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Planning Committee – ADVISORY MEETING 24 February 2022 7.00 - 10.45 pm
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Present:
Councillors Dudley (Chair), Brossard (Vice-Chairman), Angell, Dr Barnard, Bhandari, Bidwell, D Birch, Brown, Gbadebo, Green, Mrs Hayes MBE, Heydon, Mrs Mattick, Mrs McKenzie-Boyle, Skinner and Virgo,
Apologies for absence were received from:
Councillors Mrs McKenzie and Mossom
Also Present:
Councillors Leake and Ms Gaw
107. Minutes
The minutes of the meeting held on 20 January 2022 were approved as a correct
record.
108. Declarations of Interest
Councillor Heydon declared an affected interest in agenda item 8, Application 21/00707/OUT, Former Bus Station Site, Market Street, Bracknell, Berkshire as a Board Member on the Bracknell Forest Cambium Partnership, and would leave the meeting for the item.
109. Urgent Items of Business
There were no urgent items of business.
110. PS 21/00141/FUL Land North Of Tilehurst Lane, Binfield
Erection of 9 no. dwellings, including 2no. affordable dwellings, with
associated landscaping and access to Tilehurst Lane (access as
approved under APP/R0335/W/19/3231875 LPA Ref: 18/00758/FUL)
The Committee noted:
· The comments of Binfield Parish Council recommending refusal as detailed in the agenda.
· The 19 letters of objection received as summarised in the agenda.
· The submissions from the two public speakers that joined the meeting.
A motion to endorse the recommendation in the officer report was proposed but fell at the vote. Therefore the item would be taken to a formal meeting of the Planning Committee.
111. 19/00841/FUL Land North Of Church Lane and West Of Malt Hill, Church Lane, Warfield
Change of use of agricultural land to suitable alternative natural greenspace (SANG) with associated landscape works, the demolition of one agricultural structure and the construction of an ancillary car park.
The Committee noted:
· The supplementary report tabled at the meeting.
· The comments of Warfield Parish Council as detailed in the agenda.
· The 6 responses received as summarised in the agenda.
· Additional objections have been received from the owner of Old Oak House (previously Fowlers) and the Warfield Environment Group as detailed in the supplementary report.
Following the completion of a legal agreement to secure planning obligation(s)
under Section 106 of the Town and Country Planning Act 1990 relating to: -
- the phased implementation of the SANG to ensure that when complete it will meet the SANG Quality Standards set by Natural England;
- the transfer of the SANG to the Council with a sum of £824,970 to enable the land to be maintained in perpetuity. This includes a baseline maintenance sum applied over 20 years at £1,605 per hectare plus £994 SANGs maintenance costs applied over 125 years and allows for estimated interest rates and inflation to be applied over the period;
- a monitoring fee of £6,000
RECOMMENDED that the Assistant Director: Planning APPROVE the application subject to the following conditions amended, added to or deleted as the Assistant Director: 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: 9th September 2019; 3rd December 2021; 26 January 2021 and 4th February 2022.
Site Location Plan – Drawing Ref: 6523
SANG Management Plan 6826.SANG.v.F3 January 2022
Ecological Assessment December 2021 6826
Ecological Assessment December 2021
Flood Risk & Drainage Non-Technical Summary BWB Consulting Ltd February 2021
Warfield SANG 3 Proposed Site Access Junction Visibility and Vehicle Tracking Analysis –
Stantec Drawing No. 49800/5501/001/ Rev I
Detailed Hard and Soft Landscape General Arrangement Plans prepared by Fabrik:
Landscape Reference Plan D2753-FAB-00-GL-DR-0099 PL07
Planting Schedule and Drawing Legend D2753-FAB-00-GL-DR-0100 PL07
General Arrangement Plan Sheet 1 of 12 D2753-FAB-00-GL-DR-0101 PL07
General Arrangement Plan Sheet 2 of 12 D2753-FAB-00-GL-DR-0102 PL06
General Arrangement Plan Sheet 3 of 12 D2753-FAB-00-GL-DR-0103 PL06
General Arrangement Plan Sheet 4 of 12 D2753-FAB-00-GL-DR-0104 PL06
General Arrangement Plan Sheet 5 of 12 D2753-FAB-00-GL-DR-0105 PL07
General Arrangement Plan Sheet 6 of 12 D2753-FAB-00-GL-DR-0106 PL06
General Arrangement Plan Sheet 7 of 12 D2753-FAB-00-GL-DR-0107 PL05
General Arrangement Plan Sheet 8 of 12 D2753-FAB-00-GL-DR-0108 PL06
General Arrangement Plan Sheet 9 of 12 D2753-FAB-00-GL-DR-0109 PL06
General Arrangement Plan Sheet 10 of 12 D2753-FAB-00-GL-DR-0110 PL05
Plan Enhancement Works Plan Sheet 11 of 12 D2753-FAB-00-GL-DR-0111 PL08
Final SANG Plan Sheet 12 of 12 D2753-FAB-00-GL-DR-0112 PL08
Upgrade Works Plan D2753-FAB-00-GL-DR-0113 PL08
Staked Tree Pit Detail in Soft Landscape D2753-FAB-00-GL-DR- L- 0401
Soil Profile D2753-FAB-00-GL-DR- L- 0402
Furniture Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0403 Rev PL01
Furniture Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0404 Rev PL01
Boundary Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0405 Rev PL01
Boundary Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0406 Rev PL01
REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.
