1. SUMMARY
1.1
This application relates to the former St. Margaret Clitherow
Church located within the designated settlement. The application is
for the erection of a 5-storey apartment block with associated
basement and surface car parking, access roads/footpaths and
landscaping.
1.2
The building would accommodate 6no. 1 bed and 9no. 2 bed
apartments.
1.3
The proposal is considered to respect the character and appearance
of the area, be appropriate in design and appearance, and not
adversely affect the amenities of either existing or future
residents.
1.4 The proposal also
provides policy compliant parking as well as a safe functional
vehicular access off Ringmead.
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RECOMMENDATION
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Planning
permission be granted subject to the completion of a S106 Legal
Agreement and conditions as set out in Section 11 of this
report.
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2. REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application has
received more than 5 objections.
3. PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within
Settlement Boundary.
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Within 5km
SPA
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3.1 The
designated settlement site, as outlined in red, has an approximate
area of 0.67 hectares. The site was once the location of the St.
Margaret Clitherow Catholic Church; however the church has been
demolished with the existing hardstanding now overgrown.
3.2 The site is
located between Ringmead, Hanworth Road and South Hill Road and can
be described as having overgrown hardstanding, where the church and
carpark once were, surrounded by woodland on all sides apart from
the existing vehicular access onto Ringmead.
3.3 East of, and adjoining, the site is the Church of
Jesus Christ Latter-day Saints which is currently operating
from the site with an area of plantation woodland to the north
under the ownership of Bracknell Town Council.
3.4 Glimpses of the
development site can be viewed from all three roads through the
surrounding woodland within the winter months, although this is
lessened somewhat within the summer months.
3.5 Trees to
the front of the site on each side of the existing access are
protected under TPO 638.
3.6 There is
currently pedestrian access out of the site along Ringmead and
Hanworth Road linking this site with estates such as Hanworth,
Birch Hill and Easthampstead. These residential estates provide
facilities such as schools, shops and medical facilities,
accessible by both foot and cycle. Given this, the site is
considered to be in a sustainable location.
4. RELEVANT SITE HISTORY
4.1 The relevant site
history can be summarised as follows: -
19/00142/FUL- Construction of 14no 3 storey, 3 bedroom
dwellings with integral garage together with associated car
parking, hard and soft landscaping, communal plant, building and
site entrance modifications. WITHDRAWN BY APPLICANT.
5. THE PROPOSAL
5.1 The applicant seeks
planning permission for the erection of a 5-storey apartment block
together with associated basement and surface car parking, access
roads/footpaths and associated landscaping. The building would
contain 6no. 1 bed and 9no. 2 bed apartments.
5.2 The application has
benefited from the submission of amended plans seeking to address
early concerns.
5.3 The building consists of a
core that is 5 storeys high supported on each side by two 3 storey
wings, with each apartment provided with external balcony
space.
5.4
The front of the building, facing
south, is where the main pedestrian access will be located,
although there is also pedestrian and vehicular access provided to
the rear of the building. This main pedestrian access into the
building is through a glazed communal foyer sited within the centre
of the building’s core, demarcated by a vertical white
rendered framework that then runs up to the 4th floor
and a glazed penthouse apartment. The two south facing wings are
also demarcated by white vertical frames that run up to, and
include, the 2nd floor.
5.5 Horizontally the building can be separated into 4
tiers consisting of the ground, first and second floor within the
bottom tier, the 3rd floor within the second tier, the
4th floor within the third tier and a stair core within
the final fourth tier. The tiers are noticeable from the front,
rear and sides due to the setback and transitions in
height.
5.6 The applicant has put
forward elevations showing a pallet of external materials that will
include, buff brickwork, vertical timber cladding, white render and
dark grey powder coated aluminium grilles with associated frame
surrounds.
5.7 14no. surface parking
spaces, of which two would be for disabled parking, would be
provided along the main access road into the site. There would also
be an enclosed cycle store and external visitor cycle spaces off
this main access road.
5.8 The main access road runs
north and round to the rear of the building so that it connects to
a ramped vehicular access to the basement and a further 13no.
parking spaces again including 2no. disabled spaces. There would
also be cycle and motorcycle storage along with access to the upper
residential floor via a lift within the basement.
5.9 The building and access
road will be surrounded by a transitional area of amenity space
between the built form and the site’s surrounding
woodland.
5.10 The site will have a footpath from
Ringmead into the site, into the building both to the front and
rear and to an area of terrace patio to the side of the west
wing.
5.11 The bin store would be to the rear
corner of the building accessible from the main access road.
6. REPRESENTATIONS RECEIVED
Bracknell Town Council
6.1 No
objection.
Other
representations
6.2 6no.
representations have been received from different addresses,
raising the following objections: -
- Road safety
concerns at a very busy and dangerous junction, with entrance and
exit from a bend creating a potential accident blackspot due to
lack of visibility. Inadequate parking. [Officer Comment: The Local
Highway Authority do not object to this proposal and this is
covered in Section 9(iv) Transportation Implications.]
- A five-floor
development will be out of character and overbearing for this
residential area. [Officer Comment: Issues regarding character and
appearance are assessed in section 9(ii) Impact on character and
appearance of the area.]
- Proximity of the
development to existing neighbouring properties and loss of
privacy. [Officer Comment: This has been assessed in section 9(iii)
Residential Amenity]
- Loss of trees.
[Officer Comment: Trees are covered in section 9(ii) Impact on
character and appearance of the area, although the Council’s
Tree Officer has recommended conditional approval.]
- Additional risk
of flooding to local homes. [Officer Comment: Surface water
drainage is covered in section 9(vi) Drainage.]
- Adverse impact
upon Wildlife. Officer Comment: Any potential for an adverse impact
upon wildlife is covered in section 9(v) Biodiversity]
- Not all
neighbours notified. [Officer Comment: Neighbours were notified in
accordance with the Council’s notification procedure which
also included 1no. site notice being attached to a lamppost at the
existing vehicular access and1no. site notice also attached to a
sign on Hanworth Road opposite the roundabout.]
6.3 2no.
representations were also received making the following comments in
support of the application: -
- The development
is in-keeping with the area and would make good use of a brownfield
site. The plan proposed is innovative and much needed.
- Natural England
has no comments as long as suitable mitigation is secured and the
Transport Assessment confirms that there are no concerns with
regards to the site's access, delivery/servicing arrangements and
car and cycle parking provision and design.
7. SUMMARY OF CONSULTATION RESPONSES
Highways Officer
7.1 The scheme would
provide policy compliant parking provision and a safe vehicular and
pedestrian access into and out of the site. Recommend conditional
approval.
Environmental Health
7.2 Recommend
conditional approval.
Tree
Officer
7.3 No objection
subject to conditions.
Bio-diversity Officer
7.4 Recommend
conditional approval.
Waste
& Recycling Officer
7.5 No objection to the
scheme.
Lead
Local Flood Authority
7.6 No objection to the
scheme subject to conditions.
8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO
THE DECISION
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Development
Plan
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NPPF
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General policies
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CP1 of SALP,
CS1 & CS2 of CSDPD
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Limited (policy not used in planning application
decision-making)
Consistent
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Design
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CS7 of CSDPD, Saved policy EN20 of
BFBLP
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Consistent
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Parking
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Saved policy M9 of BFBLP
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Consistent
NPPF refers to LA’s setting their own
parking standards for residential development, this policy is
considered to be consistent.
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Trees & Landscaping
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CSDPD
Policies CS1 & CS7
BFBLP
‘Saved’ Policies EN1, EN2 & EN20
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Consistent (paras. 127 & 170)
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Heritage
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CSDPD
Policies CS1 & CS7
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Consistent (paras. 189 to 197)
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Drainage
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CS1 of
CSDPD
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Consistent (paras. 163 & 165)
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Biodiversity
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CSDPD
Policies CS1 & CS7
BFBLP
‘Saved’ Policies EN1, EN2 & EN20
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Consistent (paras. 170 & 175)
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Noise
and Pollution (including Land Contamination)
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CSDPD
Policy CS1
BFBLP ‘Saved’ Policy EN25
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Consistent (paras. 118, 170, 178 & 180)
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Sustainability (Renewable Energy and Water Use)
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CSDPD
Policies CS10 & 12
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Consistent (para. 149)
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Securing Necessary Infrastructure
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CSDPD Policy CS6
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Consistent (para. 54 to 56, 92 and 94)
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Supplementary Planning
Documents (SPD)
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Parking standards SPD
Planning
Obligations SPD (2015)
Thames
Basin Heath SPA SPD
Character Area Assessments SPD
Design SPD
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Other
publications
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National Planning Policy Framework
(NPPF)
National Planning Policy Guidance
(NPPG)
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9. PLANNING CONSIDERATIONS
9.1 The
key issues for consideration are:
i Principle of development
ii Impact on character and appearance of the
area
iii Residential Amenity
iv Transportation Implications
v Biodiversity
vi Drainage
vii Affordable Housing
viii Sustainability and Energy
ix Thames Basin Heaths Special Protection
Area
x Community Infrastructure Levy/ CIL
i. Principle of Development
Development Plan
9.2 The Development
Plan for the Borough includes the following:
Site
Allocations Local Plan 2013 (SALP)
'Retained'
Policies of the South East Plan 2009 (SEP)
Core
Strategy Development Plan Document 2008 (CSDPD)
'Saved'
Policies of the Bracknell Forest Borough Local Plan 2002
(BFBLP)
Bracknell
Forest Borough Policies Map 2013
Policy
Context
9.3 Section 38(6) of
the Planning and Compulsory Purchase Act 2004 requires proposals to
be determined in accordance with the development plan unless
material considerations indicate otherwise. The National Planning
Policy Framework (NPPF) is a material consideration.
Other
development plan policies relevant to the principle of
development
9.4 Core Strategy
Policy CS2 sets out a number of locational principles for new
development within Bracknell Forest, including a sequence of
allocation, directing development to the Town Centre first,
followed by previously developed and other land within defined
settlements, and lastly extensions to sustainable settlements.
Policy CS2 states that development will be permitted within defined
settlements.
Conclusion
on the principle of development
9.5 The relevant
Development Plan policies outlined above relating to the principle
of the proposed development are considered to be up to date, and
consistent with the NPPF. For the reasons set out above it is
concluded that the proposed development is considered in accordance
with Policy CS2 (insofar as it relates to locational
principles).
9.6 Residential
development of this settlement site is therefore considered
acceptable in principle subject to other planning considerations as
discussed below.
ii. Impact upon the character or appearance of the
area.
9.7 CSDPD
Policy CS7 requires high quality design which in this case should
build on the local character, respect local patterns of
development, enhance landscape and aid movement and
accessibility. Policy EN20 of the Local Plan supports Policy
CS7 and sets out how development should be in sympathy with its
local environment and appropriate in terms of mass and scale,
layout and materials amongst other criteria.
Development layout
9.8
Looking at the above proposed layout, development has been
consolidated within the centre of the site with the existing access
being utilised, albeit improved. There is a level of transitional
open amenity space between the built form/hardstanding and the
existing trees.
9.9 The
Council’s Tree Officer was consulted on the proposed scheme
and is satisfied that, subject to appropriately worded conditions,
the trees that surround the site can be retained in the
long-term.
9.10 Overall the
layout of the proposal is considered to make good use of previously
developed land yet at the same time retain the site’s main
valued features which is that of the surrounding woodland.
9.11 Given that the
proposed layout addresses the site’s constraints in a
sympathetic manner it is considered appropriate within this
settlement location.
Design and visual appearance
The following images represent an
artist’s impression of how the site may look
9.12 As set out
earlier in this report, horizontally the building can be separated
into 4 tiers consisting of the ground, first and second floor
within the bottom tier, the 3rd floor within the second tier, 4th
floor within the final accommodation third tier and a stair core
within the final fourth tier. The tiers would be noticeable from
the front, rear and sides due to the setback and transitions in
height. This approach is considered to reduce the bulk and massing
of the building.
9.13 Elevations shown
above demonstrate how the proposed pallet of materials will work. A
mixture of buff brickwork, vertical timber cladding, white render
and dark grey power coated aluminium grilles with associated frame
surrounds would further aid in reducing the appearance of bulk and
massing.
9.14 Glimpses of the
site, although softened, will be viewed through trees especially
during the winter months. However, the inclusion of vertical timber
cladding on the central tiers that may be more prominent when
viewed from outside the site are considered sympathetic to that of
the site, given the wooded nature of the site surrounds.
9.15 The site,
although located within the designated settlement, does not
specifically relate to the nearby residential estates of
Easthampstead, Hanworth and Birch Hill, mainly due to the roads
that are present on three side of the site. The adjoining Church
site is also considered to be of a design that is specific to its
immediate surrounds. As such, the contemporary design of the
proposed apartment building is not considered to adversely affect
the character and appearance of the area and instead provides a
character of its own, sympathetic to that of the valued features of
the site.
Conclusion on Design, Character and
Appearance
9.16 Given the above
assessment of the proposal’s siting, layout and design it is
considered that the development responds well to site constraints
such as the surrounding woodland. At the same time, it has its own
identity and the design is considered sympathetic to that of the
settlement location.
9.17 As such the
proposed development is considered to comply with BFBLP polices
EN1, EN20, CSDPD Policy CS7, and the NPPF.
iii. Impact upon Residential
Amenity
9.18 Policy EN20 criterion (g) of
the BFBLP stipulates that in considering proposals, the amenity of
surrounding properties should not be adversely affected. The
amenities of existing residents and future occupiers is therefore a
material consideration in considering an application.
Existing residents
9.19 The only building that adjoins
the site, to the east, is that of the Church of Jesus Christ
Latter-day Saints. All other residential properties are separated
from this site by the existing road network with the closest
property, 1 Claverdon, approximately 60m from the proposed
building. This, combined with the fact that the apartment
building will be sited within the center of a wooded site, means
that no significant adverse impacts upon existing residential
amenity could result.
Future
Occupiers
9.20 The proposed layout provides
suitable useable amenity space in the form of grassed areas,
balconies and a communal terrace.
9.21 The layout of the building
would not promote any loss of privacy and at the same time would
provide acceptable living conditions for the occupants.
9.22 Given the above assessment the
proposal would not result in any adverse impacts upon the amenity
of any future occupants.
Conclusion on the impact upon residential
amenity
9.23 Accordingly, the proposal is
considered to preserve the amenities of both existing and future
occupiers and comply with Policy EN20 (g) of the BFBLP.
iv. Transportation Implications
The following comments were
provided by the Local Highway Authority: -
Latest Revisions
9.24 The
Highway Authority is satisfied with the amendments made to the
submitted drawings, which accord with discussions.
Access
9.25 The
proposed residential development would take access from the
northern side of Ringmead, a local distributor road (classified C
road), which is subject to a 30mph speed limit. Approximately 80m
to the west of the site access, Ringmead connects to Hanworth Road
as the minor arm at a 'ghost island' priority junction. It is
proposed to re-purpose and improve an existing access, which
previously served the now demolished church. Visibility splays of
2.4m by 43m are stated in paragraph 3.15 of the applicant's
Transport Statement as being achievable in either direction of the
access, and this complies with Manual for Streets for the speed
limit of Ringmead. A footway return is proposed to the west of the
access along with a pedestrian crossing point to the footway on the
southern side of Ringmead, which will include dropped-kerbs and
tactile paving. A S278 agreement with the Highway Authority will be
needed to form the footway return and pedestrian dropped crossing
with tactile paving.
9.26 At
the access, a 4.8m wide access road is shown on the proposed plans,
which is sufficient for two vehicles to pass, widening to 6.0m in
the vicinity of parking for turning. In order that this access road
can be served by Bracknell Forest Council's refuse vehicle, the
road will need to be built to adoptable standards, sufficient to
accept a 26 tonne refuse vehicle.
Parking
9.27 The
Site Plan and Undercroft Parking Plan show 14 parking spaces on the
surface and 13 spaces in the undercroft car park, giving 27 parking
spaces overall, which complies with the Parking Standards SPD
(March 2016) for the number and sizes of dwellings proposed; and
provides 3 visitor spaces. Two of the car parking spaces (in the
undercroft) are marked for disabled use from the outset. A further
two spaces on the surface are of sufficient size to be changed to
disabled parking if there is a defined need for a disabled resident
within the development.
9.28
The undercroft parking area has
been laid out with road markings and the doors to the motorcycle
store and lift well open away from the car park aisle, for highway
safety. Spaces adjacent to walls are 30cm wider than standard to
improve the ability to enter and exit the vehicles parked in these
spaces. Whilst there is a pillar to the rear of, and between, the
two disabled parking spaces, the swept path drawings provided in
the Highways Technical Note demonstrate that there is sufficient
turning space that this would not cause an issue for access to the
spaces.
9.29 The
location of "20% (1 in 5) of all spaces to be designed and
constructed to be readily adaptable to provide [electric vehicle]
charging points" in accordance with paragraph 3.8 of the Parking
Standards SPD should be required by condition.
9.30 The
proposed cycle parking is in accordance with the Parking Standards
SPD in terms of the number of cycle spaces, with an even split of
cycle spaces between the undercroft and surface store. The three
visitor cycle spaces have now been shown as Sheffield-style stands
external to the stores, aiding accessibility to visitors and
improving security for residents.
Trips
9.31
Using the TRICS database it is predicted that the 15 flats would
generate 5 to 6 trips during each of the AM and PM peak hours and
50 to 60 trips over the day as a whole. The effect on Ringmead and
the wider road network of these additional trips is likely to be
minimal.
Conclusion
9.32 The Local Highway
Authority recommend that the application be approved subject to
suitably worded conditions.
Conclusion on Transportation
Implications
9.33 Subject to
conditions the development is considered not to result in any
highway safety implications. As such the proposal is considered to
comply with BFBLP Policies M4, M9 and CSDPD Policies CS23 and CS24
and the NPPF.
v. Biodiversity
The
following comments were provided by the Council’s
Biodiversity Officer: -
9.34 The Ecological
Appraisal submitted with the previous scheme highlighted the need
for a reptile survey. The reptile survey concludes that reptiles
are currently absent from the site although this was hampered by
issues of vandalism and presence of wood ants at the site.
Therefore, the report recommends a precautionary approach to
vegetation clearance at the site and the provision of hibernacula
within the final landscape at the site. This can be addressed
through conditions.
9.35 The woodland
surrounding this site forms an important part of green
infrastructure connecting to South Hill Park in the east which was
identified by the council’s Green Infrastructure Review
(TVERC, 2017). The woodland is already restricted by two busy roads
and various other urban features. Therefore, it is important that
this development supports the function of this area in terms of
ecology and landscape. The same woodland is also identified by the
ecological appraisal as Habitat of Principal Importance for
Conservation.
9.36 The landscape
proposals show a proposed new footpath/cycle link from the site to
South Hill Road. This feature has not been assessed by the
ecological appraisal and could have negative impacts on a locally
important area of habitat. A footpath and cycleway could require a
wide clearance, long term tree safety works and lighting which may
further fragment the woodland. Serious consideration should be
given to the use of existing footpaths in the area.
9.37 It is noted that
the Tree Protection Plan shows the footpath cycleway as being
‘no-dig construction’ which may reduce the impact of
the path on existing trees, the advice of the Tree Officer should
take priority on this matter. It is assumed that this will not be
an adopted path requiring further width, clearance or lighting
which further reduces the impact but does not negate it. The
landscape management plan does include measures to sensitively
manage the woodland within the site boundary that may help to
compensate by removing invasive non-native species, particularly in
the woodland area on the south east corner of the site.
9.38 The landscape
plan provides a range of native species planting that will help
support biodiversity but does not include some features recommended
by the reptile survey and the ecological appraisal. Therefore, a
condition should be used to secure biodiversity enhancements
listed:
• Nesting and Bat Boxes placed on the new
building and suitable trees;
• Natural buffer areas in place along
woodland boundaries;
• Wildlife planting incorporated into the
design of the residential plots;
• Hedgehog gravel boards or gaps for any
proposed fencing on site;
• Log piles retained on site;
• Installation of ‘insect
hotels/bug boxes’
9.39 On balance the
application, subject to conditions, has the ability to protect and
enhance biodiversity in accordance with policies CS1, CS7, NPPF,
and the NERC Act 2006. As such
the application is considered to comply with policy CS1 of the
CSDPD.
vi. Drainage
The following comments were provided by the
Lead Local Flood Authority: -
9.40 The site is
located within Flood Zone One and within an area with a very low
risk of surface water flooding according to Environmental Agency
data.
9.41 The soil type is
Host 15, ‘Naturally wet very acid sandy and loamy
soils’ which, as the bore hole information within the FRA
confirms, is not suitable to soakaways.
9.42 The proposed
drainage design involves connecting to the existing surface water
sewer in Ringmead, via an attenuation geotextile distribution tank
within the access road, which will restrict outflow to the positive
system within Ringmead to 5l/s.
9.43 In principle this
approach is acceptable, however it is unclear if a 10% urban creep
factor has been included and the FEH calculation method used within
the drainage modelling. A high level assessment of the site using
the HR Wallingford Surface Water Surface calculation using the FEH
method, with 10% urban creep and taking the whole site area
(permeable and impermeable), shows that the attenuation tank should
have a capacity of 347m³ and not the 113m³ as
proposed.
9.44 Therefore, the
LLFA recommend a revised design is produced increasing the size of
the attenuation tank, however as the principle is acceptable this
could be covered by a condition.
9.45 As previously
stated, the FRA assumes that the existing site drainage connects to
the existing public drainage sewer within Ringmead but this has not
been confirmed as a CCTV survey has not currently been undertaken.
Therefore, there is no guarantee that the proposed connection can
be made, or Thames Water will accept a connection. The applicant
will need to provide evidence that Thames Water will support a
connection to their sewer, however this can again be covered by a
condition.
9.46 To conclude,
subject to appropriate conditions, the LLFA recommends no objection
to the proposals.
Conclusion on Drainage
9.47 Given the LLFA’s
comments the proposed drainage scheme is considered acceptable in
principle subject to suitably worded conditions.
vii. Affordable Housing
9.48 CSDPD Policy CS17 and BFBLP
Policy H8 seek the provision of 25% on-site affordable housing
provision, taking account of the economics of provision.
These policies are considered consistent with the NPPF.
The
following comments were received from the Council’s Housing
Department: -
9.49 Having regard for policy, the
Housing Department would agree with 4 units for Affordable housing
(3 affordable housing for rent and 1 shared ownership). It is our
requirement for 2x1bed (both rent) and 2x2bed (1rent and
1SO).
9.50 Due to demand, the Council
requires Affordable rent capped at Local Housing Allowance rate for
any of the affordable rented units) or Social Rent (as detailed in
the NPPF 2019).
9.51 The Housing Team would need to
secure the units through s106, and the Registered Providers would
be required to complete an agreed Local Lettings Plan and Global
Nominations Agreement with the Local Authority which meets the
needs of our customers.
It is our
requirement that the Developer engages with a listed Registered
Social Landlord who operates in Bracknell to deliver the affordable
housing. This list will be provided by the Council’s Housing
department, for communication between Developer/RSL. Should
the Developer wish to approach an RSL outside of the list, evidence
of engagement will need to be provided prior to
agreement.
9.52 We would also like you to note
that we have a legal obligation to secure dwellings for former
rough sleepers and care leavers, who are engaging with the
council/other agencies with regard to support needs. This is
to promote the Councils Housing Let Model, that is currently being
drafted.
Conclusion on Affordable Housing
9.53 Subject to suitable affordable
housing being secured by way of a S106 Legal Agreement the proposal
would comply with CSDPD Policy CS17, BFBLP Policy H8 and the
NPPF.
viii. Sustainability and Energy
9.54 The NPPF outlines how
the impacts of climate change and the delivery of renewable and low
carbon energy and associated infrastructure is central to the
economic, social and environmental dimensions of sustainable
development. Para 153 of the Framework states that in determining
planning applications, LPAs should expect new development
to:
a) comply with adopted Local Plan policies on
local requirements for decentralised energy supply, unless it can
be demonstrated by the applicant, having regard to the type of
development involved and its design, that this is not feasible or
viable; and
b) take account of landform, layout, building
orientation, massing and landscaping to minimise energy
consumption.
9.55 This application has been
considered against the objectives of the NPPF and in the context of
the Borough's energy and sustainability policies (set out below)
which are considered to be consistent with the NPPF.
9.56 Policy CS10 of the Core
Strategy requires the submission of a sustainability statement
demonstrating how the proposals meet current best practice
standards.
9.57 Policy CS12 of the Core
Strategy requires the submission of an energy demand assessment
demonstrating how the development's potential CO2 emissions will be
reduced by at least 10% and how 20% of the development's energy
requirements will be met from on-site renewables.
9.58 Whilst no specific details
have been submitted, this could be overcome via condition if the
application was recommended for approval.
ix. Thames Basin Heaths Special Protection
Area
9.59 The Council, in
consultation with Natural England, has formed the view that any net
increase in residential development between 400m and 5km
straight-line distance from the Thames Basin Heath Special
Protection Area (SPA) is likely to have a significant effect on the
integrity of the SPA, either alone or in-combination with other
plans or projects. An Appropriate Assessment has been carried out
including mitigation requirements.
9.60 This site is located
approximately 1.39 km from the boundary of the SPA and therefore is
likely to result in an adverse effect on the SPA, unless it is
carried out together with appropriate avoidance and mitigation
measures.
9.61 On commencement of the
development, a contribution (calculated on a per-bedroom basis) is
to be paid to the Council towards the cost of measures to avoid and
mitigate against the effect upon the Thames Basin Heaths SPA, as
set out in the Council's Thames Basin Heaths Special Protection
Area Supplementary Planning Document (SPD) and the Planning
Obligations SPD. The strategy is for relevant developments to make
financial contributions towards the provision of Suitable
Alternative Natural Greenspaces (SANGs) in perpetuity as an
alternative recreational location to the SPA and financial
contributions towards Strategic Access Management and Monitoring
(SAMM) measures. The Council will also make a contribution towards
SANG enhancement works through Community Infrastructure Levy (CIL)
payments whether or not this development is liable to
CIL.
9.62 In this instance, the
development would result in a net increase of 15 dwellings which is
required to make a financial contribution towards SANG and SAMM
which will be calculated on a per bedroom basis once the mix of the
development is determined.
9.63 The applicant must
agree to enter into a S106 agreement to secure this contribution
and a restriction on the occupation of each dwelling until the
Council has confirmed that open space enhancement works to a SANG
is completed. Subject to the completion of the S106 agreement, the
proposal would not lead to an adverse effect on the integrity of
the SPA and would comply with SEP Saved Policy NRM6, Saved policy
EN3 of the BFBLP and CS14 of CSDPD, the Thames Basin Heaths Special
Protection Area Avoidance and Mitigation SPD, the Planning
Obligations SPD and the NPPF.
x. Community Infrastructure Levy (CIL) and S106
Contributions
9.64 Bracknell Forest Council has
an adopted Community Infrastructure Levy (CIL). CIL is applied as a
charge on each square meter of new development. The amount payable
varies depending on the location of the development within the
borough and the type of development.
9.65 CIL applies to any new build
(except outline applications and some reserved matters applications
that leave some reserved matters still to be submitted) including
new build that involves the creation of additional dwellings.
This application involves a net increase in dwellings and
floorspace and would therefore be liable for CIL. This development
lies within the Outer Bracknell charging zone.
9.66 In the event of planning
permission being granted, a CIL Liability Notice (CLN) will be
issued along with consent.
9.67 In
terms of required S106 contributions, on top of the SPA
contributions, the Council would also require contributions to go
towards an identified Open Space of Public Value
project.
9.68 For sites less than a hectare
where no public open space can be secured on site, the Council will
secure a contribution towards increasing capacity of public open
space in the area which is capable of serving the site.
9.69 The Council has a project
identified at Ludlow Play area to increase capacity (Page 116
Infrastructure Delivery Plan) the Council will look to secure
£30,000 towards improvements to the play area to increase
capacity and serve residents generated as part of the
scheme.
10. CONCLUSIONS
10.1 The application seeks planning
permission for the erection of a 5 storey building housing 15no.
apartments on a cleared brownfield site which once was the site of
the former St Margaret Clitherow Church.
10.2 The site is a previously
developed brownfield site located within the settlement and as such
residential development is therefore considered acceptable in
principle.
10.3 The proposal is considered
acceptable in terms of its design, appearance, siting and scale and
there are considered to be no adverse impacts on the character and
appearance of the area.
10.4 The proposal would not result
in any unacceptable detrimental impacts upon the amenities of
existing and/or future occupiers.
10.5 The development provides
on-site amenity space along with an accepted drainage
strategy.
10.6 The proposal is considered
acceptable by the Local Highway Authority in terms of off-street
parking and safe access to and from Ringmead.
10.7 The scheme, subject to
conditions, would provide adequate biodiversity mitigation and
enhancement.
10.8 The proposal, subject to an
obligation in the S106 Legal Agreement, would provide on-site 25%
affordable housing within a sustainable location.
10.9 In conclusion it is considered
that the full application would deliver a well-designed residential
scheme for 15 units on a previously developed site within the
settlement.
11. RECOMMENDATION
Following the
completion of planning obligation(s) under Section 106
of the Town and Country
Planning Act 1990 relating to:-
-
Contribution towards mitigation against the impact upon the
SPA.
-
Contributions towards OSPV.
-
Monitoring Costs
-
Affordable Housing
That the
Head of Planning be authorised to APPROVE the application
subject to the following conditions amended, added to or deleted as
the Head of Planning considers necessary: -
01. The
development hereby permitted shall be begun before the expiration
of three years from the date of this
permission.
REASON: To comply with Section 91 of the Town and Country
Planning Act 1990.
02. The
development hereby permitted shall be carried out only in
accordance with the following approved plans and other submitted
details: -
P01 Location Plan 17.02.21
P02 G Site Plan 17.02.21
P03 C Apartment Block/Surrounding Site
17.02.21
P04 A Undercroft Parking Plan 17.02.21
P05 B Ground Floor Plan 17.02.21
P06 A First Floor Plan 17.02.21
P07 A Second Floor Plan 17.02.21
P08 A Third Floor Plan 17.02.21
P09 B Forth Floor Plan 17.02.21
P10 B Roof Plan 17.02.21
P11 B South East Elevation 17.02.21
P12 B North East Elevation 17.02.21
P13 B North West Elevation 17.02.21
P14 B South West Elevation 17.02.21
P15 B Section 17.02.21
P19 D Overall Site Sections 17.02.21
REASON: To ensure that the development is carried
out only as approved by the Local Planning Authority.
03.
Prior to commencement of superstructure works, samples of the
external materials to be used in that phase of the development
shall be submitted to and approved in writing by the Local Planning
Authority. The development shall be constructed in accordance with
the approved materials.
REASON: In the interests of the visual amenities
of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD
CS7]
04.
Prior to commencement of superstructure works, details showing the
finished floor levels of the buildings in each phase hereby
approved in relation to a fixed datum point shall be 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 character of the
area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD
CS7]
05. No development hereby permitted
(including site clearance and demolition) shall take place until a
wildlife protection scheme for construction has been submitted to
and approved in writing by the Local Planning Authority. The plan
shall include:
i) an appropriate
scale plan showing where construction activities are
restricted;
ii) details of
protective measures to avoid impacts during construction;
iii) a timetable to
show phasing of construction activities; and
iv) details of
persons responsible for compliance with legal consents, planning
conditions, installation of protective measures, inspection and
maintenance.
The wildlife
protection scheme shall be implemented and maintained in accordance
with approved details during the duration of operational work.
REASON: In the
interests of nature
conservation
[Relevant Plans and
Policies: BFBLP EN3 CS1,
CS7]
06. No development shall commence 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. An ecological site inspection
report shall be submitted within three months of the first
occupation and the development shall be carried out in accordance
with the approved details.
REASON: In
the interests of nature
conservation
[Relevant Plans and
Policies: BFBLP EN3 CS1,
CS7]
07. No development shall commence until
details of the boundary treatments (fencing, hedges, walls) have
been submitted to and approved by the Local Planning
Authority. All boundary treatments should provide for the
free movement of wildlife to and from the site. The development
shall be carried out in accordance with the approved details.
REASON: In
the interests of nature
conservation
[Relevant Plans and
Policies: BFBLP EN3 CS1,
CS7]
08. The
development hereby permitted shall not be begun until details of a
scheme for the disposal of foul and surface water has been
submitted to and approved in writing by the Local Planning
Authority. Details shall include details of an attenuation tank
with a capacity of 350m³ and confirmation from Thames Water
that connections to the existing foul and surface water systems can
be obtained. All works that form part of the approved scheme shall
be carried out before the development or any part thereof is
occupied.
REASON: In-order to ensure the provision of
adequate foul and surface water drainage to serve the
development.
[Relevant Plans and Policies: House of Commons:
Written Statement (HCWS161) Sustainable Drainage Systems
18/12/2014, NPPF 2012 and the Flood Risk and Coastal Change PPG
updated 15/04/2015.]
09. No
development (other than the construction of the access) shall take
place until the
access, including footway return and pedestrian
dropped-crossing with tactile paving, has been constructed in
accordance with the details to be submitted to and approved in
writing by the Local Planning Authority.
REASON: In the interests of highway
safety.
[Relevant Policies: Core Strategy DPD
CS23]
10. No
development shall take place until visibility splays of 2.4m back
from the carriageway of Ringmead by 43.0m along Ringmead in each
direction have been provided at the site's vehicular access. 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 of Ringmead.
REASON: In the interests of highway
safety.
[Relevant Policies: Core Strategy DPD
CS23]
11. No
apartment shall be occupied until the associated vehicle parking
and turning space has been surfaced and marked out in accordance
with the approved drawing. The space shall thereafter be kept
available for parking and turning 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]
12. No
development shall take place until
(a) details of the location of 3 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 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]
13. No
apartment shall be occupied until the details of the design,
operation and ongoing
maintenance regime for electric vehicle charging
infrastructure with a minimum output of 7kW to be provided for 20%
(1 in 5) of the parking spaces shown on the approved plan has be
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 sustainable
transport.
[Relevant Policy: Local Plan Policy M9; NPPF
paragraph 110 e); and Parking Standards SPD paragraph 3.8 part 1
supported by the NPPF at paragraph 105 e).
14. No
development shall take place until a scheme has been submitted to
and approved in writing by the Local Planning Authority for covered
and secure cycle parking facilities. The building shall not be
occupied until the approved scheme has been implemented. The
facilities provided shall be retained.
REASON: In the interests of accessibility of the
development to cyclists.
[Relevant Policies: BFBLP M9, Core Strategy DPD
CS23]
15. 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]
16. 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.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
17. The protective
fencing and other protection measures specified by condition 16
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.
[Relevant Policies:
BFBLP EN1 and EN20, CSDPD CS7]
18. 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. No variation of the approved monitoring
program shall take place without the prior written agreement of the
Local Planning Authority. 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.
[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 (RPA’s) 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 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]
20. No development shall
take place until:
(i) details of all
proposed alterations to the ground levels within the site within 5
metres of the minimum ‘Root Protection Areas’
calculated in accordance with BS 5837 (2012) recommendations (or
any subsequent revision), for all existing retained trees within
the site and on neighbouring land adjacent to the approved
development. The details to include:
a) Cross
section diagrams showing existing and proposed and all /any
proposed soil level re-grading in relation to existing retained
trees, hedges and other vegetation.
b) Proposed
retaining structures required to address level differences adjacent
to retained trees and hedges and other vegetation, and
(ii) a programme
and method of implementation have been submitted to and approved in
writing by the Local Planning Authority.
The development
shall be carried out in accordance with the approved site layout
plan and the approved programme.
REASON: In the
interests of safeguarding the long term health and survival of
retained trees, hedges and other vegetation considered worthy of
retention.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD
CS7]
21. 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
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).
REASON: - In the
interests of good landscape design and the visual amenity of the
area.
[Relevant Policies:
BFBLP EN1 and EN20, CSDPD CS7]
22. 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.
[Relevant Policies:
BFBLP EN1 and EN20, CSDPD CS7]
23. 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 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.
[Relevant Policies:
BFBLP EN1 and EN20, CSDPD CS7]
24. If contamination is found at any time
during site clearance, groundwork and construction the discovery
shall be reported as soon as possible to the local planning
authority. A full contamination risk assessment shall be
carried out and if found to be necessary, a ‘remediation
method statement’ shall be submitted to the local planning
authority for written approval. Should no evidence of contamination
be found during the development a statement to that effect shall be
submitted to the local planning authority.
REASON: -To protect future occupiers and users of
the site from the harmful effects of contamination.
Relevant Policies: BFBLP EN25
25. Works shall be carried out in accordance
with the approved ‘remediation method statement’
(submitted to comply with condition 24) and a final validation
report shall be submitted to the local planning authority before
the site (or relevant phase of the development site) is
occupied.
REASON: -To protect future occupiers and users of
the site from the harmful effects of contamination.
Relevant Policies: BFBLP EN25
26. No
development [including demolition and site clearance] shall take
place until a Construction Environmental Management Plan (CEMP) 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 CEMP shall include measures for
:-
- the control of dust, odour and other
effluvia
- the control of noise (including noise from any
piling and permitted working hours)
- the control of pests and other vermin
(particularly during site clearance)
- the control of surface water run-off)
- the control of noise from delivery vehicles, and
times when deliveries are accepted and when materials can be
removed from the site.
Construction activity shall be carried out in
accordance with the approved CEMP.
REASON: In the interests of the amenities of the
area.
Relevant Policies: BFBLP EN25
27. 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, 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]
28. 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 20%) or other measures as
agreed with the LPA.
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]
In the event of the S106 planning obligations not
being completed by 22.07.2021, the Head of Planning be authorised
to extend this period 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
(2018).
2. In the
absence of a planning obligation securing Open Space of Public
Value contributions and Affordable Housing, in terms that are
satisfactory to the Local Planning Authority, the proposal is
considered contrary to saved Policy H8 of the Bracknell Forest
Borough Local Plan, policies CS6 and CS17 of the Core Strategy
Development Plan Document, Bracknell Forest Council Planning
Obligations SPD and the NPPF.
Informatives
01. The
Local Planning Authority has acted positively and proactively in
determining this application by identifying matters of concern
within the application (as originally submitted) and negotiating,
with the Applicant, acceptable amendments to the proposal to
address those concerns. As a result, the Local Planning
Authority has been able to grant planning permission for an
acceptable proposal, in accordance with the presumption in favour
of sustainable development, as set out within the National Planning
Policy Framework.
02. The
following conditions require discharge prior to the commencement of
ANY development:
03. The
following conditions require discharge prior to the commencement of
development: 3, 4, 5, 6, 7, 8, 9, 10, 12, 14, 16, 17, 18, 19, 20,
21, 26, 27 and 28.
04. The
following conditions require discharge prior to the occupation of
the apartments hereby approved: 11, 13 and 22.
05. No
details are required to be submitted in relation to the following
conditions; however, they are required to be complied with: 1,2,
15, 23, 24 and 25.
06. The Street Care Team Highways and Transport
Section 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.
