Agenda item

Outline planning application for the erection of 53 dwellings, associated vehicular and pedestrian access, car parking, drainage works and landscaping, including provision of open space, and alterations to existing outbuilding to provide a car barn and cycle store following removal of existing dwelling (means of access, appearance, layout and scale to be considered, landscaping reserved for future consideration).

Outline planning application for the erection of 53 dwellings, associated vehicular and pedestrian access, car parking, drainage works and landscaping, including provision of open space, and alterations to existing outbuilding to provide a car barn and cycle store following removal of existing dwelling (means of access, appearance, layout and scale to be considered, landscaping reserved for future consideration)

 

The Committee noted:

• The Supplementary report of the Head of Planning tabled at the meeting.
• The comments of Binfield Parish Council recommending refusal.
• Six letters of objection as summarised in the Agenda papers.

 

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

 

- SPA mitigation measures

- the provision of on-site affordable housing

- long-term management and maintenance of SuDS, roads and footways on the site

- a financial contribution to community facilities

- a financial contribution to the provision of primary education

- the on-site provision of OSPV and a contribution towards the improvement of off-site facilities

- a financial contribution towards improvements to non-car modes along the London Road corridor and adjoining roads

- securing permissive pedestrian routes on and across the site in perpetuity

- securing S278 and S38 matters associated with the development

- provision for permissive pedestrian and cycle access to the Bellway development on the application site's western and northern boundaries should agreement with third parties be reached;

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

 

RESOLVED that the Head of Planning be authorised to APPROVE the application subject to the following conditions amended, added to or deleted as he considers necessary:-

 

01. Application for approval of the details of the landscaping of the development (hereinafter called "the reserved matters") shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The plans and particulars in relation to the Reserved Matters shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

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

 

02. The development hereby permitted shall be begun not later than the expiration of two years from the final approval of the reserved matters.

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

 

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

1313.PLN.SL.100       Location Plan

1313.PLN.201 Rev J  Site Layout

1313.PLN.202 Rev K Information Plan

1313.PLN.204 Rev A Plots 1 – 7 Elevations

1313.PLN.205 Rev A Plots 1 – 7 Floor Plans

1313.PLN.206 Rev B Plots 8 – 13 Elevations and Floor Plans

1313.PLN.207 Rev A Plot 14 Elevations and Floor Plans

1313.PLN.208 Rev D             Plots 15 – 19 Elevations

1313.PLN.209 Rev D             Plots 15 – 19 Floor Plans

1313.PLN.210 Rev A Plots 20 & 21 Elevations and Floor Plans

1313.PLN.211 Rev A Plots 22 – 24 Elevations and Floor Plans

1313.PLN.212 Rev B Plots 25 – 29 Elevations and Floor Plans

1313.PLN.216 Rev B Plots 41 – 43 Elevations and Floor Plans

1313.PLN.217             Plots 44 – 46 Elevations and Floor Plans

1313.PLN.218             Plot 47 Elevations and Floor Plans

1313.PLN.219             Plot 48 Elevations and Floor Plans

1313.PLN.220 Rev A Plots 49 & 50 Elevations and Floor Plans

1313.PLN.221 Rev B Plots 51 & 52 Elevations and Floor Plans

1313.PLN.222 Rev A Plot 53 Elevations and Floor Plans

1313.PLN.223 Rev A Car Barn Elevations and Floor Plans

1313.PLN.224 Rev A Barn – Proposed Elevations and Floor Plans

1313.PLN.225 Rev B Street Section 1

1313.PLN.226 Rev A  Street Section 2

1313.PLN.228 Rev C             Plots 33-40 Elevations

1313.PLN.229 Rev C             Plots 33-40 Floor Plans

1313.PLN.230 Rev CPlots 30-32 Elevations and Floor Plans

1313.PLN.233             Proposed Sections

1313.PLN.237             Proposed Sections

15-T124 08 Rev B      Proposed Widening on Murrell Hill Lane

17-T124 10 Rev C      Pedestrian Ramp Detail

17-T124 11                  Pedestrian Minor Ramp Section

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

 

04. The development hereby permitted shall not be begun until details showing the finished floor levels of the proposed buildings hereby approved in relation to fixed datum points showing the 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 superstructure works shall be commenced until all outstanding details of external materials 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 Plans and Policies: BFBLP EN20, CSDPD CS7]

 

06. No dwelling shall be occupied until means of pedestrian and vehicular access to it have been constructed in accordance with the approved drawings.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

07. No dwelling shall be occupied until a plan showing visibility splays has 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]

 

08. No dwelling shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawings. 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. The garage accommodation hereby approved shall be retained for the use of the parking of vehicles at all times.

