Agenda item

Erection of 61 dwellings, comprising 36no. 1, 2 and 3 bedroom apartments and 25no. 2 and 3 bedroom houses, with associated parking, amenity space and landscaping following the demolition of educational buildings (3748 sq m in D1 use) at the Wick Hill Centre and children's nursery.

Erection of 61 dwellings, comprising 36no. 1, 2 and 3 bedroom apartments and 25no. 2 and 3 bedroom houses, with associated parking, amenity space and landscaping following the demolition of educational buildings (3748 sq m in D1 use) at the Wick Hill Centre and children's nursery.

The Committee noted:

• The Supplementary report of the Head of Planning tabled at the meeting.
• The comments of The Bracknell Forest Society
• Twenty one objections as summarised in the Agenda papers and supplementary report.

 

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker Ms Madeline Diver objecting to the application and Mr Campbell Christie, speaking on behalf of the applicant.

RESOLVED that following the completion of planning obligation under Section 106 of the Town and Country Planning Act 1990 relating to (but not limited to the below, the Head of Planning in consultation with the Chairman of the Planning Committee be authorised to add or amend this list obligations):

SPA mitigation measures

Affordable housing

Securing the adoption of the cycle path and access roadways.

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:

            S201- Location Plan

            S202- Existing Site Survey

            P202 Rev. O - Proposed Site Plan

            P210 Rev. P- Proposed plans plots 1-16

            P211 Rev. L  Proposed elevations plots 1-16

            P212 Rev M- Proposed plans plots 17-27

            P213 Rev. K - Proposed elevations plots 17-27

            P214 Rev. N - Proposed plans plots 28-36

            P215 Rev. L - Proposed elevations plots 28-36

            P216 Rev. F - Proposed plans and elevations plot 37

            P217 Rev. F - Proposed plans and elevations plots 38, 39, 43, 44, 45, 46, 47,         48, 52, 53.

            P218 Rev. F - Proposed plans and elevations plots 41, 42, 54, 55

            P219 Rev. G - Proposed plans and elevations plots 40

            P220 Rev. J- Proposed plans and elevations plots 56, 57, 58, 59

            P221 Rev. G - Proposed plans and elevations plots 49, 50, 51

            P222 Rev. E - Proposed plans and elevations plots 60, 61.

            P223 Rev A - Proposed plans and elevations refuse and recycling

            P224 - Proposed plans and elevations bicycle stores

            P225- Proposed plans and elevations bicycle stores

            P226- Proposed plans and elevations refuse and recycling

            Parmabrook Flood Risk Assessment and Drainage Strategy dated June 2017

            Parmabrook Drainage Strategy dated October 2017

            Letter from Parmabrook to Julia Greene dated 8th August 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 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]

04.       Notwithstanding the submitted plans, no dwelling hereby permitted shall be            occupied until details 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.  The approved scheme shall be implemented in full before       the occupation of the dwelling to which the details relate.

            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, Core Strategy DPD CS7]

05.       Notwithstanding the submitted plans the development shall not commence            until details showing the finished floor levels of the buildings hereby approved           in relation to the external land levels including a fixed datum point have been           submitted to and approve in writing by the Local Planning Authority. The             development shall be carried out in accordance with the approved details.

            REASON: In the interest of the character of the area.

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

06.       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 in writing by the Local Planning Authority.

            REASON: In the interests of highway safety.

            [Relevant Polices Core Strategy DPD CS23]

07.       No dwelling shall be occupied until a means of access for pedestrians and             cyclists has been constructed in accordance with details which have been      submitted to and approved in writing by the Local Planning Authority. The          access shall thereafter be retained.

            REASON: In the interests of accessibility and to facilitate access by cyclists          and pedestrians.

            [Relevant Policies: BFBLP M6, Core Strategy DPD CS23]

08.       No dwelling shall be occupied until the associated vehicle parking or vehicle          parking and turning space has been surfaced and marked out in accordance    with a scheme to be submitted to and approved in writing by the Local   Planning Authority. The 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 development shall take place until a scheme has been submitted to and           approved in writing to accommodate:

            (a) Parking of vehicles of site personal, operative 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

            (f) Temporary Portacabins and welfare for site operatives

            (g) Construction management plan to include lorry routing and delivery times.

            Each facility will be retained throughout the course of construction of the    development, free from any impediment to its designated use.

            REASON: In the interests of amenity and road safety

            [Relevant Policies:  BFBLP M9, Core Strategy DPD CS7]  

10.       No development shall take place until a plan showing visibility splays at the            junction to Sandy Lane and from Johnstone Close 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. 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 adjacent carriageway.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

11.       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]

12.       There shall be no restrictions on the use of the car parking spaces within the          communal parking areas shown on the approved plan for the occupiers of, or             visitors to, any of the buildings hereby permitted, with the exception of one   space per flat being allocated to the relevant flat.

            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 Plans and Policies: BFBLP M9]

13.       No superstructural works shall take place until details of the signing for the             visitor spaces has been submitted to and approved in writing by the Local     Planning Authority.  The car parking spaces shall be provided and signed in   accordance with the approved details and the spaces and signage shall      thereafter be maintained and retained.

             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]

14.       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]

15.       No dwelling shall be occupied until a scheme has been submitted to and    approved in writing by the Local Planning Authority for covered and secure    cycle parking facilities. The buildings shall not be occupied until the approved         scheme has been implemented.  The facilities shall be retained.

            REASON: In the interests of accessibility of the development to cyclists.

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

16.       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]

17.       No development shall take place until a scheme has been submitted to and           approved in writing by the Local Planning Authority for off site highway works at the junction between Sandy Lane access servicing plots 54-61.

            The development shall not be occupied until the off site highway works have         been completed in accordance with the scheme.

            REASON: In the interests of highway safety.

            [Relevant Policy: BFBLP M4]

18.       The windows in the southern elevation of apartment block containing plots 28-       36 development hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). They shall            at all times be fixed with the exception of a top hung openable fanlight.

            REASON: To prevent the overlooking of neighbouring properties.

            [Relevant Policies: BFBLP EN20]

 

19.       The development hereby permitted shall be implemented in accordance with         the submitted Sustainability Statement, in so far as it related to water use,             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]

20.       The development shall not commence 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]

21.       The development (including site clearance and demolition) shall not            commence until a wildlife protection plan for construction has been submitted to and approved in writing by the local planning authority. The plan shall         include:

            i) an appropriate scale plan showing where construction activities are         restricted and protective measures

            ii) details of protective measures to avoid impacts during construction

            iii) a timetable to show phasing of construction activities

            iv) persons responsible for compliance with legal consents, planning           conditions, installation of protective measures, inspection and maintenance.

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

            REASON: In the interests of bio-diversity

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

22.       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 bio-diversity

            [Relevant Plans and Policies: CSDPD CS1, CS7]

23.       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.

            REASON: In the interests of bio-diversity

            [Relevant Plans and Policies: CSDPD CS1, CS7]               

24.       No dwelling hereby approved shall 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 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 bio-diversity and visual amenity of the site

[Relevant Plans and Policies: CSDPD CS1, CS7]

25.       No development (including initial site-clearance) 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 2.4m high 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 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.

            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.

            j)          Arboricultural site monitoring - Note confirming that all protection                            measures are to be routinely monitored by site visits undertaken by a                        project arboriculturalist (appointed by the land owners), at maximum 4                      week intervals  for the duration of all works on site  to ensure full                             compliance with the approved tree protection and monitoring scheme.                   Copy of the signed report to be forwarded to the Local Authority                                   following each site visit.  

            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.

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

26.       The protective fencing and other protection measures specified by condition          25 shall be erected in the locations agreed in writing by the Local Planning       Authority prior to the commencement of any development works, including          any initial clearance, and shall be maintained fully intact and (in the             case of the fencing) upright, in its approved locations at all times, until the         completion of all building operations on the site. 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, 

            a)         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.

            b)         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 Policies: BFBLP EN1 and EN20, CSDPD CS7]

27.       No development (including initial site clearance) shall commence until a     programme of supervision/monitoring for all arboricultural protection           measures, has been submitted to and approved in writing by the Local     Planning Authority.  Details shall include: -

            a)         Induction and personnel awareness of arboricultural matters.

            b)         Identification of individual responsibilities and key personnel.

            c)         Statement of delegated powers.

            d)         Timing and methods of site visiting and record keeping.

            e)         Procedures for dealing with variations and incidents.

            The program of arboricultural monitoring shall be undertaken in full             compliance with the approved details. No variation of the approved monitoring        program shall take place without the prior written agreement of the Local         Planning Authority.

            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]

28.       No development shall commence 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: -

            a)         An approved development layout plan identifying all areas where                            special construction measures are to be undertaken.

            b)         Materials including porous surface finish.

            c)         Construction profile/s showing existing /proposed finished levels                              together with any grading of levels proposed adjacent to the footprint               in each respective structure.

            d)         Program and method of implementation and arboricultural supervision.

            The Construction Method Statement shall be implemented in full accordance        with the approved scheme, under arboricultural supervision, prior to the           occupation of the dwelling. The 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]

29.       No development shall commence until:

            (i)         a site layout plan at a minimum scale of 1:200 showing the proposed                      layout of all underground services and external lighting and

            (ii)        a programme for the phasing and timing of works have been                                  submitted to and approved in writing by the Local Planning Authority.

            Details of the site layout plan shall include: -

            a)         Accurate trunk positions and canopy spreads of all retained                                     trees/hedgerows and mature groups of shrubs.

            b)         Surface water/ foul drainage and associated inspection chambers                          (existing reused and new)

            c)         Soak-aways (where applicable)

            d)         Gas, electricity, telecom and cable television.

            e)         Lighting columns and all associated ducting for power supply.

            f)          Phasing and timing of works.

 

            The development shall be carried out in full accordance with the approved             site layout and the approved programme.

            REASON: - In order to safeguard tree roots and thereby safeguard existing           trees and other vegetation considered worthy of retention and to ensure new    soft landscape planting areas are not adversely affected and can be used for           their approved purpose, in the interests of the visual amenity of the area.

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

30.       No development shall take place until:

            (i) details of all proposed alterations to the ground levels within the site within          5 metres of the minimum 'Root Protection Areas' calculated in accordance     with BS 5837 (2012) recommendations (or any subsequent revision), for all           existing retained trees within the site and on neighbouring land adjacent to the approved development. The details to include:

            a)         Existing and proposed finished levels.

            b)         Any proposed soil level re-grading in relation to existing retained trees,                    hedges and other vegetation.

            c)         Proposed retaining structures required to address level differences                         adjacent to retained trees and hedges and other vegetation, and

            (ii) a programme and method of implementation have been submitted to and         approved in writing by the Local Planning Authority.

            The development shall be carried out in accordance with the approved site            layout plan and the approved programme.

            REASON: In the interests of safeguarding the long term health and survival of       retained trees, hedges and other vegetation considered worthy of retention.

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

31.       Prior to the commencement of development, excluding demolition, the      applicant, or their agents, or successors in title, will secure and implement a         programme of archaeological works in accordance with a written scheme of       investigation, which has been submitted by the applicant and approved by the       local planning authority. The programme will commence with exploratory           archaeological evaluation, the results of which shall inform archaeological      mitigation measures that may be required and those measures will be agreed             with the local planning authority prior to the commencement of development.        The mitigation measures will be implemented in accordance with those           agreed with the local planning authority.

            REASON: In the interests of identifying and recording any archeological    remains.

            [Relevant Policies: BFBLP EN7 and NPPF]

 

32.       Development shall not commence until a drainage strategy detailing any on-          and off-site drainage works, along with proposed points of connection, has           been submitted to and approved by the Local Planning Authority in      consultation with the sewerage undertaker. No discharge of foul or surface            water from the site shall be accepted into the public system until the drainage   works referred to in the strategy have been completed.

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

            [Relevant Policies: CSDPD Policy CS1]

33.       No development shall commence until a surface water drainage scheme   (SWDS) for the site, based on sustainable drainage principles and an           assessment of the hydrological and hydro-geological context of the             development, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy shall demonstrate that surface         water run-off generated up to and including the 1 in 100 years critical storm, with a suitable allowance for climate change and allowances for urban creep         included, will not exceed the run-off from the equivalent greenfield site and    that flood risk will not be increased elsewhere from the in accordance with the   principles of the Parmabrook Drainage Strategy dated October 2017 and   Flood Risk Assessment dated June 2017 and letter from Parmabrook to Julia Greene dated 8th August 2017. The strategy should include details of          exceedance routing throughout the development. The SWDS shall             subsequently be implemented in accordance with the approved details before       the development is completed.

              REASON: To ensure that the site is properly drained and does not increase         the risk of flooding [Relevant Policies: CSDPD Policy CS1]

34.       No development shall take place until full details of the Drainage System(s)           have been submitted to and approved in writing by the Local Planning           Authority. These shall include:

• Results of intrusive ground investigations demonstrating the depth of the seasonally high groundwater table.
• Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, headwall details, planting (if necessary) and drawings as appropriate taking into account the groundwater table.
• Confirmation of the gully spacing calculations to demonstrate they are capable of conveying the rainfall volumes as set out in the Approved Drainage strategy.
• The approved details shall be implemented as in accordance with the approved details.

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

            [Relevant Policies: CSDPD CS1]

35.       Development shall not commence until details of how the surface water     drainage shall be maintained and managed after completion have been            submitted to and approved in writing by the Local Planning Authority. The      details shall include confirmation of the required maintenance activities with           expected frequency, with site specific assessments included to demonstrate   that health and safety has been fully considered in the design and that access           and egress for future residents will be maintained during any operations to             repair or replace drainage features. The approved details shall thereafter be             complied with.

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

            [Relevant Policies: CSDPD CS1]

            In the event of the S106 planning obligations not being completed by 31st January 2018, the Head of Planning be authorised to extend this period or          REFUSE the application on the grounds of:-

1.         The occupants of the development would put extra pressure on the Thames          Basin Heaths Special Protection Area and the proposal would not   satisfactorily mitigate its impacts in this respect.  In the absence of a planning           obligation to secure suitable avoidance and mitigation measures and access          management monitoring arrangements, in terms that are satisfactory to the          Local Planning Authority, the proposal would be contrary to Policy NRM6 of    the South East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan,             Policy CS14 of the Core Strategy Development Plan Document and the    Thames Basin Heaths Special Protection Area Avoidance and Mitigation     Supplementary Planning Document (2012).

2.         In the absence of a planning obligation to secure affordable housing in terms         that are satisfactory to the Local Planning Authority, the proposal is contrary     to Policy H8 of the Bracknell Forest Borough Local Plan, Policies CS16 and      CS17 of the Core Strategy Development Plan Document, the Planning      Obligations SPD and the resolution on affordable housing made by BFC        Executive on 29 March 2011

3.         In the absence the measures too secure the adoption of the footpath          cycleway to the south of the site, and access roads the application does not     promote other means of transport other than the private car, contrary to Policies CS1, and CS23 of the CSDPD supported by the NPPF