Agenda item

19-00931-FUL Winkfield Park, Winkfield Row, Bracknell, Berkshire RG42 6NA

Demolition of Brockhill House and stable barn. and erection of replacement main house comprising 9 no. apartments.

Minutes:

Demolition of Brockhill House and stable barn. and erection of replacement main house comprising 9 no. apartments.

 

The Committee noted:

 

· The comments of Winkfield Parish Council as detailed in the Agenda Papers.

· That no objections had been received.

 

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

 

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 22.10.2019, 22.01.2020 & 10.03.2020:

             

            100/02

            PL-01/C

            PL 010 00

            020/01

             

            PL 215 00

            PL 216 00

            PL 217 00

            PL 218 00

           

            PL 315 00

            PL 316 00

            PL 318 00

            330/01

            331/01

           

           

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

 

03.       No development above slab level shall take place until samples of the materials to include bricks, stonework and roof 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 EN20, Core Strategy DPD CS7]

 

04.       Other than demolition and groundworks on site no works shall commence until details showing the finished floor levels of the building 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 EN20, Core Strategy DPD CS7]

 

05.       No dwelling shall be occupied until the access road, including passing places, has been constructed in accordance with the approved plans to a sufficient standard to accept the weight of Bracknell Forest Council's refuse vehicles.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

           

 

06.       No dwelling shall be occupied until the associated vehicle parking and turning space has been surfaced and marked 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]

           

 

07.       No dwelling shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities in accordance with Table 6 and Annex C of the Parking Standards SPD, March 2016. The building shall not be occupied until the approved scheme has been implemented.  The facilities shall thereafter be retained. REASON: In the interests of accessibility of the development to cyclists.

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

 

08.       No dwelling shall be occupied until visibility splays of at least 2.4m x 25m have been provided at the southern access onto Winkfield Row.  These areas 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]

 

09.       No dwelling shall be occupied until

            (a)         details of the location of 2 visitor car parking spaces, and

            (b)         details of the signing for the 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 be implemented prior to the occupation of any of the dwellings hereby permitted and 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]  

           

 

10.       The development shall be carried out in accordance with the submitted flood risk assessment (reference CV8190782/AQ/DW/003, issue 1, dated 17 October 2019 and prepared by Glanville) and the following mitigation measures it details:

             

            Finished floor levels shall be set no lower than 58.64m above Ordnance Datum (OD)

            These mitigation measures shall be fully implemented prior to occupation.  The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development.

           

            REASON: To reduce the risk of flooding to the proposed development and future occupants.

 

11.       No dwelling shall be occupied until a landscape and ecological maintenance and management plan (LEMPhas been submitted to, and approved in writing by, the local planning authority prior to the occupation of any dwelling. The LEMP shall be carried out as approved.

           

            The scheme shall include the following elements:

           

            i) Description and evaluation of features to be managed

            ii) Ecological trends and constraints on site that might influence management

            iii)  Aims and objectives of management

            iv) Details of maintenance regimes

            v) Details of any new habitat created on-site or proposed planting schemes

            vi) Details of an 8m ecological buffer alongside the river that is free from all built development

            vii) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)

            viii) Details of the body or organisation responsible for implementation of the plan

                       

           

            REASON: To ensure the protection of wildlife and supporting habitat and to secure opportunities for enhancing the site's nature conservation value.

           

            12.       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 strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

           

            i) identify those areas/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

            ii) 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.

                       

            No dwelling shall be occupied until all external lighting has been 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: To protect the wildlife  interests of the site.

            [Relevant Policies: CSDPD policy CS1]

           

 

13.       Part 1

            No development shall take place until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority.  These details shall include: -

            a)         Comprehensive planting plans of an appropriate scale and level of detail that provides adequate clarity including details of ground preparation and all other operations associated with plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densities locations.

            b)         Details of semi mature tree planting.

            c)         Comprehensive 5 year post planting maintenance schedule.

            d)         Means of enclosure (walls and fences etc)

            e)         Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.

            f)          Recycling/refuse or other storage units, play equipment

            g)         Other landscape features (water features, seating, trellis and pergolas etc).

