OFFICER REPORT
1.
SUMMARY
1.1 Full planning
permission is sought for the erection of a detached Scout Hut and
detached classroom building within Braybrooke Recreation
Ground.
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, trees,
biodiversity or highway safety.
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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.
REASONS FOR REPORTING THE APPLICATION TO ADVISORY PLANNING
COMMITTEE
2.1 The application has
been reported to the Advisory Planning Committee as it is a scheme
which the Director for Place, Planning and Regeneration is
responsible for promoting.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within Defined
Settlement
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Public Open
Space
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Local Green
Space (Bracknell Town Neighbourhood Plan)
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3.1 Braybrooke Recreation
Ground is a public open space managed by Bracknell Town Council.
The proposed hut would be sited on the western side of the site,
adjacent to junction between Makepiece Road and Quelm Lane, a
public right of way (PROW).
3.2 The proposed site is
not located within the Borough's defined employment areas. The
recreation ground is designated as Local Green Spaces within
Bracknell Town Neighbourhood Plan (draft).
4.
RELEVANT PLANNING HISTORY
4.1
The relevant planning history is summarised as follows:
6393
Ablution
building.
Approved
1960
601166
Application for
erection of pre-school playgroup building and outside play
area.
Refused 1975
5. THE
PROPOSAL
5.1 It
is proposed to install two single storey buildings within
Braybrooke Recreation Ground: a scout hut and a classroom. A
footpath will be created to link the buildings to Quelm Lane.
5.2
The proposed Scout Hut would have a width of 9.3 metres, a depth of
6.7 metres and a height of 3.2 metres. An access ramp and stairs
are proposed to the front. The building would be clad with timber.
The hut would be used for Scouting activities in the surrounding
area, and for the collection of scouting uniforms.
5.3
The proposed classroom would have a width of 9 metres, a depth of
5.4 metres and a height of 3.65 metres. The building would be
constructed of shiplap. The building would be used by Bracknell
Town Council to teach children about vegetation, trees and wildlife
within the park.
6.
REPRESENTATIONS RECEIVED
Bracknell
Town Council
6.1 No objection to the
scheme. BTC has requested that an inscription is added to the
buildings regarding the proposed use of the buildings.
[Officer
Comment: It would not be reasonable to require this as a planning
condition.]
Other
Representations
6.2 One letter of
representation has been received requesting that care is taken to
ensure the surrounding trees are preserved.
7.
SUMMARY OF CONSULTATION RESPONSES
Highway
Authority
7.1 No objection
Tree
Service
7.2 No objection
Biodiversity
Officer
7.3 No objection
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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Recreational Land
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Policy CS8 of the CSDPD
'Saved' Policy SC3 of the BFBLP, Policy EV3
of the Draft Bracknell Town Neighbourhood Plan
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Consistent
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Design and Character
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CS7 of CSDPD, Saved policy EN20 of BFBLP,
Policy HO8 of the Draft Bracknell Town Neighbourhood Plan
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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 BFBLP,
Policy EV4 of the Draft Bracknell Town Neighbourhood Plan
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Consistent
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Biodiversity
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‘Saved’ Policy EN15 of
BFBLP
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Consistent
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Supplementary
Planning Documents (SPDs)
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Design (2017)
Parking Standards (2016)
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Other
publications
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National Planning Policy Framework 2021
(NPPF)
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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)
Impact on trees
(vi)
Impact on biodiversity
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
(paragraph 2). 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 Policy CS8 of the CSDPD states that development will be
permitted which retains, improves and maintains existing
Recreational Facilities. The commentary to this policy states that
this policy is intended to resist the loss of existing provision of
recreational facilities and the protect them from pressures from
development. 'Saved' Policy SC3 of the BFBLP states that
development will only be acceptable where there is no loss of
existing community facilities.
9.4 Paragraph 99 of the NPPF states that existing open space,
sports and recreational buildings and land, including playing
fields, should not be built on unless:
a) an
assessment has been undertaken which has clearly shown the open
space, buildings or land to be surplus to requirements; or
b)
the loss resulting from the proposed development would be replaced
by equivalent or better provision in terms of quantity and quality
in a suitable location; or
c)
the development is for alternative sports and recreational
provision, the benefits of which clearly outweigh the loss of the
current or former use.
9.5 Paragraph 101 goes onto state that the designation of land as
Local Green Space through local and neighbourhood plans allows
communities to identify and protect green areas of particular
importance to them.
9.6 Paragraph 103 of the NPPF states that policies for managing
development within a Local Green Space should be consistent with
those for Green Belts.
9.7 Policy EV3 of the Draft Bracknell Town Neighbourhood Plan
designates both Braybrooke and The Elms Recreation Grounds as
'Local Green Spaces'. This policy states that new development on
these local green spaces should only be permitted if they enhance
the role and function of the space.
9.8 While this Neighbourhood Plan has not yet been ratified by
referendum a decision statement has been issued by Bracknell Forest
Council (as set out under Regulation 18 of the Neighbourhood
Planning (General) Regulations 2012) and therefore the plan can be
given significant weight in decision-making (paragraph 107 Planning
Practice Guidance: Neighbourhood Planning).
9.9 The proposed buildings would be located on land designated as
local green space where development is restricted unless it
enhances the role and function of the space. Given the proposed
buildings would be used primarily used in relation to the Green
Space (the scout hut used for scouting activities around the green
space, and the classroom used for teaching about the green space
and ecology) it is considered the proposed buildings would be
suitable for this location.
ii.
Impact on Character and Appearance of Surrounding Area
9.10 ‘Saved’ policy EN20 of the BFBLP states that
development should be in sympathy with the appearance and character
of the local environment and appropriate in scale, mass, design,
materials etc. Policy CS7 of the CSDPD states that the council
would require high quality design for all development in Bracknell
Forest. Development proposals would be permitted which build on the
urban local character, respecting local patterns of development.
Section 12 of the NPPF
emphasises the importance of good design as key to making places
better for people to live. Additionally, the NPPF states that the
design of development should help improve the character and quality
of an area and the way it functions.
9.11 Policy HO8 of the Draft Bracknell Town Neighbourhood Plan
states that the design of new development should have regard to
local character including the use of locally appropriate building
materials.
9.12 The proposed hut would be a repurposed sales hut. The hut is
single storey and has a flat roof which reduces the bulk of the
building. The proposed classroom would be a single storey building
with a pitched roof. Both buildings would be considered to appear
modest in scale. The use of timber cladding for the buildings would
be considered appropriate in a woodland setting.
9.13 The proposed siting within Braybrooke Recreation Ground would
be between the existing Community Centre building and carpark.
Given the single storey nature of the buildings they would not
appear incongruous or overly prominent in this existing built up
location. The view from outside the recreation ground would be
screened by vegetation, and the surrounding mature trees would not
be harmed by the proposal.
iii.
Residential Amenity
9.14 ‘Saved’ policy EN20 of the BFBLP states that
development will not adversely affect the amenity of surrounding
properties and adjoining area. Paragraph 130 of the NPPF states
that the Local Planning Authority should ensure high quality
amenity for all existing and future occupants of land and
buildings.
9.15 The proposed buildings would be sited in an area that is
currently used for internal and external recreational activities.
It is not considered the provision of two buildings would intensify
the use of the land to such an extent as to adversely impact the
residential amenities of the occupiers of neighbouring
dwellings.
iv.
Transport and Highways Considerations
9.16 Policy CS23 of the CSDPD states that the council will use its
planning and transport powers to reduce the need to travel,
increase the safety of travel, promote alternative modes of travel
and promote travel planning. ‘Saved’ policy M9 of the
BFBLP states that development will not be permitted unless
satisfactory parking provision is made for vehicles and cycles.
This policy also states that the standards set out in the Bracknell
Forest Borough Parking Standards, Supplementary Planning Document
2016 (SPD) must be adhered to.
9.17 It is proposed that visitors to the proposed buildings park in
the car park associated with Braybrooke Recreation Ground. It is
considered that the car park has the capacity to accommodate the
visitors to the proposed buildings. A condition will be imposed
requiring all activity to stop at the buildings at least 15 minutes
before the closure of the car park, and start at least 15 minutes
after the car park is open, to ensure safe access.
9.18 A footpath is proposed to link the buildings to Quelm Lane
which will lead onto the car park, and the building will be
provided with lighting to ensure safety when accessing the
footpath.
v.
Trees
9.19 ‘Saved’ policy EN1 of the BFBLP states that
planning permission will not be granted for development which would
result in the destruction of trees and hedgerows. Trees and
hedgerows are important to the retention of the character and
appearance of the landscape or townscape of the area. Paragraph 131 of the NPPF states that
trees make an important contribution to the character and quality
of urban environments. It goes on to state that planning decisions
should ensure that […] existing trees are retained wherever
possible.
9.20 Policy EV4 of the Draft Bracknell Town Neighbourhood Plan
states that development proposals are expected to retain all trees
in good condition, and which possess amenity value.
9.21 The proposed buildings would be sited within an area of
woodland. While this woodland is not covered by a Tree Preservation
Order, the trees play an important role in the sylvan nature of the
surrounding area and therefore any impact on these trees should be
minimised.
9.22 Details of tree protection and construction mitigation have
been submitted by the applicant and reviewed by the Tree Service.
The Tree Service are satisfied that the submitted information is
sufficient to ensure adequate protection for the trees, subject to
suitable monitoring which would be secured by condition.
vi.
Biodiversity Implications
9.23 Policy CS1 of the CSDPD states that development will be
permitted which protects and enhances the quality of natural
resources including biodiversity. Policy CS7 of the CSDPD states
that development proposals will be permitted which promote
biodiversity. ‘Saved’ policy EN15 of the BFBLP states
that external lighting schemes will only be acceptable where they
would have no adverse impact on wildlife. These policies are
considered to be consistent with the NPPF which states that the
planning system should contribute to, and enhance, the natural and
local environment by minimising impacts on biodiversity.
9.24
Path surfacing – The ecological assessment section 1.4
suggests the access path to the buildings will be resin bound
gravel whereas the amended block plan shows a self-binding gravel.
The project manager has confirmed that a self-binding gravel will
be used as this is more permeable and sensitive within the woodland
environment.
9.25
Lighting – Lighting could have a significant impact within
the woodland, deterring a range of nocturnal species most notably
bats. As lighting is required a condition should be secured to
sensitive lighting.
9.26
Woodland planting - Section 4.17 of the ecological assessment
recommends new native understorey planting. The plan should improve
its condition by removing of heaped soil areas, new understorey
planting, creation of deadwood features, installing bird and bat
boxes and reducing mowing regimes around woodland edges. This
should be expanded and improved to compensate for the potential
impacts of the new buildings and their use including increased
human presence and impacts on woodland management for safety. There
are three new planting areas within the woodland: a bare soil area
northeast of the hut location and two ‘clearings’ on
the north edge of the woodland. These total 1520 m2 and will
provide new woodland habitat to offset the impact of the proposed
huts.
9.27
Woodland Management Plan – The ecological assessment
indicates that the woodland is in poor condition due to the lack of
understorey and the ground flora indicates previous use of the area
for woodchip storage. Therefore, a woodland management plan should
be secured by condition to provide biodiversity net gains from the
proposals and ensure the success of any new planting.
9.28
Bird and bat boxes - Section 4.17 recommends the installation of a
wooden bird and bat box on the new buildings. All bird and bat
boxes should be of woodcrete or recycled plastic to ensure their
longevity. A condition securing details of biodiversity
enhancements should include these features.
9.29 Scout Activities – it is understood that the lease
agreement for the scout group will specify that no fires will be
lit. It should also be clear that no activities should be taken
which change the woodland habitat unless they are in line with the
woodland management plan.
9.30 Subject to suitable conditions it is considered the impact on
the biodiversity within Braybrooke Recreation Grounds can be
sufficiently mitigated.
10.
CONCLUSIONS
10.1 It is considered that the development is acceptable in
principle and does not result in an adverse impact on the character
and appearance of the surrounding area, highway safety, trees,
biodiversity or the residential amenities of the occupiers of the
neighbouring properties. It is therefore considered that the
development complies with 'Saved' policies of the BFBLP, Policies
of the CSDPD, BFBC SPDs, Policies of the Draft Bracknell Town
Neighbourhood Plan and the NPPF.
11.
RECOMMENDATION
11.1
That the Assistant Director: Planning be recommended to
APPROVE application 21/00172/3 subject to the following
conditions amended, added to or deleted as the Assistant Director:
Planning considers necessary:
01. The development hereby
permitted shall be begun before the expiration of three years from
the date of this permission.
REASON: To
comply with Section 91 of the Town and Country Planning Act
1990.
02. The
development hereby permitted shall be carried out only in
accordance with the following approved plans and other submitted
details:
Site Plan – Received
17.03.21
Block Plan – Received
30.04.21
Scout Hut Floor Plans
(18101.02) – Received 17.03.21
Scout Hut Elevations and
Section (18101.03) – Received 17.03.21
Classroom Floor Plan
– Received 17.03.21
Classroom Elevations
– Received 17.03.21
Classroom Section –
Received 17.03.21
Classroom Specifications
– Received 17.03.21
Tree Report –
Received 30.04.21
Ecological Assessment
– Received 15.06.21
Service Excavation Method
Statement – Received 05.08.21
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 buildings hereby permitted shall be similar in appearance to
those shown on the approved plans.
REASON: In the
interests of the visual amenities of the area.
[Relevant
Policies: BFBLP EN20, CSDPD CS7]
04. The
hours of operation for the facilities hereby approved shall be
restricted to no earlier than 15 minutes after the opening of
Braybrooke Park Carpark, and no later than 15 minutes before the
closure of Braybrooke Park Carpark.
REASON: In order to ensure
safe access to the car park.
05. The access path to the
buildings shall be constructed of self-binding gravel and shall be
created prior to the occupation of the buildings hereby
approved.
REASON: In the
interests of nature conservation, the character of the area and
pedestrian safety.
06. The development hereby permitted shall not be
begun until a scheme has been submitted to and approved in writing
by the Local Planning Authority for external site lighting
including details of the lighting units, levels of illumination and
hours of use. No lighting shall be provided at the site other than
in accordance with the approved scheme.
The external lighting shall be installed in
accordance with the approved scheme prior to the occupation of any
building hereby approved.
REASON: In the
interests of nature conservation and the pedestrian safety
07. The development hereby
permitted shall not be occupied until a Woodland Management Plan
has been submitted to and approved in writing by the Local Planning
Authority. This scheme shall include details of new woodland
planting and all outside activities to be undertaken in relation to
the proposed development. No outside activity should occur,
including the lighting of fires, unless it is specified in the
Woodland Management Plan.
REASON: In the
interests of nature conservation
08. The development hereby
permitted shall not be begun until a scheme for the provision of
biodiversity enhancements (not mitigation), including a plan or
drawing showing the location of these enhancements, has been
submitted to and approved in writing by the local planning
authority.
The approved
scheme shall be performed, observed and complied with.
REASON: In the
interests of nature conservation
09. The protective
measures shown on the approved plans shall be installed within the
application site prior to the commencement of development,
including any initial site clearance, and shall be maintained fully
intact and (in the case of fencing) upright until the completion of
all building operations on the site.
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]
10. All excavation works
shall comply with the approved Service Excavation Method
Statement.
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]
11. Photographs should be
provided to the LPA for the following stages of construction:
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The commencement of works on site
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The formation of the fencing compound
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The laying of ground protection
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The excavation works
Photographs
should be taken and sent at least 3 working days before any of
these stages begin, taken and sent during the installation itself,
and taken and sent no more than 3 working days after the stage is
completed.
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]
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)
Commencement
(2)
Approved plans
(3)
Materials
(4) Hours
of operation
(5) Access
path
(9)
Tree protection
(10)
Excavation method statement
The applicant is advised
that the following conditions require discharging prior to the
commencement/occupation of development:
(6)
External lighting scheme
(7)
Woodland management plan
(8)
Biodiversity enhancements scheme
(11)
Photographs
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.
