Agenda item

18/00453/FUL Land To The North Of Church Lane and East Of Wellers Lane, Warfield, Bracknell, Berkshire

Change of use of agricultural land to Suitable Alternative Natural Greenspace (SANG) with associated landscape works and the delivery of car parking spaces within an existing area of hardstanding.

Minutes:

Change of use of agricultural land to Suitable Alternative Natural Greenspace (SANG) with associated landscape works and the delivery of car parking spaces within an existing area of hardstanding.

 

The Committee noted:

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

·          The comments of Warfield Parish Council raising objection to the initial car parking layout.

·          The six representations received from residents received in response to the planning application as detailed in the agenda.

 

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

 

- the legal mechanism for the delivery of the SANG.

 

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 permitted shall be carried out only in accordance with the following approved plans and other submitted details received by the Local Planning Authority on 19th and 20th September and 2nd October 2018:

 

Site Location Plan (drawing ref. 6518-SANG_EXT_SLP Rev A)

Planning, Design and Access Statement Rev E September 2018

DRAFT SANG Management Plan September 2018 Rev. 6826.SANG.vf8 

Ecological Assessment April 2018 Rev. 6826.EcoAss.vf2

Flood Risk Assessment Rev P8 September 2018 prepared by BWB Consulting Ltd

Transport Statement Rev TS Final V2 prepared by Peter Brett Associates LLP

Illustrative Parking Layout (drawing ref. 36151-5501-027 Rev F) prepared by Peter Brett Associates LLP

Detailed Hard and Soft Landscape General Arrangement Plans prepared by Fabrik

D2571 L.100 Rev PA05

D2571 L.301 Rev PA08

D2571 L.302 Rev PA06

D2571 L.303 Rev PA05

D2571 L.304 Rev PA06

D2571 L.305 Rev PA08

D2571 L.306 Rev PA06

D2571 L.307 Rev PA07

 

Tree Report Rev A prepared by ACD Ltd

 

Passing Place Improvement Locations Plans prepared by Peter Brett Associates LLP

-           36151/5504/001 Rev A

-           36151/5504/002 Rev A

-           36151/5504/003 Rev A

-           36151/5504/004 Rev A

-           36151/5504/005 Rev A

-           36151/5504/006 Rev A

 

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

 

03.       Prior to the completion of the First SANG enhancement works the car parking spaces as illustrated on drawing number drawing ref. 36151-5501-027 Rev F shall be in accordance with the details as specified in the approved scheme and thereafter shall be retained for the parking purposes to serve the development.

 

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]

 

04.       The first SANG enhancement works and the relevant phases of the SANG upgrade works shall not be begun 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 (if required)

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 (d) above without the prior written permission of the Local Planning Authority.

 

REASON: In the interests of amenity and road safety.

 

05.       No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority.

 

REASON: In the interests safeguarding visual amenity.

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

 

06.       Prior to the commencement of the development details of the fencing, gates, waymarkers, refuse bins, cattle troughs and water source along with a programme for installation shall have been submitted to and approved in writing by the Local Planning Authority. The fencing, gates, waymarkers, refuse bins and cattle troughs shall be installed in accordance with the agreed programme and thereafter retained to serve the development.  All planting comprised in the soft landscaping works as part of the first SANG enhancement works shall be undertaken in the nearest planting season (1st October to 31st March inclusive) following the implementation of the first SANG enhancement works.

 

Prior to the commencement of the development of each phase of the SANG upgrade works, details of the final hard and soft landscaping schemes to be implemented as part of each SANG upgrade phase shall have been submitted to and approved in writing by the Local Planning Authority. All planting comprised in the soft landscaping works as part of the SANG upgrade works shall have been submitted to and approved in writing by the Local Planning Authority. The planting shall be undertaken in the nearest planting season (1st October to 31st March inclusive) following the implementation of each phase of SANG upgrade works prior to the transfer of any part of the approved SANG.

 

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 and the visual amenity of the area.

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

 

07.       The development should not be publicly accessible until the off-site works on Wellers Lane and Bowyers Lane have been completed in accordance with the details as shown of the following plans:

- 36151/5504/001 Rev A

- 36151/5504/002 Rev A

- 36151/5504/003 Rev A

- 36151/5504/004 Rev A

- 36151/5504/005 Rev A

- 36151/5504/006 Rev A

 

REASON: In the interests of the convenience and safety of all highway users.

[Relevant Policy: BFBLP EN20, M4, CSDPD CS7, CS24]

 

In the event of the s106 planning obligation not being completed by 31 December 2018 the Head of Planning be authorised to REFUSE the application for the following reasons:-

 

1. The absence of an agreement to secure the in perpetuity management and maintenance of the site would result in the land not satisfying the minimum requirements to qualify as SANG as required in Bracknell Forest Thames Basin Heaths Special Protection Area Avoidance and Mitigation SPD (March 2012) and as such would impact on the character of the use of land within this Green location. As such the development would be contrary to policies C1 of the Core Strategy DPD and GB2 of the Bracknell Forest Borough Local Plan DPD.

 

 

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk