Agenda item

19/00102/OUT, 414 Yorktown Road, College Town, Sandhurst

Outline application (including details of access, appearance, layout & scale) for the erection of dormer roof extensions, rear extensions (including demolition of existing elements) and a change of use of gym (D2) to residential (C3) to provide 13no. residential apartments.

Minutes:

Outline application (including details of access, appearance, layout & scale) for the erection of dormer roof extensions, rear extensions (including demolition of existing elements) and a change of use of gym (D2) to residential (C3) to provide 13no. residential apartments.

 

The Committee noted:

  • The supplementary report of the Head of Planning tabled at the meeting.
  • The comments of Sandhust Town Council.
  • A total of 48 objections to the application received from members of the public, as summarised in the Agenda papers (excluding four further representations submitted which had been discounted since they contained no address).

 

RESOLVED that following the completion of planning obligation(s) under Section 106of the Town and Country Planning Act 1990 relating to the following measures:

 

- avoidance and mitigation of the impact of residential development upon the Thames Basin Heaths Special Protection Area (SPA) and

- a financial contribution towards off-site areas of public open space.

 

the Head of Planning be authorised to APPROVE the application subject to the following condition(s):-

 

01. Approval of the details of the landscaping of the development (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before development is commenced. 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. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

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

 

03. The development hereby permitted shall be begun not later than the expiration of two years from the final approval of the reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

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

 

04. 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 4 July 2019:

 

P1568.01 Rev.F ‘Planning Layout & Location Plan’

P1568.SK.01 Rev.B ‘Proposed Ground Floor Plan’

P1568.SK.02 Rev.A ‘Proposed First Floor Plan’

P1568.SK.03 Rev.A ‘Proposed Second Floor Plan’

P1568.SK.04 Rev.A ‘Proposed Roof Plan’

P1568.SK.05 Rev.B ‘Proposed Front & Side Elevations’

P1568.SK.06 Rev.A ‘Proposed Rear & Side Elevations’

 

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

 

05. No above-ground construction 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 'Saved' Policy EN20; Core Strategy DPD CS7]

 

06. 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.

[Relevant Policies: BFBLP EN20 & EN25, Core Strategy DPD CS23]

 

07. No demolition or construction work shall take place outside the hours of 8:00 am and 6:00 pm Monday to Friday; 8:00 am and 1:00 pm Saturday and not at all on Sundays and Public Holidays.

REASON: In the interests of the amenities of the occupants of neighbouring residential properties.

[Relevant Policies: BFBLP 'Saved' Policies EN20, EN25]

 

08. Notwithstanding the approved plans, the development shall not be occupied until details have been submitted to and approved by the Local Planning Authority demonstrating the proposed parking layout and allocation to the development including the provision for disabled parking space/s. The parking layout shall thereafter be surfaced and marked out in accordance with the approved details, and shall thereafter be kept available for parking, along with access and turning (where relevant) 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]

 

09. Notwithstanding the submitted information, the development hereby approved shall not be occupied until a scheme for signage including the give-way access arrangements and the hours of reservation of the retail parking spaces, has been submitted to and approved in writing by the Local Planning Authority. The signage shall be installed in accordance with the approved details prior to the first occupation of the development and thereafter retained.

REASON: In the interests of highway safety.

[Relevant Plans and Policies: CS23 of the CSDPD].

 

10. The apartments hereby permitted shall not be occupied until their associated cycle store and access have been implemented in accordance with details to be submitted to, and approved by, the Local Planning Authority. The stores and access shall thereafter be kept available for cycle parking at all times.

REASON: In order to ensure adequate bicycle facilities are provided, in the interests of highway safety.

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

 

11. The apartments hereby permitted shall not be occupied until their associated bin storage and access has been implemented in accordance with details to be submitted to, and approved in writing by, the Local Planning Authority. The storage and access shall thereafter be kept available for refuse storage at all times.

REASON: In order to ensure adequate bin storage facilities are provided, in the interests of the character of the area and highway safety.

[Relevant Policies: CSDPD Policy CS7 and CS23, BFBLP 'Saved' Policy EN20]

 

12. The development hereby approved shall be carried out in accordance with the conclusions and mitigation measures outlined within document CRM.1676.001.HY.R.001 ‘Flood Risk Assessment’ received by the Local Planning Authority on 20 May 2019. The relevant measures shall thereafter be retained for the lifetime of the development.

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

[Relevant Policies: CSDPD CS1, NPPF]

 

13. No development shall commence until a scheme for the provision of bird and bat boxes, 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 nature conservation

[Relevant Policy: CSDPD CS1, CS7]

 

14. The development shall not be occupied until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new residential units (that form part of the approved development) of 110 litres/person/day, has been submitted to, and agreed in writing by, the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved Sustainability Statement.

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

[Relevant Policy: Core Strategy DPD CS10]

 

15. The development shall not be begun 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 enlargement of the building hereby approved shall be undertaken in accordance with the approved assessment and thereafter operated in accordance with it.

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

[Relevant Plans and Policies: CSDPD Policy CS12]

 

Should the applicant fail to complete the required S106 agreement by 18 September 2019 the Head of Planning be authorised to REFUSE the application for the following reasons: -

 

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), and the NPPF.

 

2. The proposed development would unacceptably increase the pressure on open space of public value. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secures the off-site provision of open space of public value, the proposal is contrary to ‘Saved’ Policy R4 of the Bracknell Forest Borough Local Plan, Policies CS6 and CS8 of the Core Strategy Development Plan Document, the Planning Obligations Supplementary Planning Document (adopted February 2015), and the NPPF.

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk