Agenda item

PS 16/00914/FUL Land At Lower Broadmoor Road and Cricket Field Grove, Crowthorne, Berkshire

Erection of 130 dwellings with associated car parking, garaging, landscaping, informal open space and the formation of two new access points off the existing Cricket Field Grove. In addition, the creation of a publically accessible SANG facility and the provision of two Sports Pitches with associated parking and changing room facilities on land off Lower Broadmoor Road.

Minutes:

Erection of 130 dwellings with associated car parking, garaging, landscaping, informal open space and the formation of two new access points off the existing Cricket Field Grove. In addition, the creation of a publically accessible SANG facility and the provision of two Sports Pitches with associated parking and changing room facilities on land off Lower Broadmoor Road.

 

A site visit had been held on Saturday 9 September 2017 which had been attended by Councillors Brossard, Dudley, Finnie, Mrs Hayes, Mrs Mattick and Phillips

 

The Committee noted:

 

  • The supplementary report of the Head of Planning tabled at the meeting.

·        5 objections received as summarised in the Agenda papers.

 

Members were reminded that this application came before them on 22nd June 2017, where members resolved to approve the application subject to the S106 agreement being completed.

 

Since the Planning Committee on 22nd June 2017, additional objections had been received, regarding in particular the relocation of the central access into the proposed development from Cricket Field Grove. The purpose of the report was to inform Members of the additional comments received. For clarification no amendments to the scheme have been received since Members resolved to approve the application at the Planning Committee on 22nd June 2017.

 

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

 

01. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath Special Protection Area (SPA).

02. Provision of on-site affordable housing

03. Measures to secure improvements to the footpath linking Cricket Field Grove with Furze Hill Crescent. 

04. Measures to secure the lease of the sports pitches, parking and facilities.

05. Securing the main vehicular access and footways as privately maintainable with permissive rights for the public at all times;

08. The developer informing all future purchasers of the private status of the roads and footways within the site and that they, not the Council, will be responsible for them in perpetuity.

09. The developer agreeing to indemnify the Council’s waste collection vehicles from damage that may occur from entering a private road. 

 

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 received by the Local Planning Authority:

 

Layouts

            101502-BAR-SC-01 Rev H (Planning Layout)         

            101502-BAR-SC-02 Rev H (Information Layout)

            101502-BAR-SC-03 Rev G (Heights Layout)

            101502-BAR-SC-05 Rev G (Unit types Layout)

            101502-BAR-SC-07 Rev G (Land use Plan)

            101502-BAR-SC-06 (Location Plan)

            5138_P_007 Rev A (Landscape masterplan)

            6360_PDL01 C (Drainage Strategy)

           

Flats

            101502-B1-E1 Rev D (Apartment Block 1 Elevations)

            101502-B1-E2 Rev D (Apartments Block 1 Elevations)

            101502-B1-E3 Rev D (Apartments Block 1 Elevations)

            101502-B1-E4 Rev C (Apartment Block 1 Elevations)

            101502-B1-P1 Rev E (Apartment Block 1 Gnd Floor Plan)

            101502-B1-P2 Rev E (Apartment Block 1 First Floor Plan)

            101502-B1-P3 Rev E (Apartment Block 1 Second Floor Plan)

            101502-B1-P4 Rev E (Apartment Block 1 Third Floor Plan)

            101502-B2-E1 Rev C (Apartment Block 2 Elevations)

            101502-B2-E2 Rev A (Apartment Block 2 Elevations)

            101502-B2-E3 Rev C             (Apartment Block 2 Elevations)

            101502-B2-E4 Rev B (Apartment Block 2 Elevations)

            101502-B2-P1 Rev D (Apartment Block 2 Gnd Floor Plan)

            101502-B2-P2 Rev D (Apartment Block 2 First Floor Plan)

            101502-B2-P3Rev D (Apartment Block 2 Second Floor Plan)

            101502-B2-P4 Rev C (Apartment Block 2 Third Floor Plan)

 

Dwellings

            101502-AB-E1 (Abingdon Elevations)

            101502-AB-P1 (Abingdon Floor Plans)

            101502-AL-E1 Rev B (Alderney Elevations)

            101502-AL-P1 Rev A (Alderney Plans)

            101502-AV-E1 Rev B (Alverton Elevations)

            101502-AV-E3 Rev A (Alverton Elevations)

            101205-AV-E4 Rev A (Alverton Elevations)

            101205-AV-P1 Rev A (Alverton Floor Plans)

            101205-AV-P2 (Alverton Floor Plans)

            101205-AV-P3 (Alverton Floor Plans)

            101502-EN-E1 (Ennerdale Elevations)

            101502-EN-E3 (Ennerdale Elevations)

            101502-EN-E4 (Ennerdale Elevations)

            10152-EN-P1 Rev A (Ennerdale Floor Plans)

            101502-MA-E1 Rev A (Maidstone Elevations)

            101502-MA-E2 Rev A (Maidstone Elevations)

            101502-MA-P1 Rev A (Maidstone Floor Plans)

            101205-NO-E1 Rev A (Norbury Elevations)

            101502-NO-P1 Rev A (Norbury Floor Plans)

            101502-RA-E1 Rev A (Radleigh Elevations)

            101502-RA-P1 Rev A (Radleigh Floor Plans)

            101502-RI-E1 Rev A (Richmond Elevations)

            101502-RI-E2 (Richmond Elevations)

            101502-RI-E3 (Richmond Elevations)

            101502-RI-P1 (Richmond Floor Plans)

            101502-WV-E1 (Woodvale Elevations)

            101502-WV-P1 (Woodvale Floor Plans)

                       

Sports Pitches:

            5138_P_001 (Overview Plan Sports Pitches and SANG Provision

            5138_P_002 (SANG Provision)

            5138_P_005 (Sports Pitch Sections)

            S138_P_003 (Sports Pitch Provision)

            101502-CF-E1 Rev B (Changing Facilities)

            101502-CF-P1 Rev B (Changing Facilities)

            6360-PDL-02 A (Drainage Strategy)

           

Bins and Carports

 

            10152-BS01 Rev A (Bin and Cycle Store type 01)

            101502-CP01 (Covered Parking type 01)

            101502-CP02 (Covered Parking Type 02)

            101502-CP05 (Covered Parking Type 05)

            101502-CP06 (Covered Parking Type 06)

            101502-CP07 (Covered Parking Type 07)

            101502-CP08  (Covered Parking Type 08)

            101502-CP09 (Covered Parking Type 09)

            101502-SH01 (Cycle Shed 01)

            101502-SH02 (Cycle Shed 02)

            101502-SUB01 Rev A (Substation)

 

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

 

03.       No superstructure development 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 and to protect the setting of nearby listed buildings and registered historic park and garden.

[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, including the sports amenity block, hereby approved in relation to fixed datum points showing the proposed and existing 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: BFBLP EN20, Core Strategy DPD CS7]

 

05.       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.

 

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

(i) control of noise

(ii) control of dust, smell and other effluvia

(iii) control of surface water run off

(iv) site security arrangements including hoardings

(v) proposed method of piling for foundations

(vi) construction working hours

(vii) 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.

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

[Relevant policies: BFBLP EN25]

 

07.       No superstructure works shall take place until a scheme has been 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: For the purpose of protecting and enhancing bio-diversity

[Relevant Plans and Policies: CSDPD Policy CS1, CS7]

 

08.       The proposal hereby permitted shall be carried our in accordance with the details within the Arboricultural Impact Assessment dated June 2016 as amended by the Arboricultural Impact Assessment: Addendum dated March 2017.

REASON: To safeguard trees and other vegetation considered worthy of retention in the interests of the visual amenity of the area.

