m between the base of the structure and the groundwater table.

c) A management plan containing details of the maintenance and operation of the drainage scheme for the development over the life time of the development.

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

[Relevant policies: NPPF, Chapter 10]

 

19. No building or use hereby permitted shall be occupied until the sustainable urban drainage system for this site has been completed in accordance with the submitted details. The sustainable urban drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan. Written confirmation of agreement for the management and maintenance of the drainage scheme shall be submitted and approved by the local planning authority.

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

[Relevant policies: NPPF Chapter 10]

 

20. The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement 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]

 

21. No superstructure works shall 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 at least

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]

 

22. 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, B, C, D and E of Part 1 of the Second Schedule of the 2015 Order shall be carried out to the dwellings hereby approved.

REASON: The site is located within the designated Green Belt where strict controls over the form, scale and nature of development apply. 

[Relevant Policies: BFBLP GB1, Core Strategy DPD CS9]

 

23. 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 gates, fences, walls or other means of enclosure permitted by Class A of Part 2 of the Second Schedule of the 2015 Order shall be erected or constructed on the site other than in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

REASON: The site is located within the designated Green Belt where strict controls over the form, scale and nature of development apply. 

[Relevant Policies: BFBLP GB1, Core Strategy DPD CS9]

 

24. No dwelling or apartment shall be occupied until the associated visitor parking and disabled parking, shown on a plan to be submitted and approved in writing by the Local Planning Authority, 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]

 

25. No apartment shall be occupied until the bin storage shown on drawing number 14-P1053-127 Rev B has been constructed in accordance with the approved plans and made available for use. The bin storage shall thereafter be retained as approved.

REASON: To ensure that adequate waste and recycling facilities are available in the interests of  the amenities of future occupiers.

[Relevant Policy: BFBLP EN20]

 

26. The dwellings hereby approved on plots 18 and 19 shall not be occupied until the proposed footpath link running between them and linking from the new access road to Swinley Road, as shown on drawing number 14-P1053-C100 Rev A, has been constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.  It shall thereafter be retained available for use at all times.

REASON: In the interests of improving pedestrian links in the area.

[Relevant Policy: Core Strategy DPD CS23]

 

27. Prior to the first occupation 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.

f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, etc.

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]