Agenda item

Section 73 application to vary conditions 02 (Approved Plans), 08 (Landscaping) and 19 (Ventilation Equipment) of Planning Permission 15/01082/FUL to allow for the creation of rooms in roof space, provision of external changes, consideration of a Basement Car Park Ventilation Plan and a minor change to the frontage landscaping.

Section 73 application to vary conditions 02 (Approved Plans), 08 (Landscaping) and 19 (Ventilation Equipment) of Planning Permission 15/01082/FUL to allow for the creation of rooms in roof space, provision of external changes, consideration of a Basement Car Park Ventilation Plan and a minor change to the frontage landscaping.

 

The Committee noted:

 

• The supplementary report of the Head of Planning tabled at the meeting.
• The comments of Crowthorne Parish Council recommending refusal.
• Twenty two objections received as summarised in the Agenda papers and supplementary report.

 

RESOLVED that the application be APPROVED subject to the following conditions:-

 

01. The development hereby permitted shall be begun before the 23^rd June 2019.

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 and documents:-

 

21_200_501 B Site Plan Minor Amendment 1:200 A1

21_200_502 A Basement Layout Minor Amendment 1:100 A1

21_200_503 A Ground Floor Layout Minor Amendment 1:100 A1

21_200_504 A First Floor Plan Minor Amendment 1:100 A1

21_200_505 A Second Floor Plan Minor Amendment 1:100 A1

21_200_506 A Third Floor/Roof Layout Minor Amendment 1:100 A1

21_200_507 A South & East Elevations Minor Amendment 1:100 A1

21_200_508 B North & West Elevations Minor Amendment 1:100 A1

21_200_509 Sections A & B Elevations Minor Amendment 1:100 A1

21_200_510 A Sections C & D Elevations Minor Amendment 1:100 A1

14133-BT11 Tree Protection Plan 1:200 A1 BT11

14133-AA9-DC Arboricultural Impact Appraisal & Method Statement

LANDP001 Landscape Plan 1:150

PP001 Planting Plan

Planting Maintenance Schedule

Lighting Plan Ref - LP001 03

Drainage & External Works Layout Ref - RRL002 501 P2

 

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

Authority.

 

03. The development shall have the external surfaces constructed using the materials as set out below:-

Revised cover letter submitted 14.02.17 and email dated 21.02.17 setting out the following materials:-

- Slate: Villar del ray

- Brick: Ibstock Mellow Regent Stock

- Tiles: Terreal New Forest

- Tile hang: Terreal Purple Scallop

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

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

 

04. Notwithstanding the annotations on the floor plans the first-floor windows in the east facing elevation of the east wing of the building and the west facing elevation of the west wing of the building hereby permitted shall not have the windows glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). The windows shall be fixed shut with the exception of the top half being openable.

REASON: To prevent the overlooking of neighbouring properties.

 

05. All rooflights at second and third floor levels shall be installed so that the lower cill is a minimum of 1.7m above floor level.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

06. No windows at first floor level or above other than those shown on the approved drawings shall be inserted in the west elevation of the west wing, the east elevation of the east wing and east elevation of the rear wing hereby approved.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

07. The development hereby permitted shall be built in accordance with floor levels as shown on Site Plan- REN: 21_200_201 17th November 2016.

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

 

08. The development hereby permitted shall be built in accordance with the following approved plans:-

- Landscape Plan LANDP001 R05

- Planting Plan PP001/03

- Planting Specifications PP002

- Planting Maintenance Schedule Revision 05

 

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, or as may otherwise be agreed in writing by the Local Planning Authority. 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, visual amenity of the area and biodiversity.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]

 

09. No development, not including demolition above ground, shall take place until the implementation of a programme of archaeological work as set out in the approved Project specification for an archaeological evaluation (rev 07.02.17).

REASON: The site lies in an area of archaeological potential, particularly for Roman remains. The

potential impacts can be mitigated through a programme of archaeological work in accordance with national and local planning policy.

[Relevant Policies: BFBLP EN6, EN7]

 

10. 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]

 

11. The works shall be carried out in accordance with the following approved documentation:-

- Abbas Ecology- Mitigation plan for Renaissance Retirement development at: Dukes Ride, Crowthorne, Bracknell, Berks. (November 2016). Resubmitted 6th January 2017.

- Natural England Licence dated 26th October 2017.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

12. If more than 2 years elapse between the previous bat and reptile surveys and the due commencement date of works, updated bat and reptile surveys shall be carried out by a suitably qualified ecologist. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.

REASON: To ensure the status of bats and reptiles on site has not changed since the last survey.

 

13. All ecological measures and/or works shall be carried out in accordance with the details contained in Abbas Ecology's report dated September 2014 as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order England 2015 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.