           

            Part 2: Implementation

             

            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, or as may otherwise be agreed in writing by the Local Planning Authority.  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 8545:2014 - Trees: from nursery to independence in the landscape - Recommendations' 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' 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.

           

 

14.       The areas shown for soft landscaping purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose without the prior written permission of the Local Planning Authority.  If within a 5 year period of the completion of the development any soft landscaped area which is removed, uprooted, or is destroyed or dies shall be replaced by plants of the same species and size as that originally planted at the same place.

           

            REASON: - In the interests of good landscape design and the visual amenity of the area.

           

 

15.       No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, 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.  Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200, showing   the following:

           

            a)         Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

            b)         Positions and spreads of existing hedgerows and groups of mature shrubs.

            c)         All proposed tree, hedge or shrub removal. Shown clearly with a broken line. 

            d)         Proposed location/s of 2m high (minimum)  protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), to include appropriate weatherproof tree protection area signage (such as "Keep Out - Construction Exclusion Zone") securely fixed to the outside of the protective fencing structure at regular intervals.

            e)         Illustration/s of the proposed protective barriers to be erected.

            f)          Proposed location/s and illustration/s ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction.

            g)         Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.

            h)         All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.

            i)          Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

            j)          Arboricultural site monitoring - Note confirming that all protection measures are to be routinely monitored by site visits undertaken by a project arboriculturalist (appointed by the land owners), at maximum 4 week intervals  for the duration of all works on site  to ensure full compliance with the approved tree protection and monitoring scheme. Copy of the signed report to be forwarded to the Local Authority following each site visit.  

           

           

            The development shall be carried out in full accordance with the approved scheme.

           

            REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

           

 

16.       The protective fencing and other protection measures specified by condition 15 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following: -

            a)         No mixing of cement or any other materials.

            b)         Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

            c)         Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.

            d)         Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

            e)         Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting.

            f)          Parking/use of tracked or wheeled machinery or vehicles of any description.

           

            In addition to the protection measures specified above, 

            a)         No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to be retained.

            b)         No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retained tree.

           

            REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

           

 

17.       No development (including initial site clearance) shall commence until a detailed site specific programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -

            a)         Induction and personnel awareness of arboricultural matters.

            b)         Identification of individual responsibilities and key personnel.

            c)         Statement of delegated powers.

            d)         Timing and methods of site visiting and record keeping. To include routine site visits at maximum 4 week intervals

            e)         Procedures for dealing with variations and incidents.

           

            The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. A copy of the signed inspection report shall be sent to the local Authority following each visit.

           

            REASON: - In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area

 

18.       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)         Program 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 the occupation of the dwelling. 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]

           

           

19.       No development shall commence until a site specific method statement for the removal of all existing hard surfaced areas and/or structures of any other description, located within the minimum Root Protection Areas (RPAs) of trees to be retained, has been submitted to and approved in writing by the Local Planning Authority.  Details shall include: -

            a)         A site plan at a minimum scale of 1:200, identifying all areas where such work is to be undertaken.

            b)         Reinstatement to soft landscape area including proposed ground de-compaction works.

            c)         Timing and phasing of works.

           

            The Construction Method Statement shall be observed, performed and complied with in full accordance with the approved details.

           

            REASON: - In order to safeguard tree roots and thereby safeguard trees in the interests of the visual amenity of the area.

 

20.       No development shall commence until:

            (i) a site layout plan at a minimum scale of 1:200 showing the proposed layout of all underground services and external lighting and

            (ii) a programme for the phasing and timing of works

            have been submitted to and approved in writing by the Local Planning Authority. 

 

            Details of the site layout plan shall include: -

            a)         Accurate trunk positions and canopy spreads of all retained trees/hedgerows and mature groups of shrubs.

            b)         Surface water/ foul drainage and associated inspection chambers (existing reused and new)

            c)         Soak-aways (where applicable)

            d)         Gas, electricity, telecom and cable television.

            e)         Lighting columns and all associated ducting for power supply.

            f)          Phasing and timing of works.

           

            The development shall be carried out in full accordance with the approved site layout and the approved programme.

           

            REASON: - In order to safeguard tree roots and thereby safeguard existing trees and other vegetation considered worthy of retention and to ensure new soft landscape planting areas are not adversely affected and can be used for their approved purpose, in the interests of the visual amenity of the area.

           

 

21.       No development shall commence until a scheme for the open space within the site has been submitted to and approved in writing by the Local Planning Authority.  The scheme shall also include details of its provision, layout, soft and hard landscaping, landscaping, management and the ensuring of the future maintenance thereof in perpetuity. The open space shall be provided in accordance with the approved scheme in perpetuity.

 

            Prior to first occupation of the approved building, the open space shall be provided in accordance with the approved scheme and will be made publicly accessible open space and maintained thereafter in perpetuity.

            REASON: To ensure the site provides adequate open space.

            [Relevant Plans and Policies: BFBLP CS16]

 

22.       No development shall commence until:-

            (i) all the buildings/structures on the site and any trees to be felled have been further surveyed for the presence of bats, (in accordance with the Ecological Appraisal October 2019 and

            (ii) the further survey has been submitted to and approved by the Local Planning Authority, and

            (iii) either the Local Planning Authority have agreed that no relocation of bats is necessary or the relocation of an bats has been achieved in accordance with mitigation and monitoring proposals previously submitted in writing to and approved by the Local Planning Authority.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: Core Strategy CS1]

 

23.       No development shall commence 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. 

            REASON: In the interests of amenity and road safety.

 

24.       The existing dwelling and stable barn shown to be demolished on plan  020/01 shall be demolished and the site thereof cleared and landscaped in accordance with the details to be submitted to and approved by the Local Planning Authority, before the earliest of the following dates:

            (a)        The date one calendar year following the commencement of building operations in respect of the building hereby approved:

            (b)        The date one calendar month following the first occupation of the approved building.

            REASON: In the interests of visual amenities and the need to protect and maintain the open character of the Countryside.

            [Relevant Policies: BFBLP EN8, Core Strategy DPD CS9]

           

 

25.       No development shall commence 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)         control of noise

            (ii)        control of dust, smell and other effluvia

            (iii)       control of surface water run off

            (iv)       site security arrangements including hoardings

            (v)        proposed method of piling for foundations

            (vi)       construction and demolition working hours

            (vii)      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.

 

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

            [Relevant Policies: BFBLP EN25]

 

26.       Should any unforeseen contamination be encountered during the development, the developer shall inform the Local Planning Authority immediately.  Any subsequent investigation/remedial/protective works deemed necessary by the LPA shall be carried out to agreed timescales and approved by the LPA in writing.  If no contamination is encountered during the development, a letter confirming this fact shall be submitted to the LPA upon completion of the development.

           

            REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

            [Relevant Policies: BFBLP EN25]

           

 

27.       No dwelling shall be occupied  until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate that:

           

             i) 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

            ii) a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 20%).

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

            [Relevant Plans and Policies: CSDPD Policy CS12]

           

           

28.       No dwelling shall be occupied until a Sustainability Assessment 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]

 

29.       No dwelling shall be occupied until details of on-site refuse storage (including any open air storage facilities) for waste material awaiting disposal (including details of any screening) have been submitted to and approved in writing by the Local Planning Authority. Such facilities shall be provided in accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.

            REASON: To ensure the provision of satisfactory waste collection facilities in the interests of amenity.

            [Relevant Policies: BWLP WLP6 and WLP9]

           

 

 

 

 

 

Supporting documents:

 

Contact Information

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Email: committee@bracknell-forest.gov.uk