OFFICER
REPORT
1.
SUMMARY
1.1 This is a
Section 73 application to vary conditions 2 and 3 of parent
permission 19/00714/FUL which granted the conversion of an existing
agricultural barn to 6 dwellings, with associated access drive,
parking and change of use of agricultural land to residential
curtilages, to amend the materials for the roof and brick plinth of
the building.
1.2 This
application also seeks the approval of pre-occupation conditions
(conditions 5, 6, 7,
16 and 17)
relating to landscaping, boundary treatment, construction of the
internal access drive, biodiversity enhancements and lighting.
1.3 The changes
to the roofing materials and brick plinth are considered acceptable
and details relating to pre-occupation conditions are acceptable.
The proposals would not adversely affect the residential amenities
of neighbouring properties, unacceptably impact upon the character
and appearance of the surrounding area, highway safety or
biodiversity.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions as set out in Section 11 of this report.
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- REASON FOR
REPORTING APPLICATION TO ADVISORY PLANNING
COMMITTEE
2.1 The
application has been reported to the Advisory Planning Committee as
more than 5 objections have been received.
- PLANNING
STATUS AND SITE DESCRITPION
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PLANNING STATUS
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Green Belt
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Within 5km of the Thames Basin Heath SPA
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Tree Preservation Orders 277 and 395.
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3.1 The site is
located to the south-west/west of Prince Albert Drive. A former
single storey agricultural barn occupied the site which is
currently being converted into 6no. residential units.
3.2 The
perimeter of the site is bounded by trees which are subject to Area
and Group Tree Preservation Orders (TPOs).
3.3 The site is
bordered by dwellings and their gardens to the north and west, to
the east by the highway on Prince Albert Drive and to the south by
fields.
- RELEVANT SITE
HISTORY
4.1 The most
recent planning history relevant to this site:
17/00080/PAA granted March 2017 for prior approval
change of use of agricultural building to a dwellinghouse
(C3).
18/00961/PAA
granted November 2018 for prior approval for the change of use of
existing agricultural building to 5 no. residential properties.
19/00714/FUL
approved for conversion of existing barn to 6 dwellings, and
associated access drive and car park. Change of use of land to
residential curtilage.
- THE
PROPOSAL
5.1 This is a
Section 73 application to vary conditions 2 (Plans), 3 (Materials),
5 (Landscaping), 6 (Boundary), 7 (Driveway), 16 (Biodiversity) and
17 (Lighting) of planning permission 19/00714/FUL.
5.2 Planning
permission 19/00714/FUL was issued on 7 July 2020 following the
completion of a Section 106 Agreement to secure mitigation for the
Thames Basin Heath Special Protection Area (SPA). The permission
granted the conversion of an existing agricultural barn to 6
dwellings, with associated access drive, parking and change of use
of agricultural land to residential curtilage.
5.3 This Section
73 application seeks to vary conditions 2 and 3 of parent
permission 19/00714/FUL with changes proposed to the roof materials
and brick plinth of the building. The materials for the external
finish of the building were shown on the approved drawings of
planning permission 19/00714/FUL and included a mix of character oak feather edge shiplap
boarding, chalk render and natural Spanish roof slates. This S73
proposes the following amendments to the materials:
- The brick plinth
as implemented on site is a Crest Selbourne Red Multi Stock, in
lieu of Ibstock Red Leicester;
- The roof
materials as proposed are Tapco
Slate Roof in lieu of Natural Spanish Slate.
5.4 The
Tapco slate roof has been selected for technical reasons and
because of the benefits of its use on very shallow pitched roofs
down to 14 degrees (the roof on the building at site has
approximately a 15 degree roof pitch); it has a built in camber
which prevents wind uplift and it is lightweight. The Tapco slate
is a composite with added limestone so that it has a similar
appearance to Natural Slate.
5.5 During the course of this application, the
type of roofing material has been amended from that originally
proposed - SIKA-TROCAL S and SG mechanically fastened membranes
(Lead grey in colour RAL 7012), to the Tapco slate that is now
proposed. The original SIKA-TROCAL membrane material was considered
unacceptable due to its appearance and the resulting impact that
this would have on the building and surrounding area. These
concerns were discussed with the applicant and agent and the Tapco
slate has been proposed as an alternative.
5.6 This
application also seeks the approval of details connected to the
following conditions of planning permission 19/00714/FUL:
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Condition 5 - Landscaping
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Condition 6 - Boundary Treatments
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Condition 7 – Driveway
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Condition 16 – Biodiversity enhancements
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Condition 17 - Lighting
5.7 The
aforementioned conditions require details to be approved prior to
the occupation of the dwellings approved by permission
19/00714/FUL. This S73 application seeks to approve details
relating to these conditions, as an alternative to submitting a
separate conditions application.
5.8 This
report will focus solely on the changes proposed by this S73
application and will not
re-assess the
scheme as a whole which benefits from planning permission under the
approved extant parent permission 19/00714/FUL.
5.9 This S73
application does not alter the operative part of the description of
the development, with no change proposed to the approved number of
residential units which remains at 6 as approved by parent
permission 19/00714/FUL.
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REPRESENTATIONS RECEIVED
Winkfield
Parish Council
6.1 Recommend
refusal as the plans indicate a movement of the site boundary into
Green Belt.
Other
representations
6.2 22no.
letters of objection received (from 18 separate postal addresses)
which are summarised as follows:
- Change
to roofing material is out of character with building and
surrounding area,
including
its Green Belt designation.
- Had the
alternative roofing material (Sika-Trocal) been proposed
originally, it would have been objected to and should therefore not
be allowed as part of this application.
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Residents do not believe that the reasons for not using the
approved Natural Slate roof tile is correct. Slate can be used on a
roof pitch less than 20 degrees; companies can make slate for
longer length rafters and wind uplift of slate tiles can be
overcome.
- The
roofing material proposed would be easy to remove and extend the
building upwards.
- Changing
the roof materials is saving costs.
- It
appears the residential curtilage of the dwellings is being
changed, resulting in a change of use of agricultural land to
residential of open green belt, contrary to planning
policies.
- The next
step by the developer will be to convert the entire field into a
housing estate
Some of
the ecological enhancements are on land outside of the application
site.
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Development should not have passed in the first place as it is
inappropriate.
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Development has progressed from 1 dwelling to 5 dwellings to 6. It
is all about commercial benefit and maximising profits.
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Overlooking and loss of privacy to adjoining properties and
gardens.
- Work has
commenced on site.
6.3 Officer
comment: The letters of objection relating to the roof material and
extension to residential curtilage were based on the plans/details
originally submitted. During the course of the application, amended
plans/details have been received to address some of the concerns
raised by objectors.
- SUMMARY OF
CONSULTATIONS RESPONSES
Highways
Officer
7.1 No
objection.
Biodiversity
Officer
7.2
No objection.
- MAIN POLICIES
AND OTHER DOCUMENTS RELEVANT TO DECISION
8.1 The key policies and guidance applying to
the site and the associated policies 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
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CS7 of CSDPD, Saved policy EN20 of BFBLP
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Consistent
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Green Belt
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CS9 of CSDPD, Saved Policy GB1, GB2, GB4 of
the BFBLP
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Consistent
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Residential amenity
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EN20 and EN25 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 LAs setting their own parking
standards for residential development, this policy is considered to
be consistent.
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Transport
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CS23 and CS24 of CSDPD
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Consistent
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Sustainability
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CS10 & CS12 of CSDPD
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Consistent
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SPA
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SEP Saved Policy NRM6, CS14 of CSDPD
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Consistent
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Trees, biodiversity and landscaping
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Saved policy EN1, EN2 and EN3 of BFBLP, CS1 of
CSDPD.
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Consistent
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Supplementary
Planning Documents (SPD)
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Thames Basin Heath Special Protection Area
(SPD)
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Design SPD
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Parking standards SPD
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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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CIL Charging Schedule
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- PLANNING
CONSIDERATIONS
i.
Principle of development
9.1 The site is
located within the Green Belt as designated by the Bracknell Forest
Policy Map.
9.2 The granting
of permission 19/00714/FUL is a material consideration to the
determination of this revised application. The permission remains
extant and considered the acceptability of the conversion of the
former agricultural building into 6no. residential units, along
with the change of use of
agricultural land to private residential gardens for each of the
6no. residential units and on-site parking/turning.
9.3 The
principle of development does not need to be re-assessed as part of
this application and is therefore considered acceptable in
principle subject to other material considerations including impact
on residential amenity, character and appearance of surrounding
area, highway safety implications, etc. based solely on the
amendments proposed as part of this S73 application relating to the
changes to the roofing materials and approval of details relating
to the pre-occupation conditions.
ii.Planning assessment
9.4 The changes
proposed to the roof materials and brick plinth of the building,
and details submitted in relation to the relevant pre-occupation
conditions are considered below in turn.
Condition 3 – Materials
9.5 It is proposed to substitute the use of an
approved Natural Slate tile for the roof of the building with a
hybrid slate, made of a composite material with added limestone,
known as Tapco Slate. It has a weathered and natural
appearance and is an acceptable substitute in place of the
previously approved Natural slate tile, due to the similarities in
appearance. The proposed Tapco slate would not detract from the
appearance of the building or appear visually intrusive within the
surrounding area.
9.6 The Tapco
slate is more appropriate than the materials originally proposed
due to its more natural appearance and similarity with natural
slate. The SIKA-TROCAL S and SG mechanically fastened membranes
were considered out of character on the host building and within
the surrounding area.
9.7 The use of Crest Selbourne Red Multi Stock
for the brick plinth detail on the building is considered
acceptable.
Condition 5 – landscaping
9.8 The
proposed parking/turning areas serving the residential development
will be screened by proposed native beech hedging. The proposed
hedging which would be located around the northern and western
edges of the parking area would be sited beyond the red line of the
application site. However, the hedging would be planted tight to
the parking area and on land within the control of the applicant.
The proposed hedging would provide screening to the hard
landscaping surface of the parking area. The proposed hedging would
also prevent any vehicles overrunning the parking spaces onto the
surrounding agricultural land. This hedging would not extend the
residential curtilage of the new properties and would not change
the agricultural use of the land on which the hedging is
located.
9.9 The
rear gardens of the residential units will be laid to turf. 4 of
the residential units on the eastern and western sides of the
building will be enclosed by wild privet hedging which would be
planted in front of the proposed black metal railings enclosing the
gardens of the respective residential units.
9.10
Existing trees around the perimeter of the site which are covered
by Area and Group Tree Preservation Orders will be
retained.
9.11 An
orchard and wildflower meadow was originally proposed outside of
the red line of the application site, enclosed by post and rail
fencing, but this has since been omitted and amended plans reflect
this change.
9.12 The
proposed internal access drive, on-site parking/turning areas and
pedestrian footpaths will comprise 150mm crushed concrete base, 60mm of tarmac and a
resin bonded 10mm shingle to
finish. The resin bonded shingle finish will be natural in colour,
with grey granite set kerb detailing. The use of a natural
coloured, resin bonded shingle will be appropriate to the rural
location of the site and more appropriate than a black top tarmac
finish for example which would be more visually prominent in a
rural setting.
9.13 Pedestrian
access paths will be provided within the site from the parking area
to the rear gardens of each of the residential units.
9.14 As such,
details in relation to condition 5 can be approved accordingly.
Condition 6 – means of enclosure
9.15 2m
high black metal finish entrance and side gates are proposed along
the vehicular entrance to the site, set back sone 9m from Prince
Albert Drive. There are similar designed gates along Prince Albert
Drive. The proposed entrance gates would not be solid in design,
allowing views into the site from the highway.
9.16 Timber post and rail fencing at a height
of 1.2m is proposed either side of the internal access drive. This
would be appropriate to the rural location of the site. The
provision of boundary treatment along the length of the access road
would also ensure that vehicles
(including delivery vans), pedestrians and cyclists would not
overrun the access drive onto surrounding agricultural
land.
9.17 Post
and rail fencing was originally proposed which would have been
sited on land outside of the red line of the application site (to
enclose what was originally shown on earlier plans as an orchard
and wildflower meadow). This fencing has now been omitted from
amended plans.
9.18 The
private garden space of the 6no. approved residential units would
be enclosed with
0.7m high black railings, with ball top
finials. This would enclose the private amenity space of the
gardens and separate the residential uses from the surrounding
agricultural land. The proposed low-level railings would be of an
appropriate design, allowing open views between the residential
development and adjoining agricultural land.
9.19 A 0.3m high retaining wall is also
proposed in part around the pedestrian access paths leading to the
rear gardens of the residential units. Given its modest height, it
would not appear unduly prominent in the streetscene or result in
an urbanising impact.
9.20 The proposed boundary treatments will be
of an open design that would not restrict the movement of wildlife
and are therefore acceptable to the Council’s Biodiversity
Officer.
9.21 As such,
details in relation to condition 6 can be approved accordingly.
Condition 7 – driveway
9.22 The
proposed internal access drive and on-site parking/turning areas
will comprise 150mm crushed concrete
base, 60mm of tarmac and a resin bonded 10mm shingle to finish. The resin bonded shingle
finish will be natural in colour, with grey granite set kerb
detailing.
9.23 The use of a
resin bonded shingle will be acceptable in terms of highway safety,
avoiding the overspill of loose material onto the highway on Prince
Albert Drive which could arise from a loose shingle driveway. The
proposed resin bonded shingle surface would also provide ease of
access for people with disabilities, wheelchair users or parents
with pushchairs/prams.
9.24 The use of
natural coloured, resin bonded shingle will also be appropriate to
the rural location of the site.
9.25 As such,
details in relation to condition 7 can be approved accordingly.
Condition 16 –
Biodiversity enhancements
9.26 Bee
and bat bricks are proposed on the northern and southern elevations
of the building.
9.27 3no.
kestrel boxes, a bat box and a log pile are also proposed as part
of the biodiversity enhancement scheme on land outside of the red
line of the application site, although on land still within the
wider control of the applicant.
9.28 The Council’s Biodiversity
Officer considers that the proposed biodiversity enhancements are
acceptable. As such, details in relation to condition 16 can be
approved accordingly.
Condition 17 – Lighting
9.29 0.8m high black powder coated lighting
bollards are proposed along the internal access drive, parking
court and the pedestrian access paths leading to the rear gardens
of the residential units.
9.30 In the interests of vehicular and
pedestrian safety, bollards are proposed to be set out in a zig-zag
formation along both sides of the internal access drive to ensure
that there is sufficient light coverage along the driveway
9.31 The proposed lighting bollards
are modest in height, with downlighters which result in limited
light spill at surface level. As such, the proposed lighting
bollards would not result in unacceptable light pollution that would detract from the
rural character of the area.
9.32 The Council’s Biodiversity
Officer considers that the use of low-level uni-directional
lighting is likely to limit the impact on nocturnal species.
Internal spotlights are also proposed within each of the
residential units to restrict light spill from the windows on the
building. The Council’s Biodiversity Officer considers that
the details are acceptable. As such, details in relation to
condition 17 can be approved accordingly.
iii.
Other matters
Thames Basin Heath Special Protection Area
(SPA)
9.33 The applicant entered into a legal agreement to secure
contributions to mitigate the impact of development on the SPA as
part of parent permission 19/00714/FUL. This S73 application does
not result in a net increase in dwellings or bedrooms over and
above that previously considered and approved and no additional
contributions are therefore required as part of this revised
application. The SPA contributions are therefore secured via the
original S106 agreement of the parent permission.
Conditions
9.34 This S73
application seeks to amend some of the conditions attached to the
original parent permission, 19/00714/FUL.
9.35 Conditions
2 (approved plans) and 3 (materials) are retained but
re-worded/amended to reflect the changes to the roof material and
brick plinth.
9.36 Details relating to the relevant pre-occupation
conditions on the parent permission 19/00714/FUL have been
considered as part of this S73 application and are acceptable. The
relevant pre-occupation conditions will be re-worded
accordingly.
10. CONCLUSION
10.1 This
Section 73 application seeks to vary conditions 2 and 3 of parent
permission 19/00714/FUL, with changes proposed to the roof
materials and brick plinth of the building. These are considered
acceptable as they do not result in unacceptable impacts on the
host building or character and appearance of the surrounding
area.
10.2 The details
submitted in relation to the following pre-occupation
conditions:
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Condition 5 - Landscaping
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Condition 6 - Boundary Treatments
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Condition 7 – Driveway
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Condition 16 – Biodiversity enhancements
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Condition 17 - Lighting
are considered
acceptable. The proposals would not (i) adversely affect the
residential amenities of neighbouring properties, (ii) unacceptably
impact upon the character and appearance of the surrounding area,
(iii) impact on highway safety or (iv) biodiversity.
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RECOMMENDATION
11.1 That the Assistant Director: Planning
be recommended to APPROVE the application subject to the
following conditions:
1. The development hereby permitted shall
be begun before the expiration of three years from the date (7 July
2020) of planning permission 19/00714/FUL.
REASON: A section 73 application cannot be
used to vary the time limit for implementation therefore this
condition must remain unchanged from the original
permission.
2. The development hereby permitted shall be
carried out only in accordance with the following approved plans
received by the Local Planning Authority:
drawing no. 02 Rev E received 8 July 2021
drawing no. GRE2: Ecological Enhancements Plan
received 8 July 2021
drawing no. PAD/DEC/002 Rev R7 received 8
January 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 comprise the following materials:
- Character Oak Feather edge shiplap;
- Chalk
render;
- Crest Selbourne Red Multi Stock for brick
plinth;
-
Structural green oak beams;
- Tapco
Slate Roof.
And thereafter be retained and maintained as
such.
REASON: In the interests of the visual
amenities of the area.
[Relevant Policies: BFBLP EN20, CSDPD CS7]
4. 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 enlargement, addition, improvement or
other alteration permitted by Classes A, B, D, E and F of Part 1 of
the Second Schedule of the 2015 Order (as amended) shall be carried
out.
REASON: To protect the openness of the Green
Belt within which the site is located.
[Relevant
Policies: BFBLP GB1, CSDPD CS9]
5. The scheme of hard and soft landscaping
shall be implemented in accordance with the approved drawings. All
planting comprised in the soft landscaping works shall be carried
out and completed in full accordance with the approved scheme, in
the nearest planting season (1st October to 31st March inclusive)
to the completion of the development or prior to the occupation of
any part of the approved development, whichever is sooner. All hard
landscaping works shall be carried and completed prior to the
occupation of any part of the approved development. 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. The areas
shown for soft landscaping purposes on the approved plans shall
thereafter be retained and maintained as such.
REASON: In the interests of good landscape
design and the visual amenity of the area.
[Relevant
Policies: BFBLP EN2 and EN20, CSDPD CS7]
6. The scheme of walls, fences and any other
means of enclosure shall be implemented in accordance with the
approved drawings before the occupation of any of the dwellings
approved in this permission and thereafter be retained and
maintained as such.
REASON: In the interests of the visual
amenities of the area and to safeguard existing retained trees,
hedges and shrubs.
[Relevant Plans
and Policies: BFBLP EN20, CSDPD CS7]
7. The internal access driveway shall be
implemented in accordance with the approved drawings before the
occupation of any of the dwellings approved in this permission and
thereafter be retained and maintained as such.
REASON: In the interests of the visual
amenities of the area, highway safety and accessibility.
[Relevant Plans
and Policies: BFBLP EN20, CSDPD CS7, CS23]
8. The dwellings hereby permitted shall not be
occupied until the associated vehicle parking and turning space has
been surfaced in accordance with the approved drawings. The spaces
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, CSDPD CS23]
9. The car ports hereby approved shall be
retained for the use of the parking of motor vehicles at all times
and, notwithstanding the provisions of Part 1 Classes A and E of
Schedule 2 of the Town and Country (General Permitted Development)
(England) Order 2015 (or any order revoking or re-enacting that
Order with or without modification), no enlargements, improvements
or alterations shall be made to the car ports, and no gates or
doors shall be erected to the front of the car port.
REASON: To ensure that the development is
provided with adequate parking in the interests of highway
safety.
[Relevant
Policies: BFBLP M9, CSDPD CS23]
10. The dwellings hereby permitted shall not
be occupied until secure and covered cycle parking spaces have been
provided in the locations identified for cycle parking on the
approved plans within the development. The cycle parking facilities
shall thereafter be retained.
REASON: In the interests of accessibility of
the development to cyclists.
[Relevant
Policies: BFBLP M9, CSDPD CS23]
11. Notwithstanding the provisions of Part 2
Class A of Schedule 2 of the Town and Country Planning (General
Permitted Development) (England) Order 2015 (or any order revoking
or re-enacting that Order with or without modification), any gates
or barriers provided for vehicular access shall open away from the
highway and be set back a distance of at least 7 metres from the
edge of the carriageway of the adjoining highway.
REASON: In the interests of highway
safety.
[Relevant
Policies: CSDPD CS23]
12. The parking and turning areas and internal
access driveway 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]
13. All existing trees shown to be retained
and protected in the document entitled "Arboricultural Impact
Assessment Addendum" by Landarb Solutions received 13 August 2019
shall be protected by 2m high (minimum) welded mesh panels,
supported by a metal scaffold framework, constructed in accordance
with Section 6.2 of British Standard 5837:2012, or any subsequent
revision. The development shall be carried out in accordance with
the approved document/drawings.
REASON: In order to safeguard trees in the
interests of the visual amenity of the area.
[Relevant
Policies: BFBLP EN1 and EN20, CSDPD CS7]
14. The protective fencing specified by
condition 13 shall be erected prior to the commencement of any
development works, including any initial clearance, and shall be
maintained fully intact and (in the case of the fencing) upright,
in its approved locations at all times, until the completion of all
building operations on the site. No activity of any description
must occur at any time within these 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 in the
interests of the visual amenity of the area.
[Relevant
Policies: BFBLP EN1 and EN20, CSDPD CS7]
15. The precautionary measures detailed in the
Ecological Impact Assessment by Grassroots Ecology received 13
August 2019 shall be undertaken in accordance with the approved
mitigation measures and retained as such thereafter.
REASON: To ensure that wildlife is not
adversely affected by the proposed development.
[Relevant
Policies: BFBLP EN20 and EN25, CSDPD CS1 and CS7]
16. The biodiversity
enhancements shall be implemented in accordance with the approved
drawings before the occupation of any of the dwellings
approved in this permission and retained as such thereafter.
REASON: To ensure that wildlife is not
adversely affected by the proposed development.
[Relevant Policies:
BFBLP EN20 and EN25, CSDPD CS1 and CS7]
17. The external site lighting shall be implemented in accordance with the approved
drawings before the occupation of any of the dwellings
approved in this permission and retained as such thereafter. Any repair or
replacement of the lighting hereby approved shall be as a like for
like replacement. No other external lighting shall be
installed on the site or affixed to any buildings on the site
except in accordance with the approved details.
REASON: To ensure that wildlife is not
adversely affected by the proposed development.
[Relevant
Policies: BFBLP EN20 and EN25, CSDPD CS1 and CS7]
18. The internal floor layout of plots 1 -6 as
shown on drawing no. PAD/DEC/001 received 13 August 2019 by the
Local Planning Authority shall be laid out as approved and
thereafter retained as such so that each dwelling comprises a
maximum of 3 bedrooms at any time.
REASON: To ensure adequate parking provision
is provided and that no additional impact to the Thames Basin
Health SPA occurs.
[Relevant
Policies: BFBLP EN3, M9, CSDPD CS14, CS23, SEP NRM6]
Informatives
1. 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.
2. Although they must be complied with, no
details are required to be submitted in relation to the following
conditions:
1. Time limit
2. Approved plans
3. Materials
4. Restrictions on permitted development
5. Landscaping
6. Boundary treatment
7. Access road construction
8. Parking
9. Retention of car ports
10. Cycle parking
11. Gates
12. SuDS
13 and 14. Tree protection
15. Ecological measures
16. Biodiversity enhancements
17. Lighting
18. Retention of floor layout and maximum
bedroom numbers
3. Future occupiers will need to carry their
bins/refuse to/from the bin collection point on bin collection
day.