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]

 

10. 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 Planning (General Permitted Development) (England) Order 2015 (as amended) or any Order revoking and re-enacting that order, 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]

 

11. The car parking spaces shown on the approved plans as 'v' (visitor parking) shall be marked as such before they are brought in to use. Thereafter there shall be no restrictions at any time on their use by the occupiers of, or visitors to, any of the buildings hereby approved

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] 

 

12. No dwelling shall be occupied until associated approved cycle parking facilities have been provided in accordance with the approved drawings. The facilities shall be retained as approved.

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

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

 

13. No dwelling shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for off-site highway works comprising:-

- widening of the carriageway of Murrell Hill Lane in the vicinity of the site

- formation of a footway on the west side of Murrell Hill Lane in the vicinity of the site

- works to link the footpath from the centre of the site to the footway on the north side of London Road

No dwelling shall be occupied until these off-site highway works have been completed in accordance with the approved scheme.

REASON: In the interests of highway safety.

[Relevant Policy: BFBLP M4, CSDPD CS1 CS23]

 

14. 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.

 

15. No development shall take place until a drainage strategy detailing on and off-site drainage works has been submitted to and approved by the Local Planning Authority in consultation with the sewerage undertaker.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding In accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

16. No dwelling hereby permitted shall be occupied until any necessary works to improve the existing public foul sewerage network so that it is able to cope with the flows from the proposed development have been completed

REASON: To ensure that the site is properly drained and does not increase the risk of flooding In accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

17. A minimum 3 month period of groundwater monitoring shall be undertaken during the winter/spring months, as appropriate, to inform the groundwater protection scheme referred to in the Clarke Bond FRA, encompassing both construction temporary works and post development features, to ensure adequate land drainage is provided and that SUDS features and tanks are adequately designed. The monitoring data together with an Interpretative report prepared by an appropriately qualified Geotechnical Engineer and the detailed scheme shall be submitted to and approved in writing by the Local Planning Authority before the development hereby permitted takes place. The approved scheme shall 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 in accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

18. No development shall take place until a detailed scheme for the management of the existing highway drainage demonstrating that the highway drainage from London Road will discharge to adoptable sewers, has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall 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 In accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

19. 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:-

- full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, headwall details, collector pipes;

- construction details for permeable paving, including check dam locations and service crossings;

- construction details for geocellular storage demonstrating access for maintenance planting and drawings as appropriate taking into account the groundwater table;

- detailed design of the pond, including liner design, planting, side slopes, headwall details, sediment forebay design and RoSPA Assessment.

Calculations supporting the detailed design shall be submitted demonstrating that the scheme meets the existing 1 in 1 greenfield rates for the site in accordance with the Opus Surface water drainage strategy OEC Surface water drainage report dated December 2017 and revised Drainage Strategy Drawing OEC Dwg No. SH.39.202 revision P10 for all events up to the 1 in 100 year + 40% storm including 10% allowance for urban creep. The strategy should include details of exceedance routing throughout the development.  The drainage strategy 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 In accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

20. No development shall take place 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.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding In accordance with Policy CS1 of the Core Strategy Development Plan Document.

 

21. All ecological measures and/or works shall be carried out in accordance with the details contained in Ethos Environmental Planning Ecological Assessment dated March 2017, and the document prepared by Ethos Environmental Planning addressing comments made by the Biodiversity Officer for Bracknell Forest Council in relation to the site, submitted on 23 June 2017. An ecological site inspection report shall be submitted for approval within three months of the first occupation of any dwelling hereby approved.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

22. The areas shown for bat roost purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose. 

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

23. No dwelling shall be occupied until a habitat management plan has been submitted to and approved by the Local Planning Authority. 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: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