03. Prior to the commencement of the development, details of the construction, materials, surface treatment and the delineation of car parking spaces (including car park edging) for the whole of the car parking area (existing and proposed) as shown on drawing numbers Drawing No 49800/5501/001/ Rev I and 12 D2753-FAB-00-GL-DR-0109 PL06 shall be submitted to and approved in writing by the Local Planning Authority. The car parking area shall thereafter be implemented in accordance with the approved scheme prior to the completion of the First SANG enhancement works and shall be retained for the purposes to serve the approved 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, CSDPD CS23]
04. Prior to the commencement of development details of the height barrier to be located at the entrance to the car park as shown on drawing D2753-FAB-00-GL-DR-0112 PL08 and Drawing No. 49800/5501/001/ Rev I shall be submitted to and approved in writing by the Local Planning Authority. The height barrier shall be installed as part of the First SANG Enhancement Works and thereafter retained as part of the car park to serve the approved development.
REASON: In the interests of highway safety.
Relevant Policy: BFBLP M9, CSDPD CS23]
05.The development shall not be publicly accessible until directional road signs have been installed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of the convenience and safety of all highway users.
[Relevant Policy: BFBLP EN20, M4, CSDPD CS7, CS24]
06. 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 (e) above without the prior written permission of the Local Planning
Authority.
REASON: In the interests of amenity and road safety.
07. 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]
08. Prior to the commencement of the development, construction details of the ponds shall have been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of good landscape design and the visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
09. All planting comprised in the soft landscaping works, as shown on the approved general arrangement plans, shall be undertaken as part of the first SANG Enhancement Works. The planting shall be undertaken in the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.
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]
10. The details of the fencing, gates, waymarkers and refuse bins shall be in accordance
with details as shown on the following drawings hereby approved
Furniture Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0403 Rev PL01
Furniture Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0404 Rev PL01
Boundary Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0405 Rev PL01
Boundary Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0406 Rev PL01
The fencing, gates, waymakers and refuse bins shall be installed as part of the First SANG Enhancement Works and SANG Upgrade Works as set out in the SANG Management Plan 6826.SANG.v.F3 January 2022 and shall thereafter be retained.
REASON: In the interests of good landscape design and the visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
11. No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved by the Local Planning Authority. Any site clearance during this period shall be undertaken in compliance with the approved scheme.
REASON: In the interests of nature conservation
Relevant Plans and Policies: BFBLP EN3, CSDPD CS1, CS7]
12. Before the commencement of the development, details of the construction of the culvert and the proposed vehicular access shall have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details.
REASON: In the interests of highway safety and drainage.
[Relevant Policies: Core Strategy DPD CS23 HW014]
13. No development (including any initial site-clearance works) shall commence until details of method statement in respect of the erection of perimeter, stock proof fencing as shown on Drawing PL08 Enhancement Works Plan, so designed to minimise their adverse impact on existing hedgerows and protected species, shall have been submitted to and approved in writing by the Local Planning Authority. The fencing shall thereafter be implemented in accordance with the approved details
REASON: - In order to safeguard existing hedgerows and avoid the adverse ecological impact arising from the installation of the fencing. [BFBLP – Policies EN1, EN3 and CS DPD Policy CS1]
14. The development shall not be publicly accessible until details of a security barrier to prevent vehicular access into the main Malt Hill site access, signage to be installed and a security barrier management plan has been submitted to and approved in writing by the Local Planning Authority. The management plan shall include details of how and when the security barrier would be closed.
The security barrier and signage shall be installed in accordance with the approved details prior to the site being publicly accessible and thereafter retained and managed in accordance with the security gate management plan to serve the approved development in perpetuity.
REASON: In the interests of site security and community safety.
[Relevant Policies: BFBLP EN20 and CSDPD CS7]
112. 21/00427/FUL North Lodge Farm, Forest Road, Hayley Green, Warfield
Section 73 application to vary Condition 25 (Drainage) of Planning Permission 17/00656/OUT (Residential Development of 19 no. dwellings).
The Committee noted:
· The supplementary report tabled at the meeting.
· The comments of Winkfield Parish Council as detailed in the agenda.
· The letters of objection received as summarised in the agenda.
RECOMMENDED that the Assistant Director: Planning APPROVE the application subject to the following conditions, amended, added to or deleted as the Assistant Director: Planning considers necessary:-
1. Approval of the details of the scale of the buildings, the layout, appearance and 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.
2. Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date (11.04.2019) of outline permission 17/00656/OUT.
REASON: A section 73 application cannot be used to vary the time limit for implementation therefore this condition must remain unchanged from the original permission.
3. 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.
4. The development hereby permitted shall be carried out only in accordance with the following approved plans:-
533.00.02 Rev.C 'Existing site block plan' received on 17 July 2018
533.10.19 Rev.F 'Site Layout Plan with footpath, verge and road adoption details' received on 26 September 2018
4994/001 Rev.A 'Proposed Footway Link to Bus Stop' received on 17 October 2017
REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.
5. An updated ecological survey shall be carried out by a suitably qualified ecologist. A report confirming the results and implications of the assessment, including any required mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on the development with the results/mitigation measures to be agreed in writing with the Local Planning Authority.
REASON: To ensure the status of protected species and habitats on site has not changed since the last survey. [Relevant Plans and Policies: Core Strategy DPD CS1, CS7]
6. A landscape and ecological management plan (LEMP) shall be submitted to, and approved in writing by, the Local Planning Authority prior to the occupation of the development. The content of the LEMP shall include the following:
(a) Description and evaluation of features to be managed
(b) Ecological trends and constraints on site that might influence management
(c) Aims and objectives of management
(d) Appropriate management options for achieving aims and objectives
(e) Prescriptions for management actions
(f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)
(g) Details of the body or organisation responsible for implementation of the plan
(h) On-going monitoring and remedial measures
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
REASON: In the interests of nature conservation
[Relevant Plans and Policies: CSDPD CS1]
7. The development shall not be occupied 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 and complied with.
REASON: In the interests of nature conservation
[Relevant Plans and Policies: CSDPD CS1]
8. The landscaping details required by condition 01 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, unless the Local Planning Authority gives written consent to any variation.
REASON: In the interests of good landscape design and the visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that order with or without modification), no freestanding external lighting shall be installed on the site except in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of nature conservation and visual amenity.
[Relevant policies: CSDPD CS1 and CS7, BFBLP EN20]
10. 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 buildings 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]
11. The development shall not be begun until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/person/day, as required under optional Building Regulation Part G, 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]
12. The development hereby permitted shall not be begun 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 5837:2005 '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) Programme and method of implementation.
The Construction Method Statement shall be observed, performed and complied with.
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]
13. All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2.3 metres high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2005, or any subsequent revision. The development shall be carried out in accordance with the approved drawings.
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: CSDPD CS7, BFBLP EN1 and EN20]
14. The protective fencing and other protection measures specified by the previous condition 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. No activity of any description must occur at any time within these protected 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.
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: CSDPD CS7, BFBLP EN1 and EN20]
15. The development hereby permitted shall not be begun until details showing the finished floor levels of the buildings 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, CSDPD CS7]
16. No dwelling shall be occupied until the existing access to the site has been closed and a footway/ verge is provided over the closed access in accordance with details which have been submitted to and approved in writing by the Local Planning Authority; the footway/verge shall be retained thereafter.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
17. No dwelling shall be occupied until a means of vehicular access has been constructed in accordance with details which have been submitted to and approved by the Local Planning Authority.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
18. No dwelling shall be occupied until a means of access for pedestrians and cyclists to it has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of accessibility and to facilitate access by cyclists and/or pedestrians.
[Relevant Policies: BFBLP M6, Core Strategy DPD CS23]
19. No development shall be occupied until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. The visibility splays shall at all times 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]
20. No dwelling shall be occupied until visibility splays of 2.0 metres by 2.0metres have been provided at the junction of the driveway and the adjacent carriageway. The dimensions shall be measured along the edge of the drive and the edge of the carriageway from their point of intersection. The visibility splays shall at all times 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]
21. No dwelling shall be occupied until the associated vehicle parking serving it has been surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The spaces shall not thereafter 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]
22. The garage accommodation shall be retained for the use of the parking of vehicles and bicycles at all times.
REASON: To ensure that the Local Planning Authority's vehicle parking standards are met.
[Relevant Policy: BFBLP M9]
23. 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]
24. The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for off-site highway works comprising:-
- The footway works shown on Dwg 4994/001 Rev.A and Dwg.533.10.19 Rev.F including off-site works to link the east-west footpath within the site to the path to the north of Westmorland Pond.
The buildings provided by the carrying out of the development shall not be occupied until the off- site highway works have been completed in accordance with the approved scheme.
REASON: In the interests of highway safety.
[Relevant Policy: BFBLP M4]
25. The development hereby permitted 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
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.
26.No development shall commence until a surface water drainage scheme (SWDS) for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro-geological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The assessment shall include BRE365 Compliant Infiltration tests to establish whether infiltration is viable on the site and a period of groundwater monitoring to determine the presence of any groundwater table. The drainage strategy shall be informed by the geotechnical investigation and demonstrate that surface water run-off generated up to and including the 1 in 100 year critical storm with a suitable allowance for climate change and allowances for urban creep included (results for 1 in 1, 1 in 2, 1 in 30, 1 in 100 and 1 in 100 + 40%). Should infiltration not be feasible, discharge rates
from the site will not exceed the run-off rates or volumes from the equivalent greenfield rates of the area associated with the catchment of the ditch into which discharge is proposed as set out within the Odysey Markides Section 73 Application Drainage Strategy Technical Note dated October 2021. Flood risk will not be increased elsewhere in accordance with the principles of the Flood Risk Assessment. The strategy should include detailed levels design to demonstrate exceedance routing throughout the development, and calculations demonstrating sufficient water quality treatment times are provided within the SUDS scheme. The agreed details shall be fully implemented in the drainage scheme and
thereafter retained.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding. [Relevant Policies: Section 14 NPPF]
27. No development shall commence until full details of the Drainage System(s) have been submitted to and approved in writing by the Local Planning Authority. These shall include:
-full details of all components of the proposed drainage system including dimensions, locations, gradients,
-invert and cover levels,
-headwall details,
-collector pipes,
-catchpit locations and filter specifications,
-services locations in private areas
-constructions details for permeable paving, including check dam locations and service crossings,
-constructions details for geocellular storage demonstrating access for maintenance
The approved details shall be fully incorporated in the drainage and retained.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding.
[Relevant Policies: Section 14 NPPF]
28. No development shall commence until details of how the surface water drainage shall be maintained and managed after completion, have been submitted to and approved in writing by the Local Planning Authority. The details shall include confirmation of the required maintenance activities with expected frequency, with site specific assessments included to demonstrate that health and safety has been fully considered in the design and that access and egress for future residents will be maintained during any operations to repair or replace drainage features. The agreed details shall be fully actioned within the maintenance and management of the drainage.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding.
[Relevant Policies: Section 14 NPPF]
29. No development shall commence until a drainage strategy detailing any on-site and off-site drainage works, along with proposed points of connection, has been submitted to and approved by the Local Planning Authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding.
[Relevant Policies: Section 14 NPPF]
30. No buildings shall be occupied until the sustainable urban drainage scheme for this site has been completed in accordance with the submitted details. The sustainable urban drainage scheme shall be managed and maintained thereafter in accordance with the agreed management and maintenance plan. Written confirmation of agreements for the management and maintenance of the drainage scheme shall be submitted and approved by the Local Planning Authority.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding.
[Relevant Policies: Section 14 NPPF]
31. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) 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 and E of Part 1 of the Second Schedule of the 2015 Order shall be carried out.
REASON: The site is affected by a Tree Preservation Order/contains trees which are a feature of the site where strict control over development is required by the policies of the development to ensure their protection.
[Relevant Policies: BFBLP EN1, Core Strategy DPD CS7]
32. The development hereby permitted (including any demolition) shall not be begun until details of a scheme (Working Method Statement or site-specific Construction Environmental Management Plan) 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) specifications of control of noise arrangements for construction and demolition.
(ii) methodology of controlling dust, smell and other effluvia
(iii) site security arrangements including hoardings
(iv) proposed method of piling for foundations
(v) construction and demolition methodology
(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 CS7 and EN25]
33. No development shall take place until a contaminated land Phase I report (Desk Top Study) has been carried out by a competent person to identify and evaluate all potential sources and impacts of land and/or groundwater contamination relevant to the site and the Desk Top Study has been submitted to and approved in writing by the Local Planning Authority.
The Phase I report must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11".
Following approval of the Desk Top Study, if a Phase II report (Site investigation) is required it will be completed by a competent person to fully and effectively characterise the nature and extent of any land and/or groundwater contamination and its implications. The method and extent of this site investigation shall be agreed with the Local Planning Authority prior to commencement of any investigation work and shall then proceed in strict accordance with the measures approved.
The Phase II report must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11".
REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.
34. Following completion of the desk top study (phase I) and site investigation (phase II) required by the above condition, a remediation scheme to deal with any contaminants identified (including gas protection measures if necessary) must be submitted to and approved in writing by the Local Planning Authority. The scheme shall include an implementation timetable, monitoring proposals and a remediation verification methodology. The remediation scheme must be carried out before the development commences.
An appropriately qualified person shall oversee the implementation of all remediation/mitigation works.
Should any unforeseen contamination be encountered during the development, the Local Planning Authority shall be informed immediately. Any further investigation/remedial/protective works shall be carried out to agreed timescales and approved by the Local Planning Authority in writing.
A Site Completion Report shall be submitted to and approved in writing by the Local Planning Authority upon completion of the remediation/mitigation work in accordance with the agreed implementation timetables. The report shall include confirmation that all remediation measures have been carried out fully in accordance with the approved remediation scheme and detail the action taken and verification methodology used (including details of the sampling and analysis programme) at each stage of the remediation/mitigation works to confirm the adequacy of decontamination. The Site Completion Report must also include details of future monitoring and reporting if this is deemed necessary, or a statement to the effect that no future monitoring is required, with an explanation as to why future monitoring is not necessary.
If no contamination is encountered during the development, a written statement confirming this fact shall be submitted to the Local Planning Authority upon completion of the development.
REASON: To enable to the Local Planning Authority to ensure that appropriate measures are taken to avoid any threat which the proposed development might pose to health and safety and/or the environment.
113. 21/00707/OUT Former Bus Station Site, Market Street, Bracknell
Hybrid planning application (part detailed / part outline) for the phased redevelopment of the Site to provide 169 units of residential accommodation (Use Class C3) and up to 850 sqm commercial floorspace (Use Class E(a),(b),(c),(d),(g),(g(i)) and F1(a) & (b)) delivered across three blocks of accommodation [detailed element] and the erection of a single block providing up to 2699 sqm of commercial floorspace (Use Class E (b), (c), (e), (f) and (g) and F2(b)) [outline element, matters reserved - layout, scale and appearance] and all other associated works including landscaping, public realm, car parking and cycle parking.
NOTE: Hybrid Application - Full planning permission is sought for the Blocks A/B/C, landscaping, access and car parking.
The Committee noted:
· The supplementary report tabled at the meeting.
· That Bracknell Town Council recommended the application
· The objection from Bracknell Forest Society as detailed in the agenda.
Following the completion of a legal agreement under section 106 of the Town and Country Planning Act 1990 to secure planning obligations relating to:
i. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath SPA
ii. provision of the agreed standard of affordable housing;
iii terms to ensure that the outline part of the application maintains the predicted biodiversity net gain in Reserved Matters.
iv terms to secure contribution for monitoring biodiversity net gain for 30 years (0.31 ha)
v Terms to secure maintenance and replacement of moveable planters for the lifetime of the development
vi The requirement to enter into legal agreements pursuant to section 278 and section 38 of the Highways Act 1980 for the highway works along Market Street to create vehicle access and a widened footway as well as providing a new public link to the Peel Centre suitable for pedestrians and cyclists.
vii A financial contribution towards transport infrastructure to mitigate the impact of the development.
viii Securing off site car parking to serve the development within car parks owned by Bracknell Forest Council.
ix A financial contribution towards a new Traffic Regulation Order in relation to a movement restriction at the new egress to the site at the northern end of the site.
x A travel plan for the commercial and residential elements of the proposal.
xi. A financial contribution towards Active and Passive Open Space of Public Value
xii. A financial contribution towards community facilities
RECOMMENDED that the Assistant Director: Planning APPROVE the application subject to the following conditions amended, added to or deleted as the Assistant: Director: Planning considers necessary:
01.Applications for approval of the first 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
02.The development approved by Reserved Matters shall begin no later than the expiration of three years from the final approval of the reserved matters for that Phase, or, in the case of approval on different dates for a single Phase, 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.
03.No development (excluding enabling works, demolition and site clearance) shall take place until a plan identifying the extent of each Phase or Sub-phase has been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of the proper planning and comprehensive delivery of the site and associated infrastructure.
[Relevant Policies: BFBLP EN20, CSDPD CS5 and CS7]
04.Phase 1 of 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.
05.The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 17.12.2021
MAR-CGL-ZZ-ZZ-DR-A-000001 R2
MAR-CGL-ZZ-00-DR-A-050001 R6
MAR-CGL-ZZ-01-DR-A-050002 R3
MAR-CGL-ZZ-02-DR-A-050003 R3
MAR-CGL-ZZ-03-DR-A-050004 R4
MAR-CGL-ZZ-03-DR-A-050005 R2
MAR-CGL-ZZ-03-DR-A-050006 R2
MAR-CGL-ZZ-03-DR-A-050007 R2
MAR-CGL-ZZ-03-DR-A-050008 R2
MAR-CGL-ZZ-03-DR-A-050009 R2
MAR-CGL-ZZ-03-DR-A-050010 R3
MAR-CGL-ZZ-03-DR-A-050011 R3
MAR-CGL-ZZ-03-DR-A-050012 R3
MAR-CGL-ZZ-03-DR-A-050013 R3
MAR-CGL-ZZ-03-DR-A-050014 R3
MAR-CGL-ZZ-03-DR-A-050015 R2
MAR-CGL-ZZ-03-DR-A-050016 R2
MAR-CGL-ZZ-03-DR-A-050017 R2
MAR-CGL-ZZ-LG-DR-A-050000 R2
MAR-CGL-ZZ-RF-DR-A-050018 R2
MAR-CGL-ZZ-ZZ-DR-A-000003 R2
MAR-CGL-ZZ-ZZ-DR-A-060001 R4
MAR-CGL-ZZ-ZZ-DR-A-060002 R4
MAR-CGL-ZZ-ZZ-DR-A-060003 R4
MAR-CGL-ZZ-ZZ-DR-A-060004 R4
MAR-CGL-ZZ-ZZ-DR-A-060005 R2
MAR-CGL-Z1-ZZ-DR-A-060100 P2
MAR-CGL-Z1-ZZ-DR-A-060101 P2
MAR-CGL-Z1-ZZ-DR-A-060102 P2
MAR-CGL-Z1-ZZ-DR-A-060103 P2
MAR-CGL-ZZ-00-DR-A-050200 R5
MAR-CGL-ZZ-00-DR-A-050201 R5
MAR-CGL-ZZ-00-DR-A-050204 R5
MAR-CGL-ZZ-01-DR-A-050202 R3
MAR-CGL-ZZ-01-DR-A-050203 R2
MAR-CGL-ZZ-00-DR-A-050100 R6
MAR-CGL-ZZ-ZZ-DR-A-060100 R4
MAR-CGL-ZZ-ZZ-DR-A-060101 R4
LN00625 L-100 P07
LN00625 L-101 P11
Market Street Flood Risk Assessment And Drainage Strategy (including SuDS Assessment) Former Bus Depot Site, Market Street Energy Statement
Former Bus Depot Site, Market Street Sustainability Statement
REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.
06.No development above slab level for each phase shall take place until samples of the materials to be used in the construction of the external surfaces of the development hereby permitted, to include bricks and roof materials, 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]
07.Prior to the commencement of development for each phase, details are to be submitted and approved in writing by the Local Planning Authority, to accommodate the following:
(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.
08.A landscape and ecological management plan (LEMP) shall be submitted to and approved in writing by the Local Planning Authority prior to the practical completion of each phase of the development. The content of the LEMP shall include the following:
a) Description and evaluation of features to be managed
b) Ecological trends and constraints on site that might influence management
c) Aims and objectives of management
d) Appropriate management options for achieving aims and objectives
e) Prescriptions for management actions
f) Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period)
g) Details of the body or organization responsible for implementation of the plan
h) On-going monitoring and remedial measures
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management bodies responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
The approved LEMP will be implemented in accordance with the approved details. REASON: In the interests of nature conservation.