 

15. The approved Construction Management Statement submitted 01.12.16 shall be performed, observed and complied with.

REASON: In the interest of amenity.

 

16. 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 or public holidays. 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.

 

17. The basement ventilation measures, as set out in the Ventilation Extract Details dated 12th October 2017 and shown on drawing REN: 21_200_502 Basement Layout Minor Amendment, shall be implemented prior to the first occupation and use of the building and thereafter the measures shall be operated in accordance with the approved details.

REASON: In the interest of residential amenity.

 

18. Waste facilities shall be provided in accordance with the approved cover letter and drawing REN:21_270_271 prior to the first occupation of the development and thereafter permanently retained.

REASON: In the interest of amenity.

 

19. No information has been submitted regarding potential existing contamination of the site with harmful substances. The records held by this Department do not indicate any contamination on this site. However, should evidence of contamination be discovered, then a scheme to deal with this contamination should be submitted and approved in writing by the Local Planning Authority. The scheme should include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public, buildings and environment, when change of use takes place. The approved scheme shall be performed, observed and complied with.

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

[Relevant Policies: BFBLP EN25]

 

20. The development shall be implemented in accordance with the approved Water Calculations (October 3rd 2016), 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 built in accordance with the approved Energy Demand Assessment- 0202-0716-01rl 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 shall incorporate a surface water drainage system as set out in the Drainage Strategy Report Rev E and drawing 500 Rev P7 received 3rd March 2016. The scheme shall be implemented and thereafter be managed in accordance with the approved Drainage Strategy Report Rev E and drawing 500 Rev P7 received 3rd March 2016

REASON: In the interest of amenity.

 

23. No dwelling shall be occupied until the existing accesses to the site have been closed and the

footways/verges are provided over the closed accesses in accordance with details which have been submitted to and approved in writing by the Local Planning Authority; the footway/verge shall be retained thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

24. No dwelling shall be occupied until the vehicular and pedestrian access from Dukes Ride has been constructed in accordance with the approved plans.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

25. 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]

 

26. No dwelling shall be occupied until the associated vehicle parking and on-site turning 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]

 

27. There shall be no restrictions on the use of the car parking spaces shown on the approved plan for the occupiers of, or visitors to, the building hereby permitted.

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]

 

28. No dwelling shall be occupied until the covered bin store to the front of the site and the cycle store/buggy store located within the basement have been provided in accordance with the approved drawings. These facilities shall thereafter be retained.

REASON: In order to ensure that bin storage and bicycle and buggy parking is provided.

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

 

29. The approved Site Logistics Plan (drawing REN: 21_200_203-P1) shall be performed, observed and complied with. 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 in the approved Site Logistics Plan without the prior written permission of the Local Planning Authority.

REASON: In the interests of amenity and road safety.

 

30. The development shall be carried out in full accordance with the approved documentation

- Arboricultural Impact Appraisal and Method Statement 23.01.17 14133-AA8-DC

- Tree Protection Plan Ref: 14133-BT10

- Amended Services Co-ordination Plan REN:21_200_202/#

- Amended Lighting Plan LP001/02

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 Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

31. The protective fencing and other protection measures specified by condition 30 shall be erected in the locations as agreed with Local Planning Authority. Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following: -

a) No mixing of cement or any other materials.

b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.

d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ground conditions of any other description.

e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.

f) Parking/use of tracked or wheeled machinery or vehicles of any description. In addition to the protection measures specified above,

g) No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow

shown to be retained.

h) No signs, cables, fixtures or fittings of any other description shall be attached to any part of any

retained tree.

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 Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

32. The program of arboricultural monitoring shall be undertaken in full compliance with the approved documentation as listed in condition 30. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority. A copy of the signed inspection report shall be sent to the local Authority following each visit.

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 Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

33. The Construction Method Statement shall be implemented in full accordance with the approved details as listed under condition 30. No Dig structure shall be retained in perpetuity thereafter.

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]

 

34. The foundation structure shall be implemented in full accordance with the approved details as listed under condition 30.

REASON: - In order to safeguard tree roots and thereby safeguard trees considered worthy of retention in the interests of visual amenity of the area.

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

35. The boundary treatments shall be implemented in accordance with the approved Drawing JPS Landscape Plan Ref - LANDP01 R02 prior to the occupation of any of the building approved in this permission or as may otherwise be agreed in writing by the Local planning Authority.

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

[Relevant Plans and Policies: BFBLP EN20 and EN1, CSDPD Policies CS1 and CS7]

 

36. The approved basement ramp traffic control scheme shall be in full accordance with Technical Note -Traffic signal controlled Access System GDB/4828/TN.02 (January 2017) and remain in operation thereafter.

REASON: To ensure safe access to and from the basement car park for all users.

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