Agenda item

Erection of 5no. 5 bed detached dwellings with new access off Chavey Down Road.

Erection of 5no. 5 bed detached dwellings with new access off Chavey Down Road.

 

A site visit had been held on Saturday 13 May 2017 which had been attended by Councillors Angell, Mrs Angell, Brossard, Dudley, 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 Winkfield Parish Council, including an additional letter of objection recommending refusal.
• 24 letters of objection received as summarised in the agenda papers.
• One letter of support for the proposal
• The additional objection as summarised in the supplementary report.

 

Arising from a question, the Committee agreed that an additional informative be added to the effect that details of the external lighting to the access road to the development, to be approved in writing by the Local Planning Authority, would take account of the need to avoid light pollution to neighbouring properties.

 

RESOLVED that following the completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990 relating to SPA mitigation measures, the Head of Planning be authorised to APPROVE the application subject to the following conditions:

 

1.    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.

 

2.    The development hereby permitted shall be carried out only in accordance with the following approved plan received by the Local Planning Authority on 22 November 2016:

 

2340 08- Location Plan

 

And the following approved plans received by the Local Planning Authority on 13 April 2017:

 

2340 03A - Plot 1

2340 04A – Plot 2

2340 05A – Plot 3

2340 06A – Plot 4

2340 07A – Plot 5

 

And the following plan received 25 April 2017:

 

2340 01B – Site Plan

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

 

3.    No construction works 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]

 

4.    The proposed bathroom window in the western elevation of the dwelling on plot 2 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent) and shall be fixed shut with the exception of an openable fanlight that is no less than 1.7m above internal finished floor level of the room that the window serves. Any replacement window shall be glazed and fixed to this standard and retained as such.

   REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

5.    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 additional windows, similar openings or enlargement thereof shall be constructed at first floor or above of the western elevation of the dwelling on plot2 hereby permitted except for any which may be shown on the approved drawing(s).

REASON: To prevent the overlooking of neighbouring property.

[Relevant Policies: BFBLP EN20]

 

6.    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 additional windows, similar openings or enlargement thereof shall be constructed at first floor or above of the southern elevation of the dwelling on plot5 hereby permitted except for any which may be shown on the approved drawing(s).

REASON: To prevent the overlooking of neighbouring property.

[Relevant Policies: BFBLP EN20]

 

7.    The development hereby permitted shall not be begun untildetails 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. All boundary treatments should provide for the free movement of wildlife to and from the site. The approved scheme shall be implemented in full before the occupation of any of the dwellings approved in this permission.

REASON: In the interests of the visual amenities of the area and to safeguard existing retained trees, hedges and shrubs and in the interests of nature conservation.

[Relevant Plans and Policies: BFBLP EN20, Core Strategy DPD CS1, CS7]

 

8.    All ecological measures and/or works shall be carried out in accordance with the details contained in the approved Ecology Partnership Preliminary Ecological Appraisal dated 2016. 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]

 

9.    The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on biodiversity has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of:

 

(i)      measures to avoid harm to biodiversity including reptiles and great crested newts

(ii)     features provided to mitigate the loss of habitat (e.g. scrub, grassland, ponds, hibernacula)

(iii)   on-going management of new features/habitat

The mitigation scheme shall be implemented in accordance with the approved details. 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]

 

10.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 nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

11.The areas shown for biodiversity mitigation and enhancement 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]

 

12.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.

REASON: In the interests of nature conservation and residential amenity.

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

13.No development shall take place until a programme of archaeological work has been secured in accordance with a written scheme of investigation, to be submitted to and approved by the Local Planning Authority. The works shall be implemented.

REASON: The site lies in an area of archaeological potential.

 

14.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 by the Local Planning Authority. It shall be retained as such thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]]

 

15.No dwelling shall be occupied until the associated vehicle parking and turning spacehas been surfaced in accordance with the approved drawing. The spaces shall thereafter be kept available for parking and turning 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]

 

16.The garage accommodation shall be retained for the use of the parking of vehicles at all times.

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

[Relevant Policy: BFBLP M9]

 

17.During the demolition and construction phases, 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]

 

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

(f)  specifications of control of noise arrangements for construction and demolition

(g) methodology of controlling dust, smell and other effluvia

(h) site security arrangements including hoardings

(i) proposed method of piling for foundations

(j) construction and demolition methodology

(k) construction and demolition working and delivery hours

(l) Alternative methods of disposing of green waste other than burning; as there are to be no bonfires on site.

 

The development shall be carried out in accordance with the approved scheme.

REASON: In the interests of the amenities of the area and highway safety.

 

19.No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows, groups of mature shrubs and structural planting areas 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 2m high (minimum) 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 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.

 

20.The development hereby permitted shall not be begun until 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, other than the trees subject of the Forestry Commission Restocking Order REN25 16-17.

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 (1^st 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 (1^st 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, and in the interests of ecology.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

21.The restocking order REN25/16-17 as shown on site plan 2340/01/B shall be complied with in full by 30 June 2018.

REASON: In the interests of the visual amenity of the area and to ensure that the restocking order is complied with.

 

22.Within a period of 10 years from the completion of the development: -

a)    No tree as planted as part of the Forestry Commission restocking order REN25/16-17 as shown on site plan 2340/01/B shall be cut down, uprooted or destroyed.

b)    Any trees shown to be planted as part of the Forestry Commission restocking order REN25/16-17 as shown on site plan 2340/01/B, which die are removed or irreparably damaged during the course of the development within a period of 10 years of the completion of the development, shall be replaced by another tree of the same species and size as that originally planted (within the nearest planting season of 1^st October to 31^st March inclusive).

REASON: In the interests of nature conservation and tree protection.

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

 

23.No development of plot 3 (including any initial site-clearance works) shall commence until details of the foundation structure, of the approved dwelling on plot 3, so designed to minimise its adverse impact on tree roots, have been submitted to and approved in writing by the Local Planning Authority.  Details shall be site specific and include:

a)    An approved layout plan at a minimum scale of 1:200 scale, showing the accurate trunk positions of the trees subject to the Forestry Commission replanting area A in relation to the proposals.

b)    Layout and construction profile drawing/s.

c)    Engineering/ Arboricultural construction method statement.

d)    Implementation method statement including timing/ phasing of works.

 

The foundation structure shall be implemented in full accordance with the approved details.

REASON: - In order to safeguard the trees subject to the restocking order.

 

24.The development hereby permitted shall be implemented in accordance with the submitted Energy and Sustainability Statement prepared by Bluesky Unlimited, dated 21 November 2016 and thereafter the buildings constructed by the carrying out of the development shall be operated in accordance with the submitted Statement.

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 proposed bathroom window in the southern elevation of the dwelling on plot 5 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent) and shall be fixed shut with the exception of an openable fanlight that is no less than 1.7m above internal finished floor level of the room that the window serves. Any replacement window shall be glazed and fixed to this standard and retained as such.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]