Agenda item

PS 19/00023/FUL - Land To The Rear Of 29 Warfield Road & 7 Sherring Close, Bracknell, Berkshire RG42 2JY

Meeting of Planning Committee, Thursday, 14 November 2019 7.30 pm (Item 47.)

Erection of 3no. dwellings with associated landscaping, parking and access.

Minutes:

Land To The Rear Of 29 Warfield Road & 7 Sherring Close Bracknell Berkshire RG42 2JY

The Committee noted:

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

· That Bracknell Town Council raised no objection.

· The 14 letters of objection as detailed in the agenda.

The criteria for public speaking had been met in respect of this application and the Committee was addressed by the registered speaker Rachel Britton objecting to the application and Matt Taylor speaking in response.

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

- 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 permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 22 February 2019:

2541-PL-01 Rev.B ‘Site Plan’

2541-PL-02 Rev.B ‘Floor Plans Plots 1,2’

2541-PL-03 Rev.A ‘Floor Plans Plots 3’

2541-PL-06 Rev.B ‘Carport and Garage Plans’

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

03. 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]

04. The development hereby permitted shall not be begun 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 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 'Saved' Policy EN20, Core Strategy DPD CS7]

05. The development shall not be begun 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 good landscape design and the visual amenity of the area. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]

06. No development shall commence until details of the boundary treatments (fencing, hedges, walls) have been submitted to and approved by the Local Planning Authority. The approved details shall thereafter be implemented and retained as such. All boundary treatments shall provide for the free movement of wildlife to and from the site.

REASON: In the interests of the visual amenity of the area, and biodiversity

[Relevant Plans and Policies: CSDPD CS1, CS7]

7. 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 with or without modification), no windows at first floor level or above shall be installed on any of the north- or south-facing elevations of the dwellings of Plot 1 and Plot 2 hereby approved, with the exception of those shown on the approved plans.

REASON: In the interests of the residential amenity of the neighbouring residential properties

[Relevant Policy: BFBLP 'Saved' Policy EN20].

08. The additional dwellings hereby permitted shall not be occupied until the means of vehicular access, including details of construction and materials, has been provided in accordance with details to be submitted to and approved in writing by the Local Planning Authority. The approved details shall thereafter be implemented and retained as such.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

09. The dwellings hereby permitted shall not be occupied until visibility splays have been provided at the junction of the site access with Warfield Road in accordance with drawing 2541-PL-07 ‘Block Plan Showing Vision Splays Site Access Swept Paths’, received by the Local Planning Authority on 22 February 2019. 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]

10. The dwellings hereby permitted shall not be occupied until the associated vehicle parking spaces have been surfaced and marked out in accordance with approved drawing 2541-PL-01 Rev.B ‘Site Plan’, received by the Local Planning Authority on 22 February 2019. 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].

11. The dwellings hereby permitted shall not be occupied until the associated car ports have been provided in accordance with approved drawings 2541-PL-01 Rev.B ‘Site Plan’, and 2541-PL-06 Rev.B ‘Carport and Garage Plans’, received by the Local Planning Authority on 22 February 2019. The car ports shall thereafter be kept available for parking at all times, and, notwithstanding the provisions of Part 1 Classes A and E of Schedule 2 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 ports, and no gate or door shall be erected to the front of the car ports.

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. The dwellings hereby permitted shall not be occupied until the associated external rear garden access for cycle and bin storage has been provided in accordance with approved drawing 2541-PL-01 Rev.B ‘Site Plan’, received by the Local Planning Authority on 22 February 2019. The store and access shall thereafter be kept available for cycle and bin storage at all times.

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

[Relevant Policies: BFBLP ‘Saved; Policies EN20 and M9, Core Strategy DPD CS7 and CS23]

13. 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;

(d) Wheel cleaning facilities, and

(e) Temporary portacabins and welfare for site operatives.

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 visual amenity and road safety.

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

14. 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]

15. No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority setting out details of a badger run including details of boundary treatments. The badger run shall thereafter be provided in accordance with the agreed scheme, and be retained thereafter.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD 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 badgers 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 badgers 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 Plans and Policies: CSDPD CS1, CS7]

17. No development shall take place 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, complied with and thereafter retained.

REASON: In the interests of nature conservation

[Relevant Policies: CSDPD Policies CS1, CS7]

18. An ecological site inspection report shall be submitted to the Local Planning Authority within three months of the first occupation of any dwelling hereby approved. Any recommendations contained within this report and agreed in writing by the Local Planning Authority shall be performed, observed and complied with.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

19. No development shall take place 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]

20. No development shall take place until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 10%). The dwellings 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. No development shall take place until full details of the Drainage Systems, in accordance with the principles set out in the PBA Technical Note dated September 2019, have been submitted to and approved in writing by the Local Planning Authority. These shall include calculations demonstrating that the scheme meets greenfield runoff rates and volumes for the 1 in 1, 1 in 2, 1 in 30, 1 in 100 year and 1 in 100 +40% increase in climate change.

The scheme shall be designed using FEH Rainfall and include a 10% increase for urban creep. Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, permeable paving construction, headwall details, planting (if necessary) and drawings as appropriate taking into account the groundwater table.

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