OFFICER REPORT
- SUMMARY
1.1 Planning permission is
sought for the conversion of grassed amenity areas to provide 10
additional parking spaces in 4 locations.
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
character and appearance of the area, residential amenity of
highway safety.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions set out in Section 11 of this report.
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- REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application has
been reported to the Planning Committee as it is a scheme which the
Director for Place, Planning and Regeneration is responsible for
promoting.
- PLANNING STATUS AND SITE
DESCRIPTION
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PLANNING STATUS
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Within defined settlement
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3.1 The proposed parking bays would be
located in 4 areas of amenity land along the residential street,
Ullswater.
- RELEVANT SITE HISTORY
4.1 The relevant planning history is
set out below:
15/00112/FUL
Approved 2015
Conversion of grassed amenity area
to form 4no. parking bays.
(Near No: 1 Ullswater)
5. THE PROPOSAL
5.1 It is proposed to form 10 parking
bays within Ullswater.
6. REPRESENTATIONS
RECEIVED
Bracknell Town
Council
6.1 No objection
Other responses received
6.2 Two letters neither supporting,
nor objecting to the proposal have been received from one address.
The concerns raised can be summarised as follows:
i)
In ‘Area
2’ 4 existing parking spaces including a disabled parking bay
will be lost with one gained and one disabled space gained as at
the moment two cars can be parked on the grassed area and then one
car in front of the existing disabled bay (Officer Comment
– the ‘existing’ parking spaces being
referred to are not formal parking spaces as they are places where
cars are currently parking on amenity land or in front of disabled
spaces blocking access to them)
ii)
Suggest the single
garage be demolished then remove the whole grassed area and place
car parking spaces along this whole area and you could get 5 or 6
spaces, which would mean we would gain spaces and not lose them.
(Officer comment – The ownership of the garage is not
known and this is outside of the proposed development and the
proposal can only be assessed as submitted which does not include
the proposed demolition of a garage)
6.3 A number of other objections
were received, however no name or contact details were given and
therefore cannot be counted as formal objections.
7. SUMMARY OF CONSULTATION RESPONSES
Highway Authority:
7.1 No objection.
Landscaping
Officer:
7.2 No objection subject
to condition.
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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Not fully consistent
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Residential amenity
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Saved policy EN20 of BFBLP
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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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Highways
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CS23 of CSDPD, Saved policy M9 of the
BFBLP
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Consistent
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Supplementary
Planning Documents (SPD)
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Parking Standards SPD (2016)
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Streetscene SPD (2011)
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Other
publications
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National Planning Policy Framework (NPPF) and
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
Impact on residential amenity
iv
Highway Safety considerations
i.
Principle of development
9.2 The application
site is located within a defined settlement as designated by the
Bracknell Forest Borough Polices Map. Due to its location and
nature, the proposal is considered to be acceptable in principle
and in accordance with CSDPD Policies CS1 (Sustainable
Development), CS2 (Locational Principles) and the NPPF subject to
no adverse impacts upon character and appearance of surrounding
area, residential amenities of neighbouring properties, highway
safety etc. These matters are assessed below.
ii. Impact on character and
appearance of the area
9.3 The majority of the parking bays
are to be located on grassed amenity land, with some extending from
existing parking hardstanding.
9.4 The proposed bays are not considered to have a
significant detrimental impact on the streetscene subject to the
provision of planting to mitigate the loss of soft landscaping. A
condition requiring a landscaping plan prior to commencement is
recommended.
iii. Impact on Residential
Amenity
9.5
Due to the
nature of the proposed parking spaces, they would not result in an
adverse impact on the residential amenities of the occupiers of
neighbouring properties in regards to possible overlooking,
overbearing or overshadowing. Furthermore, considering this is
currently a built-up residential area and the presence of the
existing parking spaces, it is not considered that the proposal
would result in an adverse level of noise and disturbance to the
local residents.
iv. Highway
Safety
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 EN20 of the BFBLP,
Policies CS1, CS2 and CS7 of the CSDPD, BFBC SPDs and the
NPPF.
11.
RECOMMENDATION
That the application be approved subject to the
following conditions:
1.
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.
2.
The development hereby
permitted shall be carried out only in accordance with the
following approved plans and documents received by the Local
Planning Authority on
Design and Access Statement
– Received 29.01.2021
Layout – 4817 / 387 -
Received 02.06.2021
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
3.
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]
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 do not require
details to be submitted, but must be complied with:
1. Time limit
2. Approved plans
03. The applicant is advised that the
following condition requires discharging prior to the commencement
of development:
3. Landscaping
scheme
04. 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
05. 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.