[Relevant Plans and Policies: BFBLP Policy EN1]

 

09.       The development hereby permitted shall not be occupied until:

 

1)         details of both hard and soft landscaping works, and

2)         a comprehensive five year post planting maintenance schedule

 

have been submitted to and approved in writing by the Local Planning Authority.  The approved post-planting maintenance schedule shall be performed and complied with.  

 

The details in respect of 1), above 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)         Underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes.

d)         Means of enclosure (walls and fences etc)

e)         Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.

f)          Recycling/refuse or other storage units, play equipment

g)         Other landscape features (water features, seating, trellis and pergolas etc).

 

Each plot shall be landscaped and completed in full accordance with the approved soft landscape planting scheme, prior to its first occupation. All other hard landscape elements of the approved landscape scheme shall be carried out prior to the occupation of the last dwelling on 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' 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]

 

10.       No development shall take place within the application area until the applicant, their agents or successors in title have secured and implemented a programme of archaeological field evaluation in accordance with a written scheme of investigation, which has been submitted by the applicant and approved in writing 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 in writing by the Local Planning Authority prior to the commencement of the development. The mitigation strategy will provide for:

i) A programme of site investigation and recording or alternative appropriate mitigation within the area of archaeological interest. Development will not commence within the area of archaeological interest until the site investigation has been satisfactorily completed.

ii) A programme of post investigation assessment, analysis, publication, dissemination and

archiving. This part of the condition shall not be discharged until these elements of the programme have been fulfilled in accordance with the programme set out in the WSI.

REASON: In the interest of protecting archaeology of the site

[Relevant Plans and Policies: BFBLP EN7 and NPPF]

 

11.       Prior to commencement of development full detailed design of the proposed scheme must be submitted and approved in writing by the LPA.  The design shall accord with the strategy set out in WSP FRA and revised drainage strategy design drawing no. 6360-PDL-01-Rev C for Site A and Drawing No. 6360-PDL-02 A for Site B.  The design shall be supported by a Geotechnical report to be submitted to the council, which will include additional testing to confirm the infiltration rates in accordance with full BRE 365 compliant test results. The Geotechnical report will confirm the depth and design of the infiltration structures to ensure that there is no risk to slope stability as a result of the proposed strategy and confirm that the design takes into consideration the full hydrological and hydrogeological context of the site to ensure there is no increased risk of flooding off-site.  Calculations demonstrating that the structures are sufficiently sized, taking into account the accurate contributing areas and including an allowance for urban creep of 10%, to accommodate the 1 in 100 year + 40% climate change storms shall be included in the submission.  The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing / phasing arrangements embodied within the scheme.

Reason: To ensure the site can be adequately drained and prevent flooding.

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

 

12.       Prior to commencement of development confirmation that the proposed drainage strategy does not impact on any areas of contaminated land shall be submitted to and approved in writing by the LPA.

Reason: To ensure the site can be adequately drained without pollution the ground water.

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

 

13.       No gates shall be provided at any of the vehicular access to the site. 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

Conditions relating to the residential development at Cricket Field Grove

 

14.       No dwelling shall be occupied until the vehicle and pedestrian access serving that dwelling has been constructed and provided 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 Policies: CSDPD CS23]

 

15.       No dwelling or apartment shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with approved drawing 101502-BAR-SC-02 rev H. The spaces, including those within carports, 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, CSDPD CS23]

 

16.       No superstructure development relating to the residential element  shall take place until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/person/day, as required under optional Building Regulation Part G, 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]

 

17.       The development relating to the residential element of the site 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 that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 10%).  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]

 

18.       No dwelling shall be occupied until a habitat 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: For the purpose of protecting and enhancing bio-diversity

[Relevant Plans and Policies: CSDPD Policy CS1, CS7]

 

19.       No aspect of the development (including site clearance and demolition) off Cricket Field Grove shall commence 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 habitat management and enhancement, e.g. suitable lighting and planting

o          details of appropriate post construction monitoring

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: For the purpose of protecting and enhancing bio-diversity

[Relevant Plans and Policies: CSDPD Policy CS1, CS7]

 

20.       Before the commencement of development of the residential element off Cricket Field Grove hereby permitted, the proposed vehicular access's off Cricket Field Grove shall be formed and provided with visibility splays in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.  The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and at all times maintained clear of any obstruction exceeding 0.6 metres in height.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23

 

21.       Prior to the first occupation of any dwelling hereby permitted, a scheme for the removal and landscaping of the parking spaces located on the north side of Cricket Field Grove shall be submitted to and approved in writing. The scheme shall be implemented as approved prior to the first occupation of the dwellings.

REASON: To ensure that there is no increase in parking spaces within 400m of the SPA.

[Relevant Policies: Core Strategy DPD CS14, South East Regional Plan, Saved Policy NRM 6]

           

22.       The car ports hereby approved shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (General Permitted Development)(England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port.

REASON: To ensure that the development is provided with adequate parking to prevent the likelihood of on-street parking which could be a danger to other road users.

[Relevant Policy: BFBLP M9]

 

23.       No apartment or dwelling shall be occupied until secure and covered parking for bicycles relevant to that block or plot 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, CSDPD CS23]

 

Conditions relating to the sports pitches and SANG area.

 

24.       The sports pitches or SANG shall not be used until the parking and vehicle access has been constructed and provided in accordance with plan 5138.P.003 which have been submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of highway safety.

[Relevant Policies: CSDPD CS23]

 

25.       Prior to the first use of the sports pitches hereby permitted, a management plan for the maintenance of the proposed ditches shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include measures to monitor water quality and manage the ditches and associated reedbeds. The management, maintenance and monitoring shall be carried out in accordance with the approved plan.

REASON: To protect run-off into the Butter Stream and the receiving SSSI, SPA in the interest of bio-diversity

[Relevant Plans and Policies: CSDPD CS1 and CS7]

 

26.       The new playing fields shall be provided in accordance with the details set out in the planning application, specifically drawing nos. 5138_P_003 and 101502-CF-PL before first occupation of the development hereby permitted. They shall be made available for use in accordance a timetable to be submitted and approved by the Local Planning Authority prior to the first occupation.

REASON: To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy

[Relevant Plans and Policies: CSDPD CS8 and BFBLP SC3]

 

27.       No development shall commence until the following documents have been submitted to and approved in writing by the Local Planning Authority after consultation with Sport England:

 (i)            A detailed assessment of ground conditions (including drainage and topography) of the land proposed for the playing field which identifies constraints which could affect playing field quality; and

(ii)           Based on the results of the assessment to be carried out pursuant to (i) above, a detailed scheme which ensures that the playing field will be provided to an acceptable quality. The scheme shall include a written specification of soils structure, proposed drainage, cultivation and other operations associated with grass and sports turf establishment and a programme of implementation.

 

The approved scheme shall be carried out in full and in accordance with a timeframe specified within the scheme required above.  The land shall thereafter be maintained in accordance with the scheme and made available for playing field use in accordance with the scheme.     

REASON: To ensure the satisfactory quantity, quality and accessibility of compensatory provision which secures a continuity of use and to accord with Development Plan Policy

[Relevant Plans and Policies: CSDPD CS8]

 

28.       Notwithstanding the approved drawings, before the commencement of development of the sports pitches, details of the bridge connecting the two sports playing fields shall be submitted to and approved in writing by the local planning authority. The details shall be implemented in accordance with the approved details prior to the sports pitches being first used.

REASON: In accordance with health and safety and to enable maintenance.

[Relevant Plans and Policies: CSDPD Policy CS1, CS7]

 

29.       Before the commencement of development of the SANG and Sports Pitches hereby permitted, the proposed vehicular access's off Lower Broadmoor Road shall be formed and provided with visibility splays in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.  The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and at all times maintained clear of any obstruction exceeding 0.6 metres in height. The works shall be completed prior to first use.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

 

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk