Agenda item

Application No 20/00266/FUL - Sunnymead, Jocks Lane, Bracknell

Erection of 4 dwellings, revised access, on site car parking, private amenity space and landscaping following the demolition of existing dwelling.

Minutes:

Erection of no4 dwellings, revised access, on site car parking, private amenity space and landscaping following the demolition of existing dwelling.

 

The Committee noted:

 

·                  The amendments to proposed conditions in the Head of Planning’s supplementary report.

·                  The objections from Bracknell Town Council summarised in the agenda papers.

·                  Details of the three objections received from neighbouring properties summarised in the agenda papers.

 

The Committee concluded that the objections were insufficient to justify refusing the application, but requested that an additional condition withdrawing permitted development rights be added to the planning permission.

 

RESOLVED that following completion of planning obligations under Section 106 of 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);

 

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 6 April 2020:

 

10-0-1 LOCATION PLAN

10-0B-2 PROPOSED SITE PLAN

10-0B-3 BLOCK PLAN

10-0B-4 PROPOSED FINISHED FLOOR LEVELS AND SITE LEVELS

10-0B-5 PROPOSED BOUNDARY TREATEMENTS

10-0B-6 HARD LANDSCAPING

10-0B-7 SOFT LANDSCAPING

10-0B-8 OFF-SITE HIGHWAY WORKS

10-0B-9 REFUSE VEHICLE SWEPT PATH ANALYSIS

10-1B-1 PLOT 1 FLOOR PLANS

10-1B-2 PLOT 1 ELEVATIONS

10-2-1 PLOT 2 FLOORPLANS

10-2-2 PLOT 2 ELEVATIONS

10-3-1 PLOT 3 FLOORPLANS

10-3-2 PLOT 3 ELEVATIONS

10-4-1 PLOT 4 FLOORPLANS

10-4-2 PLOT 4 ELEVATIONS

10-5-1A PROPOSED SHED/SECURE CYCLE STORAGE

REV A TREE PROTECTION PLAN

REV B TREE CONSTRAINTS PLAN

ENERGY DEMAND ASSESSMENT

PLANNING STATEMENT 02.04.20

ARBORICULTURAL AND PLANNING INTEGRATION REPORT BY GHA TREES DATED 25 NOVEMBER 2019

CONSTRUCTION METHOD STATEMENT by MERRITT HOMES

PRELIMINARY ECOLOGICAL APPRAISAL REPORT BY CALYX ENVIRONEMENTAL LTD. DATED NOVEBMER 2019

ENERGY DEMAND STATEMENT by EAC Ltd. dated 17 March 2020

PROPOSED EXTERNAL MATERIALS BY MERRITT HOMES

SOFT LANDSCAPING SPECIFICATION AND MAINTENANCE
SUSTAINABILITY STATEMENT WATER EFFICENCY REPORT BY MERRITT HOMES

10-0B-11 PROPOSED STREET SCENE ELEVATION

10-0B-10 CONSTRUCTION MANAGEMENT PLAN

 

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

 

03.       The proposed development shall be built in accordance with the materials submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with these materials:

 

Cedral (Marley Eternit) Cedral Lap Wood Weatherboard in Silver Grey

Marley Acme single camber clay plain tile in mixed brindle.

Vandersanden Maltings antique (135) bricks

 

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

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

 

04.       The ground floor bathroom window in the east facing side elevation and the first floor en-suite window in the west facing elevations of Plot  1 hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent).  They shall at all times be fixed shut to a height not less than 1.7m above internal floor level.

 

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

05.       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 additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in west or east facing side elevations of the dwellings hereby permitted except for any which may be shown on the approved drawings.

 

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

06.       No dwelling shall be occupied until a means of vehicular access has been constructed in accordance with the approved drawings which have been submitted to and approved in writing by the Local Planning Authority. 

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

07.       No dwelling shall be occupied until the vehicle parking and turning space for the new dwellings has been set out in accordance with the approved drawing. The spaces shall be retained as such thereafter and shall not 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]

 

08.       No dwelling shall be occupied until secure and covered parking for bicycles and storage for refuse has been provided in accordance with the approved drawings. The facilities shall be retained as such thereafter.

 

REASON: In order to ensure bicycle facilities and refuse storage are provided.

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

 

09.       No gates shall be provided at the vehicular access to the site.

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

10.       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 or lane widening to the front of the site. The dwellings shall not be occupied until the off-site highway or lane widening to the front of the site have works have been completed in accordance with the scheme. The development shall be carried out in accordance with the approved details.

 

REASON: In the interests of highway safety.

[Relevant Policy: CSDPD CS23]

 

11.       The development hereby permitted shall be carried out in accordance with the approved construction management plan which has been submitted to and approved in writing by the Local Planning Authority. 

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

12.       The development hereby permitted shall be carried out in accordance with the tree protection measures as set out on plan GHA Trees Tree Protection Plan received by the Local Planning Authority on 20 December 2019.

 

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.

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

 

13.       The development hereby permitted shall be carried out in accordance with the mitigation measures contained in the Preliminary Ecological Appraisal Report (Calyx Environmental Ltd - November 2019 - Ref: MD19001)

 

REASON: In the interests of nature conservation.

[Relevant Policies Core Strategy CS1, CS7]

 

14.       The development shall incorporate surface water drainage that is SuDS compliant and in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015).  It shall be operated and maintained as such thereafter. 

 

REASON: To prevent increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage scheme.

[Relevant Policies: CSDPD CS1, BFBLP EN25]

 

15        No dwelling hereby permitted shall be occupied until hard and soft landscaping, including boundary treatments and other means of enclosure, has been provided for that dwelling/ building in accordance with the approved landscaping plan (10-0B-7 and 10-0B-6) and soft landscaping specification and maintenance document.

 

All planting comprised in the soft landscaping works shall be carried out in accordance with British Standard 4428:1989 'Code Of practice For General Landscape Operations' or any subsequent revision and completed in full accordance with the approved scheme.

 

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 next 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]

 

16        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes A, B, D and E of Part 1 of the Second Schedule of the 2015 Order shall be carried out on Plot 1 of the development hereby approved.

 

REASONS: To prevent overdevelopment of this plot. 

[Relevant Policies: BEBLP EN20]

 

Informatives:

 

01.       The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission subject to conditions, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

 

02.       No details are required to be submitted in relation to the following conditions; however they are required to be complied with:

 

1. Commencement

2. Approved Plans

3. Materials

4. Obscure glazing

5. Obscure glazing

6. Side facing windows

7. Means of access

8. Parking

9. Cycle parking

10. Gates

11. Construction management

12. Tree protection

13. Mitigation

14. SuDS

15. Landscaping

16. PD Rights for Plot 1

 

The applicant is advised that the following conditions require discharging prior to the occupation of any dwelling:

 

11. Off-site highway works

 

03.       The applicant should note that this permission does not convey any authorisation to enter onto land or to carry out works on land not within the applicant's ownership.

 

04.       This is a planning permission. Before beginning any development you may also need separate permission(s) under Building Regulations or other legislation. It is your responsibility to check that there are no covenants or other restrictions that apply to your property.

 

05.       The applicant is advised of the need to enter into a Section 278 Agreement under the 1980 Highway Act before any work can be undertaken within the public highway.

 

06.       The applicant should note that the Bracknell Forest Council's Street Works Team should be contacted at Time Square, Market Street, Bracknell, RG12 1JD, telephone 01344 352000, to agree the access construction details and to grant a licence before any work is carried out within the highway. A formal application should be made allowing at least 4 weeks’ notice to obtain details of underground services on the applicant's behalf.

 

07.       Under the terms of the Land Drainage Act 1991 and the Floods and Water Management Act 2010, the prior consent of the Lead Local Flood Authority is required for any proposed works or structures, in the watercourse.

 

In the event of the S106 agreement not being completed by 31 July 2020, the Head of Planning be authorised to either extend the period further or refuse the application on the grounds of:

 

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 Supplementary Planning Document, and the NPPF.

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk