Agenda item

Residential development comprising partial demolition of existing buildings, retention and conversion of Brackens House to provide 5 no apartments and construction of 51 new dwellings, with associated parking, tree removal and landscaping and improvements to existing access to London Road.

Residential development comprising partial demolition of existing buildings, retention and conversion of Brackens House to provide 5 no apartments and construction of 51 new dwellings, with associated parking, tree removal and landscaping and improvements to existing access to London Road.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting.
• The comments of Winkfield Parish Council.
• One letter of objection received, as summarised in the agenda papers.
• Two additional representations objecting to the proposal, as summarised in the supplementary report.
• An agreement reached with the applicant on the commuted sum to be paid in lieu of the on-site provision of affordable housing.

 

Arising from a question, the Committee agreed that an additional informative be added to the effect that suitable areas be designated for the placement of refuse bins on collection days if not already provided for.

 

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 provision of a sum of £1,890,400 in lieu of the on-site provision of affordable housing to be paid on practical completion of the 28^th of the 56 dwellings allowed by this permission

 

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 received by the Local Planning Authority:

             

            3019.200- Location Plan

            3019.206- Demolitions Plan

            3019.101 rev. F – Illustrative site layout

            3019.202 rev. A- Site layout

            3019.207 rev. A - Context Site Plan

            3019.204 rev. A- Site Layout overlay- Parking refuse and Cycle Storage

            3019.203- Colour contextual sections

            3019.205 rev. A- Site Layout Overlay: Road Strategy and Swept Paths

            3019.210- Brackens House Conversion Proposed Plans

            3019.213 - Brackens House Conversion Proposed Demolitions First/ Second Fl Plan

            3019.211 - Brackens House Conversion Proposed Elevations

            3019.212 - Brackens House Conversion Proposed Demolitions Ground Floor Plan

            3019.214- Brackens House Conversion Elevations Demolitions

            3019.215- The Gate House, Plot 1

            3019.216 -Coach House Plots 2 and 3

            3019.217- Gardeners Cottages Plots 4-6 Plans and Elevations

            3019.218 - South Lawn Court Plots 7-12 Plans and Elevations (Sheet 1 of 2)

            3019.219 - South Lawn Court Plots 7-12 Plans and Elevations  (Sheet 2 of 2)

            3019.220 Rev A- Sylvan Villas: Kensington House Plot 13 Plans and Elevations

            3019.221 Rev A - Sylvan Villas: Noelle House Plot 14 Plans and Elevations

            3019.222 Rev A - Sylvan Villas: William House Plot 15 Plans and Elevations

            3019.223 Rev A - Sylvan Villas: Trinity House Plot 16 Plans and Elevations

            3019.224 Rev A - Sylvan Villas: Holmwood Plot 17 Plans and Elevations

            3019.225 Rev A - Sylvan Villas: Cheltenham House Plot 18 Plans and Elevations

            3019.226 Rev A - Sylvan Villas: Cuinchy House Plot 19 Plans and Elevations

            3019.227- South Lawn Villas Plot 20

            3019.228 - South Lawn Villas Plot 21

            3019.229 - South Lawn Villas Plot 22

            3019.230- The Kitchen Gardens Plots 23 and 24

            3019.231 - Stable Mews Plots 27-32 Floor Plans (sheet 1 of 2)

            3019.232 - Stable Mews Plots 27-32 Elevations (Sheet 2 of 2)

            3019.234 - Stable Mews Plots 33-38 Elevations

            3019.233 - Stable Mews Plots 33-38 Floor Plans

            3019.235 - The Blacksmith's Lodge Plot 39

            3019.236 - Stable Court Kitchen Gardens Plots 25-26, 40-51

            3019.237 - Stable Court Kitchen Gardens Elevations 2 of 2 Plots 25-26, 40-51

            3019.238 - Stable Court Kitchen Gardens Ground Floor Plan Plots 25-26, 40-51

            3019.240 - Stable Court Kitchen Gardens Plots 25-26, 40-51

            3019.239 - Stable Court Kitchen Gardens First Floor Plan Plots 25-26, 40-51

            3019.241 Rev A - Detached Garages (1 of 2)

            3019.242 Rev A - Detached Garages (2 of 2)

            3019.243 Rev A - Carport and Pergola

            Ruskins Arboricultural Report and Tree Condition Survey (Rev 2. December 2016, revised May 2017)

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

 

03.       No superstructure works shall take place until samples 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 showing the finished floor levels of the proposed buildings hereby approved in relation to fixed datum points showing the land levels across the site 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: BSP DP5, BFBLP EN20, Core Strategy DPD CS7]

 

05.       No dwelling shall be occupied until a means of vehicular access has been constructed in accordance with the approved plans 3019.202.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

06.       Dwellings shall not be occupied until the visibility splays to roads serving each dwelling as shown on the approved drawings (4140721-SK18-P2 within Glanville Transport Statement Issue 6: 19 December 2016) have been provided.  These areas shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the adjacent carriageway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

07.       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 footway.  The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection.  The visibility splays shall 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]

 

08.       No dwelling shall be occupied until the associated parking spaces including cycle parking, including spaces within car ports, as shown on plans 3019.204 (Site Layout Overlay: parking, refuse and cycle storage), 3019.238 (Stable Court Kitchen Gardens Plots 25-26, 40-51), 3019.218 (South Lawn Court Plots 7-12 Plans and Elevations sheet 1 of 2) shall be implemented in accordance with the approved plan and these spaces shall not thereafter be used for any purpose other than parking and turning.

            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]

 

09.       No gates shall be provided at the vehicular access to the site from London Road. 

            REASON: In the interests of highway safety.

            [Relevant Policies: BSP T1, Core Strategy DPD CS23]      

 

10.       No development shall take place 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.

 

11.       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:

o   measures to avoid harm to biodiversity

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

o   habitat enhancements (not mitigation)

o   on-going management of new features/habitat

            The mitigation scheme shall be implemented in accordance with the approved details, unless otherwise approved in writing by the local planning authority. 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]

 

12.       The development shall not be occupied 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 out 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 nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

13.       The development (including site clearance and demolition) shall not begin until a scheme to mitigate the impact of the development on bats has been submitted to and approved in writing by the local planning authority. The scheme shall include details of:

o   details of methods to avoid killing, injury or disturbance to bats during development

o   details of the provision of temporary roosts during construction

o   details of the provision of replacement roosts

o   details of appropriate post construction monitoring

            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]

 

14.       The development, nor any part thereof shall be occupied until a habitat creation/restoration/ management plan has been submitted to and approved by the local planning authority prior to the occupation of the development. The plan shall include:

i)       description and evaluation of the features to be managed

ii)      description of target habitats and species

iii)     ecological potential and constraints on the site

iv)     aims and objectives of management

v)      appropriate management options including location and method statements

vi)     prescriptions for management actions

vii)    preparation of a work schedule indicating the timing of works

viii)   personnel responsible for implementation of the plan

ix)     monitoring and remedial measures triggered by monitoring

            The approved plans shall be observed, performed and complied with.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1]

 

15.       Prior to occupation of the dwellings hereby approved, details of the boundary treatments (fencing, hedges, walls) shall be submitted to and approved by the Local Planning Authority.  All boundary treatments should provide for the free movement of wildlife to and from the site.

REASON: In the interests of nature conservation and appearance of the site

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

16.       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 without prior consent from the local planning authority.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

17.       Prior to the commencement of development, the applicant, their agents or successors in title, will secure the implementation of a programme of archaeological field evaluation in accordance with a written scheme of investigation, which has been submitted by the applicant and approved by the Local Planning Authority. The results of the evaluation will inform the preparation of a mitigation strategy which will be submitted by the applicant and approved by the Local Planning Authority prior to the commencement of the development. The mitigation strategy will be undertaken in accordance with the approved document.

            REASON: To understand the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance

            Relevant Policies:  in accordance with Paragraph 141 of the NPPF

 

18.       A phase 2 investigation based upon the findings in the phase 1 report and a remediation scheme to deal with any contaminants identified and including gas protection measures must be submitted to and approved in writing by the local planning authority. The scheme shall include an implementation timetable, monitoring proposals and a remediation verification methodology. The remedial scheme must be carried out before the development commences unless otherwise agreed in writing by the Local Planning Authority. An appropriately qualified person shall oversee the implementation of all remediation/mitigation works.         

            A Site Completion Report shall be submitted to, and approved in writing by, the local planning authority upon completion of the remediation/mitigation work in accordance with the agreed implementation timetables.  The report shall include confirmation that all remediation measures have been carried out fully in accordance with the approved remediation scheme and detail the action taken and verification methodology used (including details of the sampling and analysis programme) at each stage of the remediation/mitigation works to confirm the adequacy of decontamination. The Site Completion Report must also include details of future monitoring and reporting if this is deemed necessary, or a statement to the effect that no future monitoring is required, with an explanation as to why future monitoring is not necessary.

            If no contamination is encountered during the development, a written statement confirming this fact shall be submitted to the local planning authority upon completion of the development.

            REASON: The proposed development is located on a potentially contaminated site, due to its proximity to a known former landfill.  To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.

            [Relevant Plans and Policies: EN25 BFBLP]

 

19.       Should any unforeseen contamination be encountered during the development, development shall stop immediately and the local planning authority shall be informed. Development shall not recommence until any further investigation/remedial/protective works, including timescales have been approved in writing by the local planning authority.

            REASON:  To enable to the local planning authority to ensure that appropriate measures are taken to avoid any threat which the proposed development might pose to health and safety and/or the environment.

            [Relevant Plans and Policies: EN25 BFBLP]

 

20.       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]

 

21.       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:

            (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.       The development hereby permitted (including initial site-clearance) shall not be begun until a tree protection plan showing the location of protective fencing around the trees shown to be retained on Plan TRP1 rev. 5 has been submitted to and approved in writing by the Local Planning Authority. The fencing shall be in accordance with the details contained within Ruskins Arboricultural Report and Tree Condition Survey (Rev 2. December 2016, revised May 2017). The development shall be undertaken in accordance with the specifications within the  approved report.

            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.

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

 

23.       The development hereby permitted (including initial site clearance) shall not be begun until details of the construction of the section of vehicular access honeycombed pink on Tree Plan TRP1 Rev 5 contained within the Ruskins Arboricultural Report, past trees T40 and T41, have been submitted to and approved in writing by the Local Planning Authority. The details shall include a timeframe for construction. The proposal shall be implemented in accordance with the approved details.

            REASON: n order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

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