Agenda item

Partial demolition and strip out of Bentalls Department Store and McDonald's unit and redevelopment to include retail uses (use class A1), food and beverage uses (use class A3,A4,A5), non-residential institution uses (use class D1), assembly and leisure uses (use class D2), night club (sui generis), public event area, public realm improvements, landscaping, external seating and associated highway works.

Recommendation: Approve Subject To The Completion Of Planning Obligation(s).

The Committee noted:

 

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

·         The letter received from the Bracknell Forest Society as summarised in the agenda papers

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

 

Following the completion of a planning obligation under S106 of the Town and Country Planning Act 1990 relating to:-

 

- the securing of a Travel 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:

 

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 19.12.2016:-          

PWA-00-00-DR-A-1000-G1  

P10228-00-003-100/D00  

PWA-00-00-DR-A-2001-G1

PWA-00-00-DR-A-2010-G1

PWA-00-02-DR-A-2013-G1

PWA-00-00-DR-A-2011-G1

PWA-00-01-DR-A-2012-G1

PWA-00-ZZ-DR-A-2100-G1

PWA-00-ZZ-DR-A-2101-G1

PWA-00-ZZ-DR-A-2102-G1

PWA-00-ZZ-DR-A-2103-G1

PWA-00-ZZ-DR-A-2104-G1

PWA-00-ZZ-DR-A-2200-G1

PWA-00-ZZ-DR-A-2201-G1

PWA-00-ZZ-DR-A-2202-G1

PWA-00-ZZ-DR-A-2203-G1

PWA-00-ZZ-DR-A-2204-G1

PWA-00-ZZ-DR-A-2205-G1      

PWA-00-ZZ-DR-A-2206-G1   

PWA-00-ZZ-DR-A-2207-G1   

Bentalls Redevelopment, Demolition Method & Waste Minimisation Statement. (14 December 2016)

Drainage Strategy Campbell Reith (December 2016)

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

 

03.  No development shall take place (other than erection of temporary means of enclosure, demolition, stripping out, highway works, enabling works and utility diversion) until samples of the materials, to include paving materials, timber cladding, metal cladding, steps, handrails, balustrades and roof 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 (other than erection of temporary means of enclosure, demolition, stripping out, highway works, enabling works and utility diversion) until details showing the finished floor levels of the building hereby approved in relation to a fixed datum point have been submitted to and approved in writing by the Local Planning Authority and the development shall be carried out in accordance with the approved details.

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

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

 

05.  The development hereby permitted shall not be begun (other than erection of            temporary means of enclosure and enabling works) 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 without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

06.  No demolition or construction work shall take place outside the hours of 8:00 am and 6:00pm Monday to Friday; 8:00 am and 1:00pm 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.  Units approved for sui generis night club uses should be designed so that the L10 noise level should not exceed the representative background noise level L90 (without entertainment noise) in any 1/3 octave band between 40Hz and 160Hz when measured at one metre from the nearest noise-sensitive façade. In addition, the LAeq of the entertainment noise should not exceed the representative background noise level LA90 (without entertainment noise) when measured at one metre from the nearest noise-sensitive façade.

REASON: In the interests of the amenities of the occupiers of the building.

[Relevant Policies: BFBLP EN25]

 

08.  Noise from plant, including extraction, ventilation and air conditioning units,  shall not cause the existing background level (as at the date of this permission) to increase, when measured at one metre from the nearest noise sensitive façade, whilst in operation.

REASON: In the interests of the amenities of the occupiers of the building.

[Relevant Policies:  BFBLP EN25]          

           

09.  Before the installation of any external lighting, a lighting scheme shall be submitted to and approved in writing by the Local Planning Authority for external site lighting including details of the lighting units, levels of illumination and hours of use. No lighting shall be provided at the site other than in accordance with the approved scheme.  The development shall be carried out in accordance with the approved scheme.

REASON: In the interests of the amenity of neighbouring property and the character of the area.

[Relevant Policies: BFBLP EN2O and EN25]

           

10.  No works in connection with the construction of the areas of Bull Square public realm identified in red as 'Public Realm Proposals for Bull Square to be dealt with via Planning Condition' on plan numbered P10228-00-003-100/D00 shall be begun until details of the areas of Bull Square public realm have be submitted to and approved in writing by the Local Planning Authority. These details shall include:-

a) Paving,

b) Recycling/refuse or other storage units,

c) Details and positions of seating

d) Details of any cycle parking

e)Details of any planters

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]

 

11.  Other than demolition, erection of temporary means of enclosure, stripping out, highway works, enabling works and utility diversion no works in connection with the construction of the development shall commence until details of the lift provision to include lift speed and capacity 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:  To ensure that the lifts can accommodate peak pedestrian traffic

[Relevant Policies:  Core Strategy DPD CS7]

 

12. No landscaping shall be carried out 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]

 

13.  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]

 

14.  Following occupation of any part of the development hereby permitted the sustainable drainage scheme serving that building shall be operated and maintained in accordance with the agreed Drainage Strategy for the lifetime of the development.

REASON: To prevent the increased risk of flooding

[Relevant Policies: CSDPD CS1, BFBLP EN25]

           

15.  The development hereby permitted shall not be begun (except erection of any means of temporary enclosure and enabling works) until a Demolition Programme which shall show the phases in which the demolition is to be carried out, is approved by the Local Planning Authority. The Demolition Programme shall include the following details:

a)    A demolition programme which shall set out the anticipated sequence of the commencement and order in which demolition works will be carried out.

b)   Phasing diagram which shall include the following details:

i. Phasing of demolition

ii. Access for vehicles and pedestrians

iii. Proposals for maintaining access to the retained development

iv. Scaffolding and hoarding lines

v. Provision of new, and alteration of existing utilities,

vi. Access arrangements for existing and new premises.

The demolition shall only be carried out in accordance with the approved Demolition Programme.                                                                    

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

[Relevant Policies: BFBLP EN25]

 

16.  The development hereby permitted shall not be begun (other than erection of temporary means of enclosure, demolition, stripping out, highway works, enabling works and utility diversion) until a Construction Programme which shall show the phases in which the construction of development is to be carried out, is approved by the Local Planning Authority.

The Construction Programme which shall set out the anticipated sequence of commencement and the order in which the following works will be carried out:

i) Construction works

ii) Public realm works

ii) Landscaping works

iv) Highways works

v) utility works

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

[Relevant Policies: BFBLP EN20, CSDPD CS7]

 

17.  Before the commencement of development (other than erection of temporary means of enclosure, demolition, stripping out, highway works, enabling works and utility diversion) a scheme for the provision of public art within the proposed public realm, landscaping and lighting should be submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in accordance with the agreed schedule.

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

[Relevant Policies: BFBLP EN20, CSDPD CS7]

 

18.  Prior to the installation of external shopfronts, full details of the proposed shopfronts shall be submitted and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in accordance with the agreed schedule.

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

[Relevant Policies: BFBLP EN20, CSDPD CS7]