Agenda item

17/00948/FUL Fox and Hounds, Hancombe Road, Sandhurst, Berkshire GU47 8NP

Extension and conversion of existing public house to 2 no. dwellings following demolition of existing single storey extensions and erection of 2 no. dwellings with associated parking and landscaping.

Minutes:

Extension and conversion of existing public house to 2 no. dwellings following demolition of existing single storey extensions and erection of 2 no. dwellings with associated parking and landscaping.

The Committee noted:

  • The Supplementary report of the Head of Planning tabled at the meeting.
  • The comments of Sandhurst Town Council.
  • Seventeen letters of objections as summarised in the Agenda papers and supplementary report.

·         The number of original neighbour objections was seventeen. Thirteen of these were withdrawn. 12 were now in support of the proposal with 1 neutral comment. The number of neighbour objections stood at 4.

Following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:-

 

- Measures to avoid and mitigate the impact of residential development upon the Thames Basin Heaths Special Protection Area (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. 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 submitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 13.07,17, 13.10.17, 14.11.17, 18.12.17 and 04.01.18:

           

FH/17/PL/LP03, FH/17/PL/L01F, FH/17/PL/L02D, FH/17/PL/L10, FH/17/PL/L11, FH/17/PL/L12/E, FH/17/PL/L13/D, FH/17/PL/L20, FH/17/PL/L21, FH/17/PL/L22/E, FH/17/PL/L23D, FH/17/PL/L30A, FH/17/PL/L40E, FH/17/PL/L41/C, FH/18/PL/L50

 

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

 

03. No construction works shall take place until wall finish and tile samples 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. No construction works shall take place until details showing the finished floor levels of the dwelling 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]

 

05. No construction works shall take place 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 building approved in this permission.

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

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

 

06. The first floor guest bedroom window in the south facing side elevation of Plot 4 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). It shall at all times be fixed shut with the exception of a top hung openable fanlight.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

07. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at first floor level and above in the south facing side elevation of Plot 3 and the north or south facing side elevations of the Plot 4 hereby permitted except for any which may be shown on the approved drawings.

REASON: To prevent the overlooking of neighbouring property.

[Relevant Policies: BFBLP EN20]

 

08. No dwelling shall be occupied until its means of vehicular access has been constructed in accordance with the approved site plan. 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

09. No dwelling shall be occupied until the associated vehicle parking has been set 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]

 

10. The garage accommodation shall be retained for the use of the parking at all times.

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

[Relevant Policy: BFBLP M9]

 

11. No dwelling shall be occupied until secure and covered parking for bicycles and storage for refuse has been provided in accordance with the approved drawings. They shall be retained as such thereafter.

REASON: In order to ensure bicycle and refuse storage facilities are provided.

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

 

12. Any damage to Sandy Lane or Hancombe Road that occurs as a result of construction of the proposed development shall be repaired and restored to its former condition in accordance with a scheme to be 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 amenity and road safety.

[Relevant Policies Core Strategy CS23, BFBLP EN20]

 

13. The development hereby permitted shall not be begun until a Construction Management Plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

(a) Parking of vehicles of site personnel, operatives and visitors

(b) Loading and unloading of materials

(c) Access to the site for construction vehicles

(d) Storage of plant and materials used in constructing the development

(e) Wheel Cleaning facilities  

(f) 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 (f) above.

REASON: In the interests of amenity and road safety.

[Relevant Policies Core Strategy CS23, BFBLP EN20]

 

14. All ecological measures and/or work shall be carried out in accordance with the BSG Bat Roost Assessment dated August 2017 and the BSG Further Bat Survey received on 30 October 2017.

REASON: In the interests of nature conservation.

[Relevant Policies Core Strategy CS1, CS7]

           

15. The areas shown for bat roost purposes on the approved plans shall thereafter not be used for any other purpose.

REASON: In the interests of nature conservation.

[Relevant Policies Core Strategy CS1, CS7]

 

16. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy.

REASON: In the interests of nature conservation.

[Relevant Policies Core Strategy CS1, CS7]

 

17. The development shall incorporate surface water drainage that is SuDS compliant and in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015).  It shall be operated and maintained as such thereafter. 

REASON: To prevent increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage scheme.

[Relevant Policies: CSDPD CS1, BFBLP EN25]

 

18. No part of any dwelling hereby permitted shall be occupied until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/person/day, has been submitted to, and agreed in writing by, the Local Planning Authority. The development shall be implemented in accordance with the Sustainability Statement, as approved, and retained as such thereafter.

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

 

19. No construction works shall take place until an Energy Demand Assessment demonstrating that at least 10% of the development's energy will be provided from on-site renewable energy production, has been submitted to and approved in writing by the Local Planning Authority. The dwelling as constructed shall be carried out in accordance with the approved assessment and retained as such thereafter.      

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS12]

 

20. No dwelling shall be occupied until details of the signing for the visitor spaces have 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 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]

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk