OFFICER REPORT
1.
SUMMARY
1.1
Planning permission is sought for the erection of a detached
2-bedroom dwelling following the demolition of two existing garages
and a store.
1.2 The
development relates to a site within the settlement boundary. It is
not considered that the development results in an adverse impact on
the streetscene or the character and appearance of the area. The
relationship with adjoining properties is considered
acceptable.
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RECOMMENDATION
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Planning
permission be granted subject to conditions in Section 11 of this
report
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2.
REASON FOR REPORTING THE APPLICATION TO PLANNING
COMMITTEE
2.1 The
application has been reported to the Planning Committee following
the receipt of over 5 objections.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within Defined
Settlement
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Between 400m and
5km of the Thames Basin Heath SPA
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3.1 The
proposed dwelling would be located to the north-east of 6
Shaftesbury Close, and the garden would consist of the rearmost
part of the existing garden of 6 Shaftesbury Close. The dwelling
would be located on land currently occupied by 2 attached garages,
with a further 4 garages to the north-east.
4.
RELEVANT PLANNING HISTORY
4.1
Shaftesbury Close was erected under the New Towns Act of 1965.
4.2
There is no planning history relevant to the proposed
development.
5. THE
PROPOSAL
5.1
Planning permission is sought for a detached 2 bedroom
dwelling.
5.2 The
proposed dwelling would have a maximum depth of approximately 11.5
metres, a maximum width of approximately 5.7 metres, a ridge height
of approximately 7.75 metres and an eaves height of approximately
5.2 metres.
5.3 A
driveway providing 2 parking spaces is proposed to the front, and a
rear garden of approximately 86 square metres.
6.
REPRESENTATIONS RECEIVED
Bracknell Town
Council
6.1
Objection raised on the following grounds:
1) Overdevelopment
of an extra dwelling being added to this plot.
2) Increased traffic
congestion in a close that already has parking issues.
3) Out of character
with the other properties in this close.
Other
Representations
6.2
Letters of objection have been received from the occupants of 5
properties, raising the following concerns:
1) Loss of
light into neighbouring gardens.
2) Impact on
privacy.
3) Drainage
concerns.
4) Parking
concerns, including additional parking resulting in adverse noise
pollution and pedestrian danger.
5) Adverse
impact on the streetscene.
6)
Insufficient bin and bicycle storage and lack of rear access.
7)
Non-material planning considerations (including impact on value of
properties, impact on private views, impact on sewage system and
legal questions regarding the boundary)
7.
SUMMARY OF CONSULTATION RESPONSES
Highway
Authority
7.1 No
objection subject to suitable conditions
Biodiversity
Officer
7.2 No
objection
SUDS Officer
7.3 No
objection to the application, recommendation for flood proof
construction
Tree Officer
7.4 No
objection subject to suitable tree protection
SPA Officer
7.5 No
objection subject to suitable mitigation
8.
MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE
DECISION
8.1 The
key policies and associated guidance applying to the site are:
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Development Plan
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NPPF
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General policies
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CS1 & CS2 of CSDPD
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Consistent
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Design and Character
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CS7 of CSDPD, Saved policy EN20 of
BFBLP
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Consistent
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Residential Amenity
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Saved policies EN1, EN2, EN20 and EN25 of
BFBLP
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Consistent
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Highways
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CS23 of CSDPD, Saved policy M9 of BFBLP
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Consistent
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Trees
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‘Saved’ policy EN1 of the
BFBLP
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Consistent
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SPA
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NRM6 of the South East Plan,
‘Saved’ policy EN3 of the BFBLP
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Consistent
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Biodiversity
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CS1 and CS7 of the CSDPD
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Consistent
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Sustainability
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CS10, CS12 of the CSDPD
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Consistent
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Supplementary
Planning Documents (SPDs)
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Design (2017)
Parking Standards (2016)
Streetscene (2010)
Thames Basin Heath SPA (2018)
Sustainable Resource Management (2008)
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Other
publications
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National Planning Policy Framework
(NPPF)
Building Research Establishment: Site
Layout Planning for Daylight and Sunlight: a Guide to Good Practice
2011 (BRE SLPDS)
CIL Charging Schedule (2015)
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9.
PLANNING CONSIDERATIONS
9.1 The
key issues for consideration are:
(i)
Principle of the Development
(ii)
Impact on the character and appearance of the area
(iii)
Impact on residential amenity
(iv)
Highway safety consideration
(v)
Trees
(vi)
Biodiversity
(vii)
Drainage
(viii)
Sustainability
(ix)
Thames Basin Heath SPA
(x)
Community Infrastructure Levy
i.
Principle of Development
9.2
Section 38(6) of the Planning and Compulsory Purchase Act 2004
requires that applications for planning permission must be
determined in accordance with the development plan, unless material
considerations indicate otherwise, which is supported by the NPPF
(paras. 2 and 12). Policy CS2 of the CSDPD states that development
will be permitted within defined settlements. This is provided that
the development is consistent with the character, accessibility and
provision of infrastructure and services within that settlement.
The above policy is considered to be consistent with the NPPF, and
as a consequence is considered to carry significant weight.
9.3 The
site is located in a residential area that is within a defined
settlement on the Bracknell Forest Borough Policies Map (2013). As
a result, the proposed development is considered acceptable in
principle, subject to no adverse impact on the amenity of the
neighbouring occupiers and upon the character and appearance of the
area, highway safety etc.
ii.
Impact on Character and Appearance of Area
9.4 The
proposed dwelling would be located to the north-east of 6
Shaftesbury Close. It would project past the front elevation of
this property by approximately 1.2 metres from the front elevation,
and approximately 0.3 metres from the two storey bay projection of
6 Shaftesbury Close. Between 6 Shaftesbury Close and 2 Shaftesbury
Close on the corner with Nightingale Crescent there is a
well-defined build line, however given the modest projection past
the two storey bay window it is not considered that the dwelling
would appear unduly prominent in the streetscene to the detriment
to the character of the area.
9.5 A
material palette similar to that found on Shaftesbury Close is
proposed, and the appearance, scale and position of the windows
would be similar to those found on the surrounding dwellings.
9.6
Given the number of semi-detached and terraced properties in the
area, it is not considered that the proximity of the proposed
dwelling to 6 Shaftesbury Close would appear incongruous. The
dwelling would be approximately 0.7 metres shorter than 6
Shaftesbury Close, and would therefore not appear overly prominent
in the streetscene. This reduction in height would not appear
incongruous, as the proposed dwelling would be located next to a
row of single storey garages.
9.7 As
the land to the existing garages is currently laid with
hardstanding, the continued use of this land for car parking would
be acceptable. As the proposed dwelling would reduce the view of
greenery to the rear, an element of soft landscaping should be
provided to the front to soften the appearance of the area, this
soft landscaping scheme should be secured by planning
condition.
9.8 As
the front of the plot can accommodate both dwellings with a 1 metre
access to the rear (albeit shared by both properties) and all the
parking spaces required, it is not considered that the development
would appear cramped from public view. However, the narrow land to
the rear significantly reduces the land available for private
garden areas. Overall, the rear garden space would cover
approximately 86 square metres, furthermore, the narrowness of the
garden would reduce its useability.
9.9
However, the scale of the proposed garden is similar to that
approved at 7 Shaftesbury Close in 2019 (reference 18/00299/FUL). A
comparative plan showing the scale of the proposed development in
relation to the approved gardens at 7 Shaftesbury Close is shown
below:
9.10
It can be seen from this plan that the proposed subdivision would
result in plot sizes that have been approved in the immediate area.
As such, it is not considered that the scale of the plot would
appear sufficiently out of keeping with the character of the area
to warrant refusal.
iii.
Impact on Residential Amenity
Overlooking
9.11
The rear elevation of the proposed dwelling would be located on the
boundary with 30 Nightingale Crescent. At its closest point there
would be a separation distance of approximately 16.5 metres from
the rear elevation of the proposed dwelling to the rear elevation
of 30 Nightingale Crescent.
9.12
The Design SPD states that there should be a separation distance of
10 metres to the boundary and 22 metres between rear elevations to
avoid adverse overlooking. Given the wider layout of the area, it
would appear that the existing garages were located in order to
enable sufficient garden area and privacy to the occupants of 30
Nightingale Crescent. It is therefore considered that any clear
glazed opening upper storey rear windows on the proposed dwelling
would be unacceptable, and therefore the glazing of windows to the
first floor rear bedroom should be restricted by condition.
9.13
There are a number of side windows on 6 Shaftesbury Close which
would face onto the proposed dwelling. Given the separation
distance of 1 metre between the dwellings, it is recommended that
any clear glazed opening upper storey west side windows facing
towards 6 Shaftesbury Close on the proposed dwelling would be
unacceptable and would be restricted by condition.
9.14
The proposed dwelling projects past the rear elevation of 6
Shaftesbury Close. As such, any west side facing window would look
into the private garden space of this dwelling. This relationship
would cause unacceptable levels of overlooking and would be
unacceptable and would be restricted by condition.
9.15
There are a number of side windows on 4 Shaftesbury Close which
would face onto the proposed dwelling. Given the separation
distance of approximately 11 metres between the dwellings, it is
recommended that any clear glazed opening upper storey east side
windows on the proposed dwelling would be unacceptable and would be
restricted by condition.
9.16
It is not considered that any front facing windows would result in
adverse overlooking to neighbouring properties.
Overbearing
9.17
The proposed development would extend past the rear elevation of 6
Shaftesbury Close by approximately 2.8 metres and would be
separated from the dwelling by approximately 1 metre. It is not
considered that the rear projection of the proposed dwelling would
appear sufficiently overbearing to the occupants of 6 Shaftesbury
Close to warrant refusal.
9.18
The front projection would not be considered to appear adversely
overbearing to the occupants of 6 Shaftesbury Close, and the
proposed dwelling is sufficiently distant from all other
surrounding dwellings to avoid appearing unduly overbearing to
these occupants.
Overshadowing
9.19
The BRE SLPDS is used as a guideline for assessing potential loss
of light and the acceptable levels of loss to light to the primary
source of light of a habitable room.
9.20
For a window parallel to a new development a 45 degree line is
drawn on the vertical plane from the highest nearest point of the
roof towards this window. Then a 45 degree line is drawn on the
horizontal plane from the end of the extension towards the window
wall. If the centre of the window lies on the extension side of
both of these 45 degree lines, it would be considered that the
development would result in an adverse impact on the property with
regards to loss of light.
9.21
The submitted plans show that there are no side facing windows on 6
Shaftesbury Close that are the primary sources of light to
habitable rooms. Therefore, it is not considered that any loss of
light to these windows should form a reason for refusal.
9.22
A loss of light assessment was undertaken for the rear facing
windows on 6 Shaftesbury Close as set out above which determined no
significant impact to these windows.
9.23
The BRE SLPDS recommends that at least half the garden receives at
least 2 hours of sunlight on 21st March. A garden impact
assessment as set out in the BRE SLPDS was undertaken which
determined the proposed development would not reduce the levels of
sunlight in the neighbouring gardens to unacceptable levels.
Amenity of Future
Occupiers
9.24
Garden space is proposed to the rear of 6 Shaftesbury Close,
accessed from a proposed path alongside the garden of 6 Shaftesbury
Close. This garden would have a depth of approximately 20 metres
and a width of between approximately 4.3 metres and 3.5 metres,
resulting in a garden covering approximately 86 square metres.
While the narrow width of the plot would reduce the useability of
the area, it is still considered that the space would provide
sufficient outdoor amenity such that a refusal would not be
justified on these grounds.
iv.
Highway Safety Considerations
9.25
This development is located on Shaftesbury Close, a 30mph
no-through road. The proposal is for the construction of a detached
property in place of the current garage, which will be
demolished.
9.26
The existing property has 3 bedrooms, and this remains unchanged in
the proposed development. The proposed plans show 2 parking spaces
for this property, formed by converting the current front garden
area into driveway space. The newly constructed property has 2
bedrooms and provides 2 parking spaces using the existing driveway
space. This also meets the requirements of the Parking Standards
SPD. A bin and cycle store is provided in the rear garden of both
properties.
v.
Trees
9.27
A tree protection plan has been submitted with this application
which demonstrates the significant trees within and surrounding the
application site would be safeguarded during the construction
process. These trees, while not covered by a Tree Preservation
Order (TPO) are important to the character of the area.
9.28
This tree protection is considered suitable, and it is recommended
that a condition securing the protection is imposed.
vi.
Biodiversity
9.29
The proposed development would result in the demolition of the
existing garage. The existing building has a flat roof which makes
it unlikely to support roosting bats. There are no notable features
in the garden or immediately adjacent. As such, it is not
considered the proposed development would adversely impact on the
surrounding biodiversity.
vii.
Drainage
9.30
Whilst the development does not appear to result in significant
increase in footprint it is located within an area of significant
risk of surface water flooding. There were acknowledged capacity
issues on the neighbouring Nightingale Close during Winter 2020/21.
As such it is recommended that conditions are imposed requiring
SuDS compliant construction.
9.31
The garage itself is located above a Thames Water public surface
water sewer and in close proximity to the Thames Water public foul
sewer. An informative is recommended advising that a
build-over-agreement will be required from Thames Water.
viii.
Sustainability
9.32
In line with policies CS10 and CS12 of the CSDPD, a Sustainability
Statement and Energy Demand Assessment should be required by
planning condition.
ix.
Thames Basin Heath SPA
9.33
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.
9.34
This site is located approximately 1.5 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.
9.35
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). 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.
9.36
In this instance, the development would result in a net increase of
a single 2-bedroom dwellings which
results in a total SANG contribution of £5,193.
9.37
The development is required to make a contribution towards
Strategic Access Management and Monitoring (SAMM) which will is
also calculated on a per bedroom basis. Taking account of the per
bedroom contributions this results in a total SAMM contribution of
£526.
9.38
The total SPA related financial contribution for this proposal is
£5,719. 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 SPD and the
NPPF.
x.
Community Infrastructure Levy (CIL)
9.39
Bracknell Forest Council commenced charging for its Community
Infrastructure Levy (CIL) on 6th April 2015.
9.40
CIL applies to any new build (except outline applications and some
reserved matters applications) including extensions of 100 square
metres of gross internal floor space, or more, or new build that
involves the creation of additional dwellings.
9.41
The proposed development would involve the creation of an
additional dwelling, as such it is CIL liable.
10.
CONCLUSIONS
10.1
It is considered that the
development is acceptable in principle and would not result in an
adverse impact on the character and appearance of the surrounding
area, highway safety or the residential amenities of the occupiers
of the neighbouring properties. It is therefore considered that the
proposed development complies with 'Saved' policies of the BFBLP,
Policies of the CSDPD, BFBC SPDs and the NPPF.
11.
RECOMMENDATION
11.1
Following the completion of
planning obligation(s) under Section 106 of the Town and Country Planning Act 1990
relating to the following measures:
- Avoidance and mitigation of the impact of
residential development upon the Thames Basin Heaths Special
Protection Area (SPA);
That the Head of Planning be
authorised to APPROVE application 20/01046/FUL 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:
Proposed Floor Plans (100A)
– Received 10.02.2021
Proposed Elevations (201D)
– Received 10.02.2021
Roof Plans (202D) –
Received 10.02.2021
Site Location and Block
Plan (010C) – Received 06.04.2021
Tree Report –
Received 10.02.2021
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
03. The
materials to be used in the construction of the external surfaces
of the development hereby permitted shall be similar to those found
on 6 Shaftesbury Close.
REASON:
In the interests of the visual amenities of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
04.
Notwithstanding that shown on
the approved plans the first floor rear and side windows in the
development hereby permitted shall not be glazed at any time other
than with a minimum of Pilkington Level 3 obscure glass (or
equivalent) unless the parts of the window which are clear glazed
are more than 1.7 metres above the floor of the room in which the
window is installed. They shall at all times be non-opening
unless the parts of the window which can be opened are more than
1.7 metres above the floor of the room in which the window is
installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
05.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) (England) Order 2015 (or any Order
revoking and re-enacting that Order with or without modification)
no additional windows, similar openings or enlargement thereof
shall be constructed at first floor level or above in the rear or
side elevations of the development hereby permitted.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
06.
The tree/ vegetation protection measures
shown in the approved Tree Report shall be erected in accordance with BS
5837:2012 (or any subsequent revision) Section 6 prior to the
commencement of development, including any initial clearance, and
shall be maintained fully intact and (in
the case of the fencing) upright until the completion of all
building operations on the site. 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.
07. The development shall not be begun until a
scheme depicting hard and soft landscaping has been submitted to
and approved in writing by the Local Planning Authority. The scheme
shall include a 3 year post planting maintenance schedule. All
planting comprised in the soft landscaping works shall be carried
out and completed in full accordance with the approved scheme, in
the nearest planting season (1st October to 31st March inclusive)
to the completion of the development or prior to the parking spaces
being brought into use, whichever is sooner. All hard landscaping
works shall be carried and completed prior to the parking spaces
being brought into use. 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.
[Core Strategy DPD CS7, BFBLP 'Saved' Policies
EN2 and EN20]
08. The
development hereby approved shall not be occupied until the
associated vehicle parking and turning space has been provided in
accordance with the approved drawing. The spaces shall thereafter
be kept available for parking at all times.
REASON: To ensure that the
development is provided with adequate car parking to prevent the
likelihood of on-street car parking which would be a danger to
other road users.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
09. The
dwelling shall not be occupied until a plan showing the floor plan
and elevation of the cycle store shown on the approved plans,
showing 4 secure and covered cycle spaces, is submitted to an
approved in writing by the Local Planning Authority. The cycle
parking spaces and facilities shall thereafter be retained.
REASON: In the interests of
accessibility of the development to cyclists.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
10. No part
of the dwelling shall be occupied 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]
11. No
construction works shall take place until an Energy Demand
Assessment demonstrating that at least 10% of the development's
energy will be provided from on-site renewable energy production,
has been submitted to and approved in writing by the Local Planning
Authority. The dwelling as constructed shall be carried out in
accordance with the approved assessment and retained as such
thereafter.
REASON: In the interests of
sustainability and the efficient use of resources.
[Relevant Policy: Core
Strategy DPD CS12]
12. The
development shall incorporate surface water drainage that is SuDS
compliant and in accordance with DEFRA "Sustainable Drainage
Systems - Non-statutory technical standards for sustainable
drainage systems" (March 2015). It shall be operated and
maintained as such thereafter.
REASON: To prevent
increased risk of flooding, to improve and protect water quality
and ensure future maintenance of the surface water drainage
scheme.
[Relevant Policies: CSDPD
CS1, BFBLP EN25]
Informative(s):
01. The
Local Planning Authority has acted positively and proactively in
determining this application by assessing the proposal against all
material considerations, including planning policies and any
representations that may have been received and subsequently
determining to grant planning permission in accordance with the
presumption in favour of sustainable development, as set out within
the National Planning Policy Framework.
02. No
details are required to be submitted in relation to the following
conditions; however they are required to be complied with:
(1) Time limit
(2) Approved plans
(3) Materials
(4) Upper storey
windows
(5) Future windows
(6) Tree protection
(8) Vehicle parking
(12) SUDS
The applicant is advised
that the following conditions are required to be discharged:
(7) Hard and soft
landscaping
(9) Cycle parking
(10) Sustainability
Statement
(11) Energy Demand
Assessment
03. The
applicant should note that this permission does not convey any
authorisation to enter onto land or to carry out works on land not
within the applicant’s ownership.
04. This is
a planning permission. Before beginning any development you may
also need separate permission(s) under Building Regulations or
other legislation. It is your responsibility to check that there
are no covenants or other restrictions that apply to your
property.
05. This
planning permission does not grant consent for a dropped kerb. The
Highways and Transport Section should be contacted at Time Square,
Market Street, Bracknell, RG12 1JD, telephone 01344 352000 or via
email at Highways.Transport@bracknell-forest.gov.uk , 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 12 weeks prior to when works are
required to allow for processing of the application, agreement of
the details and securing the appropriate agreements and licences to
undertake the work. Any work carried out on the public
highway without proper consent from the Highway Authority could be
subject to prosecution and fines related to the extent of work
carried out.
06. Legal
changes under The Water Industry (Scheme for the Adoption of
private sewers) Regulations 2011 mean that the sections of pipes
you share with your neighbours, or are situated outside of your
property boundary which connect to a public sewer are likely to
have transferred to Thames Water's ownership. Should your proposed
building work fall within 3 metres of these pipes we recommend you
contact Thames Water to discuss their status in more detail and to
determine if a building over / near to agreement is required. You
can contact Thames Water on 0800 009 3921 or for more information
please visit our website at www.thameswater.co.uk
With regard to surface
water drainage it is the responsibility of a developer to make
proper provision for drainage to ground, water courses or a
suitable sewer. In respect of surface water it is recommended that
the applicant should ensure that storm flows are attenuated or
regulated into the receiving public network through on or off site
storage. When it is proposed to connect to a combined public sewer,
the site drainage should be separate and combined at the final
manhole nearest the boundary. Connections are not permitted for the
removal of groundwater. Where the developer proposes to discharge
to a public sewer, prior approval from Thames Water Developer
Services will be required.
07.
As the proposed development it is located within an area of
significant risk of surface water flooding the applicant is advised
to use flood proof construction and ensure finished floor levels
are set higher than surrounding ground levels.
Doc.
Ref:Uniform
7/DC/Agenda
The application
file to which this report relates can be viewed at the Council's
Time Square office during office hours
or online at
www.bracknell-forest.gov.uk