[Relevant Plans and Policies: Core Strategy CS1]
09. Prior to the occupation of each phase of development a scheme for the provision of biodiversity enhancements (not mitigation), including a plan or drawing showing the location of these enhancements, shall be submitted to and approved in writing by the Local Planning Authority. An ecological site inspection report shall be submitted within three months of the first occupation of the first dwelling hereby approved confirming the implementation of the approved enhancement measures.
The approved scheme shall be performed, observed and complied with.
REASON: In the interests of nature conservation.
[Relevant Plans and Policies: Core Strategy CS1]
10. Prior to the commencement of each phase (including demolition and site clearance) a Construction Environmental Management Plan (CEMP) to control the environmental effects of the demolition and construction work for that phase shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include measures for: -
(ï) - the control of noise (including noise from any piling and permitted working hours)
(ii) control of dust, smell and other effluvia
(iii) the control of pests and other vermin (particularly during site clearance)
(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) The control of noise from delivery vehicles, hours during the construction and demolition phase, and times when delivery vehicles or vehicles taking materials are allowed to enter and leave the site.
Construction activity shall be carried out in accordance with the approved CEMP. REASON: In the interests of the amenities of the area.
11.Prior to the occupation of each phase of the development hereby permitted comprehensive details of both hard and soft landscaping works for that phase shall be 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 and locations.
b) Details of semi mature tree planting.
c) Comprehensive 5 year post planting maintenance schedule.
d) Underground service (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.) and external lighting layout to include existing reused and proposed new routes.
e) Means of enclosure (walls and fences etc)
f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc.
Prior to the occupation of each phase of the development hereby permitted, all planting associated with that phase 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 occupation of the phase of the development. All hard landscaping works associated with a phase of the development shall be carried out and completed prior to the occupation of that phase 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 by the Local Planning Authority
REASON: In the interests of good landscape design and the visual amenity of the area. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
12.The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith.
REASON: In the interests of sustainability and the efficient use of resources.
[Relevant Policy: Core Strategy DPD CS10]
13.The development hereby permitted shall be implemented in accordance with the submitted Energy Statement and shall be retained in accordance therewith.
REASON: In the interests of sustainability and the efficient use of resources.
[Relevant Plans and Policies: CSDPD Policy CS12]
14. No development above slab level shall take place until details of the access to the site have been submitted to and approved in writing by the Local Planning Authority. The buildings shall not be occupied/open for trade until the works have been completed.
REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23];
15.No dwelling or building shall be occupied until a means of pedestrian/cycle access has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.
REASON: In the interests of accessibility and to facilitate access by cyclists and/or pedestrians.
[Relevant Policies: BEBLP M6, Core Strategy DPD CS23]
16.Prior to the occupation of each phase of the development, the associated vehicle parking and turning spaces for that phase shall be surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The spaces shall not thereafter 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]
17.Prior to the occupation of each phase of the development a scheme shall be submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities. Each phase of the development shall not be occupied until the approved scheme for that phase 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]
18.No commercial unit 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 (including shower facilities and lockers for employees). 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]
19. Prior to commencement (excluding demolition, site clearance enabling works and piling) of each phase details showing the finished floor levels of the buildings hereby approved in relation to a fixed datum point are to be 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]
20.Prior to the occupation of each phase, the dwellings hereby approved shall not be occupied until a noise mitigation scheme for protecting the proposed dwellings from road noise has been submitted to and approved by the Local Planning Authority.
The noise mitigation measures shall be installed, retained and maintained thereafter in accordance with the approved scheme
REASON: To protect future residents from external noise. [Relevant Policies: BFBLP EN25]
21.Prior to the occupation of each phase, the dwellings hereby approved shall not be occupied until a scheme for the protection of the occupiers of the proposed dwellings located above the commercial units from noise from the commercial units below has been submitted to and approved by the Local Planning Authority. Any works which form part of the scheme approved by the Local Planning Authority shall be completed before any permitted dwelling is occupied and thereafter shall be retained.
REASON: To ensure that the amenities of the future residents is not adversely affected by noise.
[Relevant Policies:, BFBLP EN25]
22. No commercial unit shall be occupied until details of plant and equipment including air conditioning units or chiller units have been submitted to and approved in writing by the Local Planning Authority. The details should include a noise assessment. The noise generated from the plant and equipment whilst in operation shall not cause the existing background noise level to increase whilst in operation measured in accordance with BS4142:2014. The plant and equipment shall be installed and operated in accordance with the approved scheme.
REASON: To ensure that the proposed development does not prejudice the enjoyment of neighbouring occupiers of their properties.
[Relevant Policies: BFBLP EN25] [Relevant Policies: BFBLP EN25]
23. The development hereby permitted shall not be begun (excluding demolition, site clearance, enabling works and piling) until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 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 adjacent carriageway.
REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23]
24.No development above slab level shall commence until a scheme for the internal design of the car park has been submitted to and approved in writing by the Local Planning Authority and shall include details of:
(a) directional signs and their locations
(b) surface markings
(c) pedestrian routes within the car park
(d) location and design of cycle parking and motorcycle parking (including bollards to control parking areas),
(e) details of the car park control system and scheme of operation and maintenance.
(f) car parking for people with disabilities including signage
(g) gradients of the pedestrian and access routes
(h) location of ev charging points
The approved scheme shall be implemented prior to the car park being first brought into use and shall thereafter be retained.
REASON: In the interests of the accessibility and safety of the car park users. [Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
25.No gates shall be provided at the vehicular access and egress to the site.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
26. No development above slab level shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for off site highway works including the following:
- Access and egress to the site from Market Street
- Widening the footway along the site frontage with Market Street
The buildings constructed in the course of the development shall not be occupied/open for trade until the off-site highway works have been completed in accordance with the scheme. REASON: In the interests of highway safety.
27.No development above ground floor slab level shall be commenced until a scheme has been submitted to and approved by the Local Planning Authority setting out how the Car Parking Spaces provided on and off site shall be allocated to occupiers of the development hereby approved and managed in perpetuity. The scheme shall provide details of:
(a) The allocation of on and off site parking spaces to residents/occupiers of each block, and the allocation of spaces when units are re-sold or re-let;
(b) The allocation of on and off site parking spaces between the different tenures of residential units on the development;
(c) on site restrictions to prevent parking on roads and loading bays within the site to include details of enforcement of parking restrictions on site;
(d) How the number of permits for off site parking will be allocated for residents of the development;
(e) How off site parking will be secured and administered.
REASON: To ensure that the development is provided with adequate parking to prevent the likelihood of on-street parking which could be a danger to other road users.
[Relevant Policy: BFBLP M9]
28. Development of Block D shall not commence until the results of hydraulic modelling of the overland flow paths have been submitted to and approved by the Local Planning Authority.
REASON: In order to ensure the provision of adequate drainage works to the serve the development.
[Relevant Policy: BWLP WLP6]
29. No development above ground floor slab level shall be begun 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]
30. No more than 318 sqm gross internal floorspace shall be occupied as a food retail unit falling within Class E (a) of the Town and Country Planning (Use Classes) Order 1987 (as amended) on the site at any time.
REASON: The development does not provide on-site parking to serve a retail unit and on-street parking by users of any retail unit could be a danger to other road users.
[Relevant Policy: BFBLP M9]
31. Prior to the occupation of each phase of the development details of the design, operation and ongoing maintenance regime for electric vehicle charging infrastructure with a minimum output of 7kW shall be submitted to and approved in writing by the Local Planning Authority. Electric vehicle charging infrastructure shall be provided in a minimum of 20% of car parking spaces provided on site. The development shall be carried out in accordance with the approved details.
REASON: In the interests of sustainable transport.
[Relevant Policy: Local Plan Policy M9; NPPF paragraph 112 e); and Parking Standards SPD paragraph 3.8 part 1 supported by the NPPF at paragraph 107 e).
32. No delivery vehicles with a length in excess of 10m shall be permitted to enter the site.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
In the event of the S106 agreement not being completed by 31st March 2022, the Assistant Director: Planning be authorised to either extend the period further or refuse the application for the following reasons: -
1. 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 Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 (as amended), 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 (2018).
2. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secure contributions towards integrated transport and highway measures, open space and community facilities, the proposed development would unacceptably increase the pressure on highways and transportation infrastructure and public open space and the proposal would be contrary to Policies R5 and M4 of the Bracknell Forest Borough Local Plan and CS6, CS8, and CS24 of the Core Strategy Development Plan Document and to the Planning Obligations SPD and the NPPF.
3. In the absence of a planning obligation to secure affordable housing in terms that are satisfactory to the Local Planning Authority, the proposal would be contrary to Policy H8 of the Bracknell Forest Borough Local Plan, Policies CS16 and CS17 of the Core Strategy Development Plan Document, the Planning Obligations SPD, the resolution on affordable housing made by BFC Executive on 29 March 2011, and the NPPF
114. Planning Performance Report - Quarter Three 2021-22
The committee noted the Planning Performance Report.
CHAIRMAN