24. No development shall take place (including ground works and vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:

a) Risk assessment of potentially damaging development activities

b) identification of "biodiversity protection zones"

c) practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during development (may be provided as a set of method statements)

d) the location and timing of sensitive works to avoid harm to biodiversity features

e) the times during development when specialist ecologists need to be present on site to oversee works

f) responsible persons and lines of communication

g) the role and responsibilities on site of an ecological clerk of works or similarly competent person

h) the use of protective fences, exclusion barriers and warning signs

The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the development period strictly in accordance with the approved details.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

25. 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) Programme 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 occupation of any dwelling hereby permitted. 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]

 

26. 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 shall 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]

 

27. All existing trees, hedgerows and groups of mature shrubs shown to be retained on the approved drawings shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2005, or any subsequent revision.  The development shall be carried out in accordance with the approved drawings.

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]

 

28. All planting comprised in the approved 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 approved 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]

 

29. No development approved by this permission shall be commenced until a landfill gas risk assessment has been submitted to and approved in writing by the local Planning Authority.  Where a risk from migrating gas is identified, appropriate works to mitigate the effects of gas shall be incorporated in detailed plans to be approved by the Local Planning Authority.

REASON: The proposed development is located near a former landfill site, the contents of which are not known.  To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers and users of the development.

 

30. No development shall take place until a contaminated land Phase I report (Desk Top Study) has been carried out by a competent person to identify and evaluate all potential sources and impacts of land and/or groundwater contamination relevant to the site.  The Desk Top Study shall be submitted to, and approved in writing by, the local planning authority.

This must be conducted in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11”.

Following approval of the Desk Top Study, a Phase II report (Site investigation) may be necessary, depending on the findings of the Phase I report. This should be carried out by a competent person to fully and effectively characterise the nature and extent of any land and/or groundwater contamination and its implications.  If required, the method and extent of this site investigation shall be agreed with the Local Planning Authority prior to commencement of the work and shall then proceed in strict accordance with the measures approved.

This must be conducted in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11”.

Any remedial or mitigating measures recommended by the findings from the Phase II report shall be approved by the Local Planning Authority and implemented before any dwelling is occupied.

This must be conducted in accordance with DEFRA and the Environment Agency’s “Model Procedures for the Management of Land Contamination, CLR 11”.

REASON: The proposed development is located near a former landfill site, the contents of which are not known.  To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers and users of the development.

 

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

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

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

(iii) site security arrangements including hoardings

(iv) proposed method of piling for foundations

(v) construction and demolition methodology

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

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

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

 

32. No demolition or construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 13:00 Saturday and not at all on Sundays or Public Holidays.

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

 

33. No above ground development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting, including that serving car parking areas and pedestrian footpaths, including details of lighting units and levels of illumination.  The approved scheme for each area shall be implemented before the first use of that area and the lighting retained in accordance therewith. 

REASON: In the interests of the character of the area and to ensure the safe use of pedestrian routes and parking courts.

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

 

34. No dwelling adjoining London Road shall be occupied until appropriate means of ventilation (such as acoustic trickle vents in accordance with Building Regulations) have been installed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority (affects plots 30-32 and 41-43).

REASON: To ensure that the future occupiers of dwellings are protected from road traffic noise in the dwellings.

[Relevant Plans and Policies: BFBLP EN25]

 

35. The buildings hereby approved shall be constructed in accordance with the Sustainability & Energy Statement: Land at Popes Farm, Murrell Hill Lane, Binfield prepared by Bluesky Unlimited, dated 15th March 2017.

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

[Relevant Plans and Policies: CSDPD Policy CS10 and CS12]

 

36. Prior to the commencement of development, the applicant, their agents or successors in title, will secure the implementation of a programme of archaeological field evaluation in accordance with a written scheme of investigation, which has been submitted by the applicant and approved 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 by the Local Planning Authority prior to the commencement of the development. The mitigation strategy will be undertaken in accordance with the approved document.

REASON: The site lies within an area of archaeological potential. A programme of works is required to mitigate the impact of development and to record any surviving remains so as to advance our understanding of their significance

[Relevant Policies: Paragraph 141 of the NPPF, BFBLP EN7]

 

37. Bin storage associated with the flats hereby approved shall be provided before the flats it serves have been occupied, and shall thereafter be retained available for use.

REASON: In the interests of residential amenity.