Agenda item

Outline application, with details of access and layout, for the erection of 12no. dwellings comprising 8no. apartments and 4no. houses with associated parking and turning, following demolition of existing buildings.

A site visit had been held on Saturday 17 June 2017 which had been attended by Councillors Dudley, Mrs Hayes MBE, Dr Hill, Mrs Ingham, Mrs McKenzie-Boyle, Phillips and Thompson.

 

The Committee noted:

 

·         The comments of Warfield Parish Council recommending refusal.

·         6 letters of objection and 1 letter of representation as summarised in the Agenda Papers.

 

Following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to:-

                       

01.       mitigation of impacts on the Thames Basin Heaths SPA;                

 

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.       Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990

 

02.       Approval of the details of the scale of the buildings(s), appearance and landscaping of the development (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before development is commenced. The plans and particulars in relation to the Reserved Matters shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990

 

03.       The development hereby permitted shall be begun not later than the expiration of two years from the final approval of the reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990.

 

04.       The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details.

 

-           Proposed Block Plan 290_pln_601/G 02.06.17

-           Proposed Site Layout 290_pln_605/D 02.06.17

 

REASON: To ensure that the development is carried out only as approved by the local Planning

 

05.       The development hereby permitted 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 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 character of the area.                               

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

 

06.       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 site clearance during this period shall be undertaken in compliance with the approved scheme.

REASON: In the interests of nature conservation    

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

 

07.       No development shall begin until details of a scheme (Working Method Statement) to control the environmental effects of construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include control of dust, smell, and other effluvia and also vehicle routing and delivery times. The approved scheme shall be performed, observed and complied with.

REASON: In the interest of amenity.

 

08.       Demolition or construction work shall take place at the site only between 08:00hrs and 18:00hrs Monday - Friday, between 08:00hrs and 13:00hrs on Saturdays, and not at all on Sundays. The measures included in the approved scheme shall be implemented prior to the first occupation and use of the building that they relate to and thereafter the measures shall be operated in accordance with the approved scheme.       

REASON: In the interest of amenity.

 

09. The development hereby permitted (including any demolition) shall not be begun until details of a scheme (Working Method Statement) to control the environmental effects of the demolition and construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

(i)         specifications of control of noise arrangements for construction and demolition.

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

(iii)       site security arrangements including hoardings

(iv)        proposed method of piling for foundations

(v)        construction and demolition methodology

 (vi)      hours during the construction and demolition phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site

The development shall be carried out in accordance with the approved scheme or as may otherwise be agreed in writing by the Local Planning Authority.

Reason: In the interests of the amenities of the area.

 

 

10.       No development shall take place until details in respect of measures to:     

(a) Minimise, re-use and re-cycle waste, including materials and waste arising from demolition;   

(b) Minimise the pollution potential of unavoidable waste;    

(c) Dispose of unavoidable waste in an environmentally acceptable manner;         

have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented during the course of all building operations.    

REASON: In the interest of amenity.

 

11.       The development hereby permitted shall be implemented in accordance with the water efficiency measures as set out in the Sustainability Statement dated 14th April 2016 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]

 

12.       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 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]

 

13.       The development hereby permitted shall not be commenced until details for the design of the sustainable drainage scheme in accordance with the submitted drainage strategy (reference: ‘Odyssey Markides Technical Note Dated June 2017) have been submitted to and approved in writing by the local planning authority. The details shall include:-

-           Proposed permeable paving

REASON: To prevent the increased risk of flooding

[Relevant Policy: Planning Practice Guide 'Flood Risk and Coastal Change' as amended 15/04/2015]

 

14.       No building hereby permitted shall be occupied until details of the management regime to be employed for the purposes of implementing and maintaining the drainage scheme, as set out in the ‘Odyssey Markides Technical Note Dated June 2017’, has been submitted to and approved in writing by the Local Planning Authority. Thereafter the on-going maintenance will be carried out by the agreed parties.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding

[Relevant Plans and Policies: CSDPD CS1]

 

15.       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 without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

 

16.       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.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

17.       No dwelling shall be occupied until all the visibility splays shown on the approved drawings have been provided.  Those areas 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 adjacent carriageway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

18.       No dwelling shall be occupied until the associated vehicle parking 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]

 

19.       The garage accommodation shall be retained for the use of the parking of vehicles at all times, unless otherwise agreed in writing by the Local Planning Authority.

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

[Relevant Policy: BFBLP M9]

 

20.       No dwelling shall be occupied until secure and covered parking for bicycles has been provided in accordance with the approved drawing(s)/detail(s).

REASON: In order to ensure bicycle facilities are provided.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

 

21.       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]

 

22.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 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]

 

 

23.       No development 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 protective barrier/s.

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.

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.

 

24.       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]

 

25.       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: -

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]