OFFICER REPORT
1. SUMMARY
1.1
The application proposes the
redevelopment of the Council’s Depot for its existing
purpose. The site
comprises a housing allocation within the Site Allocations Local
Plan (2013) with an indicative capacity of 115 units. It is
adjoined to the north, east and west
by other housing
allocations which have, in part, been delivered or are the subject
of a current planning application, such
that the area has an emergent residential character.
1.2 The site’s allocation requires an
alternative location for the Council’s Depot to be
found,
and this has not been possible.
The application proposes the redevelopment of the site
for its lawful use. However it
consolidates development on the eastern side of the
existing depot site, facilitating
the retention of an area of approximately 0.6ha on the
western side to be
identified for possible future residential development.
1.3 The design and layout of the development reflects
the functional requirements of the site
and provides parking in excess of the Council’s Parking
Standards. Issues of drainage,
biodiversity net gain and landscaping have been addressed within
the application and approval is
recommended.
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RECOMMENDATION
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The
Assistant Director: Planning be recommended to approve the
application subject to
an appropriate mechanism between Council Departments to secure
necessary provisions and the conditions set out in Section 11 of
this report.
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2. REASON FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application is reported to the Advisory
Planning Committee because Bracknell
Forest Council has an
ownership interest in the land and/or is the applicant.
3. PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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The site
lies within the settlement boundary
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Policy SA1
of SALP
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3.1 The site extends to 1.1 ha and comprises
part of the Council’s commercial centre which provides a
depot for the Council and its commercial partners. It is used to
store and maintain a fleet of commercial vehicles and to store
associated equipment and materials such as lawnmowers and grounds
maintenance equipment, lampposts and wheelie bins.
3.2
An area of
0.6ha, located on the site’s western side, which currently
also comprises part of the depot, is excluded from the application
site and is identified for potential future residential
development.
3.3
The site is
located to the north of Old Bracknell Lane West and is served by
2no. access points onto this highway. The road boundary is marked
by an established hedgerow.
3.4
The site is
currently occupied by predominantly single storey buildings,
although mezzanine floors are provided within 2no. of the workshop
buildings which are of an industrial scale. The area around the
buildings is laid to hardstanding to provide allocated parking or
storage to serve the existing users.
3.5
To the east
of the site, lies the access road serving Bracknell Beeches office
development, with the parking serving this development wrapping
around the Commercial Centre site along its northern edge. At the
north-western corner of the site, within the area intended to be
retained for future residential development, the site extends up to
the boundary of the railway line where there is extensive tree
cover.
3.6
To the west is the site of the
former Blueprint House which has recently been developed to provide
72no. flats in 2no. 6 storey buildings known as Dorchester Mansions
and Westbury Mansions.
3.7
To the
south of Old Bracknell Lane West, lies the rear of the fire station
which fronts Downshire Way and some 2 storey residential
development.
3.8 The site is identified
as a housing allocation by Policy SA1 of the Site Allocations Local
Plan. It has an indicative capacity of 115 net new units based on a
developable area of 1.53ha. This residential allocation extends to
cover the land to the north and east of the application site (SHLAA
site 317 Bracknell Beeches) and land to its west (SHLAA site
230) which are collectively known as Land at Old Bracknell Lane
West and which has an estimated capacity to provide 203
units.
4. RELEVANT SITE HISTORY
4.1 The site has no planning history relevant to the
consideration of the current proposal.
5. THE PROPOSAL
5.1 The application proposes the
demolition of the main workshop building on site and the erection
of a building which would provide 3 bays for workshop and storage
uses at the rear with a single storey element at the front
providing office space and meeting facilities.
5.2 The single storey element
would accommodate an area of plant behind a louvred screen and a
range of photo voltaic panels sited behind a parapet roof. The rear
element would rise to a height of 10.7m and would accommodate a
green roof. The building would be finished in buff brick with
composite metal cladding to the upper level of the workshop element
and coloured laminated sheeting to provide visual interest to the
office element. Secure cycle parking would be provided to the front
of the building.
5.3 The existing brick built
building located along the site’s northern boundary would be
refurbished including a replacement roof and doors to provide
storage and workshop facilities.
5.4 The remainder of the site
would be given over to vehicle parking with car parking provided to
the front (south) of the site, including 5no. disabled bays and
18no. that would be provided with electric charging points.
Commercial vehicle parking would be located to the rear of the site
where the existing fuel store would be retained. The vehicle wash
area would be re-sited centrally within the site and an existing
storage area in the site’s north-eastern corner would be
retained in its current use.
5.5 The buildings on the wider
Depot site, not included under the terms of this application are
intended to be demolished under permitted development rights
subject to a prior approval process set out in the General
Permitted Development Order (2015) (as amended).
6. REPRESENTATIONS RECEIVED
6.1 Bracknell
Town Council considers that there is ‘No objection’ to
the proposed application.
6.2 No other representations
have been received.
7. SUMMARY OF CONSULTATION RESPONSES
Highway Officer
No
objection subject to conditions.
Biodiversity Officer
Confirms
that biodiversity net gain is demonstrated. Recommends conditions
and a s106 contribution to cover monitoring of biodiversity net
gain on the area (0.151ha) of new/retained habitats.
Landscape Officer
Landscape
scheme submitted post submission of application so comments
awaited. If submitted scheme unacceptable, a landscaping condition
could secure details of appropriate planting and its future
maintenance.
Lead Local Flood Authority
(LLFA)
No
objection, recommends conditions.
Archaeology
Council’s Archaeological Advisor advises that further
archeological works are required to evaluate whether archaeological
deposits are present and have survived previous activity on site.
Recommends a condition.
Environmental Health
Officer
No
objection. Recommends conditions.
Implementation Officer
Provides details of necessary obligations
relating to highway agreements and biodiversity net
gain.
Renewable Energy Officer
Comments
awaited.
Thames Water
No
objection.
8. DEVELOPMENT PLAN
8.1 The Development Plan for the Borough includes the
following:
Site
Allocations Local Plan (2013) (SALP)
Core
Strategy Development Plan Document (2008) (CSDPD)
‘Saved’ Policies of the Bracknell Forest Borough Local
Plan (2202) (BFBLP)
‘Retained’ Policies of the South East Plan (2009)
(SEP)
Bracknell Forest Policies Map (2013)
The application site also
lies within the designated Bracknell Town Neighbourhood
Plan area such that the
Bracknell Town Neighbourhood Plan (2021) applies.
9.
PLANNING CONSIDERATIONS
9.1 The key issues for consideration are:
i.
Principle of
Development
ii.
Impact on Character and
Appearance
iii.
Impact on Residential
Amenity
iv.
Transport and Highways
Considerations
v.
Drainage
Implications
vi.
Biodiversity
Implications
vii.
Sustainability
Implications
viii.
Securing Necessary
Infrastructure
i.
Principle of
Development
9.2 Section
38(6) of the Planning and Compulsory Purchase Act 2004 requires
proposals to be determined in accordance with the development plan
unless material considerations indicate otherwise. The National
Planning Policy Framework (NPPF) is a material
consideration.
9.3 The NPPF
confirms that decisions should apply a presumption in favour of
sustainable development. Paragraph 11 sets out that for decision
takers this means:
c) approving development
proposals that accord with an up-to-date development plan without
delay; or
d) where there are no relevant
development plan policies, or the policies which are most important
for determining the application are out-of-date, granting
permission unless:
i. the application of policies
in this Framework that protect areas or assets of particular
importance provides a clear reason for
refusing the development proposed; or
ii. any adverse impacts of
doing so would significantly and demonstrably outweigh the
benefits, when assessed against the policies in this Framework
taken as a whole.
9.4 The Commercial
Centre is identified as a housing allocation within the development
plan (Policy SA1 of SALP), with an indicative capacity of 115
dwellings. It was envisaged to form part of a comprehensive
residential redevelopment of this area in conjunction with the
adjacent sites. The delivery of this allocation has commenced with
the development of 2no. apartment blocks to the west of the Depot
site, Westbury Mansions and Dorchester Mansions, and there is a
current application (ref: 21/00701/FUL) relating to the Bracknell
Beeches site to its east, which is currently being considered by
the Local Planning Authority.
9.5 The site profile
set out in Appendix 3 of the SALP for the Commercial Centre
identifies a set of requirements for any residential development on
the site and these include provision of an alternative location for
The Depot.
9.6 Policy SA5 of
the SALP relates to Land at Transport Research Laboratory (TRL),
Crowthorne. This allocation for mixed-use development includes the
identification of a depot site between the community facilities and
the SANG, specified as being required to enable the redevelopment
of the Council’s existing site in Bracknell. It is understood
however, that this site was discounted at concept stage due to its
location, size and the cost of creating access to the
site.
9.7 The
preferred use of the application site is for residential purposes
in order to allow a comprehensive development of this area.
However, it is understood that a suitable, alternative location
cannot be found for the Depot and therefore it is proposed to
redevelop the commercial centre for its current, lawful use.
The use would be consolidated into a more limited part of the site
in order to release the western part of the site for a potential
future residential scheme.
9.8 Policy CS2 of
the CSDPD sets out the locational principles for development and
confirms that development will be permitted within defined
settlements and on allocated sites. Development will be required to
be consistent with the character and accessibility of the
settlement.
9.9 The site lies
within the settlement boundary for the purposes of the development
plan. It proposes the redevelopment of part of the site for its
existing, lawful use. As a result, there is no objection in
principle to the proposed development.
ii) Impact on Character and
Appearance of the Area
9.10 Core Strategy Policy CS1 deals with sustainable development
and expects new development to make efficient use of land,
buildings and infrastructure. Policy CS7 deals with the design of
new development and expects proposals:
• to
build on existing urban character, respecting patterns of
development; to provide safe communities;
• to enhance the landscape and promote
biodiversity;
• to aid movement through accessibility, connectivity,
permeability and legibility;
and,
• to provide a high quality public realm and innovative
architecture.
9.11 BFBLP Policy EN20 requires
development to be in sympathy with the character and appearance of
the local environment and appropriate in scale, mass, design,
materials, layout and siting, both in itself and in relation to
adjoining buildings, spaces and views.
9.12 These policies are consistent
with Chapter 12 of the NPPF and are therefore considered to have
significant weight. The NPPF attaches great importance to the
creation of high quality buildings and places (para.124). Good
design is a key aspect of sustainable development, creates better
places in which to live and work and helps make development
acceptable to communities. The Council also has adopted
supplementary planning documents (SPDs), most notably the Design
SPD and the Streetscene SPD which also require high quality
development within the borough.
9.13 The area has a changing
character due to the residential allocations within the development
plan and it is acknowledged that any development on this site
should not prejudice the redevelopment of adjoining sites in
accordance with development plan policy.
9.14 The scale and design of the
building is largely determined by its proposed use and the
redevelopment of the site has been designed in order to make the
most efficient use of the available land and provide an opportunity
for an alternative development on the western part of the site.
However, the retention of the existing uses on site, and their
consolidation into a smaller area does have implications for the
relationship of the buildings and uses with the perimeter of the
site.
9.15 The comments of the Urban
Design Officer raise particular concern with regard to the
relationship of the development to the site’s boundaries and
the lack of space for landscaping which would provide a valuable
buffer between the proposed residential development on the
adjoining sites and the Commercial Centre. The absence of
additional landscaping along the site’s frontage, and within
the parking areas within the site is also noted. Further concerns
are raised in relation to the continuing use of the land in the
site’s north-east corner as a storage facility, in an area
which adjoins the proposed shared amenity space to serve the
Bracknell Beeches development as identified in application
21/00701/FUL, although a decision on this application is still
pending. Furthermore, concerns are raised that the design and
siting of the building are inappropriate in this location which is
on a highly visible corner, and it is recommended that any building
be used to create a focal point when approaching the site from the
south along Old Bracknell Lane West and provide a level of
activation within the streetscene.
9.16 Specific constraints of the
site and operational requirements of the existing use have largely
dictated the design of the development and it is noted that the
site is already highly developed.
9.17 There is an existing,
established privet hedge along the site’s road frontage which
will be retained, other than for a length of 5m which will be
removed in order to facilitate the extension of the pedestrian
footway into the site in order to improve accessibility. A
landscaping scheme has recently been submitted and whilst this does
not indicate additional tree planting along the site’s
frontage as this is likely to be within the highway, it does show
planting within a number of beds within the site and along the
site’s western boundary which will assist in softening the
appearance of the extensive areas of parking within the
site.
9.18 The scheme indicates the main
building located closer to the site’s eastern and southern
boundaries than the existing development. However, this is in an
area which is contained by an existing retaining wall which extends
along the frontage of the site eastwards from the site’s
access and then returns northwards in a dog-leg along part of the
site’s eastern boundary with the Bracknell Beeches site.
Trees and vegetation along these boundaries are all set at a height
of approximately 2m above the ground level of the proposed building
and in some instances lie outside of the application
site.
9.19 If the building was moved
further away from this eastern boundary, in order to provide a
landscape buffer to the adjacent development, any planting would
have a negligible impact upon the streetscene due to the fact that
it would be situated at a lower level to the adjacent land. It is
recognised that the land levels even out towards the rear (north)
of the site and that the continued use of this area for storage
purposes has the potential to impact on future users of the
adjacent land as residential amenity space should such a
residential scheme be permitted. However, since this represents a
continuation of the existing use of this area, it is not considered
that the current application could be resisted on this ground and
any adjacent residential development will be required to consider
the impact of this existing use. The boundary of the site is
currently marked by a wire fence, with the Bracknell Beeches
development having a 5m (approx.) high timber slatted fence on
their side which provides visual screening to this area.
9.20 It is accepted that the design
and location of the building do not provide a focal point on this
highly visible corner. However, due to the constraints of the
site, particularly the change in levels, this is likely to be
difficult to achieve. Any repositioning of the building more
centrally within the site to increase its visual presence within
the streetscene would relocate it further away from the visually
prominent corner and would impact upon the operational requirements
of the site. Whilst the building is utilitarian in design, it is
consistent with the lawful use of the site and attempts have been
made to improve its visual appearance through the use of varied
materials and a green roof.
9.21 In light of these
considerations it is considered, on balance, that the proposed
development would have an acceptable impact upon the character and
appearance of the area consistent with development plan policy and
the NPPF.
iii. Impact on Residential Amenity
Impact on occupants of neighbouring
properties
9.22 The application proposes the redevelopment of the site for
its existing lawful use. As a result there would be no increase in
noise, disturbance or vehicular activity associated with the site
which would have a material adverse impact upon the amenities of
the adjacent occupiers. The proposed new building is set at a
minimum distance of 25 m from the nearest dwellings, 1 – 6
Greenacres, on the south side of Old Bracknell Lane West and, as
already stated, would be set at a lower level to the road and
behind an established hedge. As a result, it would not adversely
affect the amenities of any existing adjacent residents.
9.23 It is acknowledged that the surrounding area will, as a
result of the SALP allocations, accommodate an increasing number of
residents and that the operation of the Depot includes some early
morning operations and the storage of materials/vehicular activity
close to the site’s boundaries. However, these are associated
with its lawful use which any future occupier should be aware of
and can be mitigated for as part of any adjacent residential
scheme. Accordingly, the potential impact on the amenities of
future occupiers is not a reason to resist this
development.
iv. Transport and Highways
considerations
Access
9.24 Amended plans and swept path drawings have been provided,
which respond to the Highway Authority's
initial comments. The entrance gates onto Old Bracknell Lane
West, have been changed on the amended plans and
now open into the site with a
set- back of circa 7
metres from the through-carriageway of Old Bracknell Lane
West.
9.25 The
locations of the vehicular entrance and exit are the same as the
two eastern access/egresses to/from the existing operation on the
site. A short section of additional footway is proposed into the
site entrance connecting the site to the existing footway on
Old Bracknell Lane West, improving
pedestrian connectivity compared with the existing situation
(compliant with BFBLP policy M6).
Parking
9.26 Parking space numbers and sizes of spaces are designed to
meet the operational
requirements of
the site, the proposed parking more than meets the requirements of
the Parking Standards SPD (March 2016). 18 electric
vehicle charging-enabled spaces are proposed in the central
southern parking area, which is supported by the Highway Authority.
Cycle parking is proposed as a mix of secure, covered, stands and
Sheffield- style stands for visitors adjacent to the
entrance to Building 1. Lockers and showers are
provided for
staff within Building 1.
9.27 The
Highway Authority has no objection to the proposed development
which meets the requirements of BFBLP Policy M9 and recommends
conditions.
v. Drainage Implications
9.28 The Drainage Engineer initially raised a
number of concerns in relation to the proposed drainage scheme and
requested additional information. This has been supplied and the
Drainage Engineer confirms that it
addresses previous concerns and that approval is
recommended subject to
conditions.
9.29 Thames Water has confirmed that it has no
objection to the submitted scheme.
vi Biodiversity Implications
9.30 To
demonstrate how the application protects and enhances biodiversity,
further information was required in relation to Biodiversity
net gain and long term tree protection.
Specifically, a biodiversity net gain metric was requested to
demonstrate measurable biodiversity
net gain and to allow for future monitoring.
9.31 The Biodiversity Officer has confirmed
that, given the current highly developed state of the site, the
scheme shows a large net gain and recommends that a contribution be
secured to provide for the
monitoring of this
biodiversity net gain based on an area of new/retained habitats of
0.151ha.
9.32 In
relation to tree protection, the Biodiversity Officer notes that
the Preliminary Ecological
Assessment (PEA) submitted with the application concludes that
there are
limited habitats on the site
with the exception of existing trees and hedgerows but that
these offer habitat for a range of
faunal groups such as bats, birds and invertebrates
adapted to urban areas.
9.33 The existing hedgerow and trees on the eastern boundary of
the site are narrow, but do combine with existing trees on the
adjacent Bracknell Beeches site to form a notable band of
semi-natural vegetation with potential to support a wide range of
species. Concern
was raised that the position of the new building would overlap with
the canopy of existing trees along the eastern boundary and that
crown pruning would be required. This issue has been considered on
site to assess the level of potential conflict. Due to the fact
that the trees are set 2m above ground level on the top of the
retaining wall and their canopies have limited spread, it has been
concluded that there will not be significant conflict with these
trees. It has been confirmed that any limited future pruning
required, would not impact upon the biodiversity net gain
calculations.
9.34 The Biodiversity Officer comments that the application
provides an opportunity to improve the green infrastructure within
a highly urbanised site and welcomes the inclusion of a green roof
to provide value for a range of invertebrates and birds. The PEA
includes a range of recommendations to protect biodiversity during
construction and to enhance it in the long term including bird/bat
boxes, retention of deadwood and native species
planting.
9.35 In respect of external lighting, a
recommendation within the Ecological Assessment
indicated
‘Exterior lighting
on the new buildings should be avoided, particularly facing on to
the site boundaries, but where essential, lighting should make use
of low UV lamps
e.g. warm white LED lamps, and be controlled using passive infrared
sensors so that lighting operates only when
necessary’. A submitted lighting scheme does not
accord with these recommendations
and is not considered acceptable by the
Biodiversity
Officer. Accordingly, it is recommended that a condition be imposed
on any
permission securing a scheme of lighting for the site which is sympathetic to
biodiversity.
vii. Sustainability
Implications
9.36 Policy CS12 requires the submission of an Energy Demand
Assessment demonstrating how potential carbon emissions will be
reduced by at least 10% and how at least 20% of the development's
energy requirements will be met from on-site renewable energy
generation.
9.37 The application is accompanied by a RIBA Stage 3
Energy report which proposes the use of 30sq.m of photovoltaic
panels.
9.38 The comments of the Energy Sustainability Officer are
awaited.
viii.
Securing Necessary
Infrastructure
Community Infrastructure Levy (CIL)
9.39 Bracknell Forest Council introduced charging for
its Community Infrastructure Levy (CIL) on 6th April 2015.
CIL is applied as a charge on each square metre of new development.
The amount payable varies depending on the location of the
development within the borough and the type of
development.
9.40 CIL applies to any new
build (except outline applications and some reserved matters
applications that leave some reserved matters still to be
submitted) including new build that involves the creation of
additional dwellings. The Council is currently applying a nil rate
to non-residential development (other than retail development),
such that the current proposal would not be CIL liable.
Legal Obligations
9.41 Agreements under the Highway Act
may be required in
relation to the formation of the footway connection into the site
from Old Bracknell Lane West.
9.42 A monitoring fee in
relation to biodiversity net gain will also be required and this
will necessitate authorisation and transfer of the appropriate
amount between budgets within the relevant Council
departments.
10.
THE PLANNING
BALANCE
10.1 The application proposes the
redevelopment of the site for its current, lawful use as the
Council’s commercial centre (depot). Whilst the site is
allocated for housing within the SALP, this allocation was subject
to an alternative location being found for the depot and this has
not been possible. There is therefore no objection, in principle,
to the redevelopment of the site for its existing lawful use,
consistent with Policy CS2 of the CSDPD.
10.2 The scheme seeks to
make efficient use of available land consistent with Policy CS1 of
the CSDPD and the NPPF by focusing development in the eastern side
of the site, potentially releasing land on its western side for a
future residential scheme. The design and layout of the scheme has
been largely dictated by the functional requirements of the use but
does incorporate additional planting and biodiversity enhancements.
The proposed development will not intensify the existing use of the
site and, will not adversely affect the amenity of adjoining
occupiers and is considered to be consistent with policies CS7,
EN20 and M9 of the development plan.
10.3 No other material
considerations have been identified that would weigh against
permission being granted in this instance and accordingly, the
application is recommended for conditional approval, subject to the
completion of a section 106 obligation.
11.
RECOMMENDATION
·
Following appropriate
measures being agreed to secure payment of the required fee for
monitoring of biodiversity net gain
that the Assistant Director: Planning be
recommended to APPROVE the application 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 3 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 in accordance
with the plans hereby approved which were received and validated by
the Local Planning Authority:
5198632-ATK-00-XX-DR-AR-PL001 P1 Site Location
Plan
5198632-ATK-00-XX-DR-AR-PL003 P1 Site Block Plan –
Demolition (as it relates to development within the application
site)
5198632-ATK-00-XX-DR-AR-PL004 P2 Site Block Plan
Proposed
5198632-ATK-00-XX-DR-AR-PL006 P1 Proposed Site
Sections
5198632-ATK-01-00-DR-AR-PL0010 P1 Building 1 GA Plan Level
0
5198632-ATK-01-01-DR-AR-PL0011 P1 Building 1 GA Plan Level
1
5198632-ATK-01-R1-DR-AR-PL0012 P2 Building 1 Roof
Plan
5198632-ATK-01-ZZ-DR-AR-PL0013 P1 Building GA
Elevations
5198632-ATK-XX-ZZ-DR-AR-PL0014 P1 Building1 GA
Sections
5198632-ATK-02-XX-DR-AR-PL021 P1 Building 2 GA Plan
Proposed
5198632-ATK-02-R2-DR-AR-PL022 Building 2 - Roof Plan -
Existing and Proposed
5198632-ATK-02-XX-DR-AR-PL026 P1 Building 2 GA Sections
Proposed
5198632-ATK-XX-XX-DR-CE-908001 P02 Site Layout
Plan
5198632-ATK-ARB001 PO1 Tree Protection Plan
5198632-ATK-XX-XX-RP-CE-908000 - Drainage
Strategy
5198632-ATK-XX-XX-DR-CE-908002 PO1 Proposed Drainage Layout
Plan
Biodiversity Net Gain Calculation and Biodiversity
Enhancement Proposals November 2021Biodiversity metric 3.0 The
Commercial Centre – Bracknell 16.11.2021
REASON: To
ensure that the development is constructed as approved by the Local
Planning Authority.
03. No
structure hereby permitted shall be built above ground level until
samples of the materials to be used in the construction of the
external surfaces of the development hereby permitted have been
submitted to and approved in writing by the Local Planning
Authority. The development shall be carried out in accordance with
the approved details.
REASON: In
the interests of the visual amenities of the area.
04. No part of the development hereby
permitted shall be begun until details showing the finished floor
level of Building 1 in relation to a fixed datum point in the
surrounding area have been submitted to and approved in writing by
the Local Planning Authority. The development shall be carried out
in accordance with the approved details.
REASON: In the interests of the character
of the area.
[Relevant Policies: BFBLP EN20, Core
Strategy DPD CS7]
05. All
existing trees, hedgerows and groups of shrubs shown to be retained
on the approved drawings shall be protected for the duration of
operational works to implement the development hereby approved 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.
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]
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06. No building hereby permitted shall be
occupied until hard and soft landscaping works have been completed
in full accordance with a landscaping scheme that has been
submitted to and approved in writing by the Local Planning
Authority. The landscaping scheme shall include:-
a) comprehensive planting plans of an
appropriate scale and level of detail that provides adequate
clarity including details of ground preparation and all other
operations associated with plant and grass establishment, full
schedules of plants, noting species, and detailed plant sizes/root
stock specifications, planting layout, proposed numbers/densities
locations; and
b) details of semi mature tree planting; and
c) comprehensive 5 year post planting maintenance schedule;
and
d) underground service and external lighting layout (drainage,
power, communications cables, pipelines etc. indicating lines,
manholes etc.), both existing reused and proposed new routes;
and
e) means of enclosure (walls and fences etc); and
f) paving including open spaces, paths, steps and ramps, patios,
cycle routes, driveways, parking courts etc. with details of
proposed materials and construction methods; and
g) recycling/refuse or other storage units; and
h) other landscape features.
Where a development is to be phased a
landscaping scheme for each phase shall be submitted which, in
addition to those items listed above, shall include details of the
landscaping to be provided within that phase, including structural
landscaping and landscaping for communal areas. No building shall
be occupied within a Phase until all the structural and communal
landscaping for that Phase has been completed in addition to the
landscaping associated with that building.
All planting comprised in the soft
landscaping works shall be carried out and completed in full
accordance with the approved scheme. As a minimum, the quality of
all 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 next planting season (1st
October to 31st March inclusive) with others of the same size,
species and quality as approved.
REASON: In the interests of good landscape design and the
visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
|
07. No development shall commence until
a scheme for the provision of biodiversity enhancements (not
mitigation), including a plan or drawing showing the location of
these enhancements, has been submitted to and approved in writing
by the Local Planning Authority. An ecological site inspection
report confirming installation of the approved enhancements shall
be submitted within three months of the first occupation of the
building hereby
approved. The approved scheme shall be performed, observed and
complied with.
REASON: In
the interests of nature conversation and biodiversity.
08.
No development shall take place
until a scheme of archaeological works (which may comprise more
than one phase of works) has been implemented in accordance with a
written scheme of investigation, which has been submitted to and
approved by the Local Planning Authority. The development shall
only take place in accordance with the detailed scheme approved
pursuant to this condition.
REASON:
The site lies within an area of unknown archaeological potential.
The condition will ensure that any archaeological remains within
the site are adequately investigated and recorded in order to
advance our understanding of the significance of any buried remains
to be lost and in the interest of protecting the archaeological
heritage of the Borough.
09. No
development (including any demolition or site clearance) shall take
place, until a Construction (and Demolition) Environmental
Management Plan (CEMP) has been submitted to and approved in
writing by the Local Planning Authority.
The CEMP
shall include as a minimum:
(i)
Routing of construction and demolition traffic (including
directional signage and appropriate traffic management
measures);
(ii)
Details of the parking of vehicles of site operatives and
visitors;
(iii)
Areas for loading and unloading of plant and materials;
(iv) Areas
for the storage of plant and materials used in constructing the
development;
(v)
Location of any temporary portacabins and welfare buildings for
site operatives;
(vi)
Details of any security hoarding;
(vii)
Details of any external lighting of the site;
(viii)
Details of the method of piling for foundations;
(ix)
Measures to control the emission of dust, dirt, noise and odour
during demolition and
construction;
(x)
Measures to control surface water run-off during demolition and
construction;
(xi)
Construction and demolition working hours and hours during which
delivery vehicles or
vehicles
taking materials away are allowed to enter or leave the
site;
(xii)
Details of wheel-washing facilities during both demolition and
construction phases; and
(xiii)
Areas for the turning of construction and demolition vehicles such
that the largest anticipated vehicle can turn and leave the site in
a forward gear throughout the demolition and construction phase of
the development.
The
approved Construction Environmental Management Plan shall be
adhered to throughout the demolition and construction
period.
REASON: In
the interests of highway safety and to mitigate and control
environmental effects during the demolition and construction
phases.
Relevant
Policies: BFBLP EN20, EN25, M9; Core Strategy DPD CS1, CS7,
CS23]
10. The
new building (Building 1) within the site shall not be brought into
use until:
(a) a
means of access for pedestrians to the site from the existing
footway on the northern side of Old Bracknell Lane West has been
constructed in accordance with the approved plans and with
construction details which have been submitted to and approved in
writing by the Local Planning Authority; and
(b) the
pedestrian routes within the site have been surfaced and marked out
in accordance with the approved plans.
The means
of access for pedestrians from Old Bracknell Lane West and
pedestrian routes within the site shall thereafter be kept
available for movement of pedestrians during all? times when the
site is operational.
REASON: In
the interests of accessibility, to facilitate access by pedestrians
and to minimise the scope for conflicts between vehicles and
pedestrians.
[Relevant
Policies: BFBLP M6 & M7, Core Strategy DPD CS23, NPPF paras 110
b) and 112 a) & c)]
11. The
new building (Building 1) within the site shall not be brought into
use until the associated vehicle parking spaces, turning and
circulation areas have been surfaced and marked out:
(a) in
accordance with the approved plans;
(b)
providing 5 disabled parking bays;
(c)
providing at least 18 parking bays enabled with electric vehicle
charging infrastructure with an output of at least 7kW per
bay.
The
parking spaces, turning and circulation areas shall thereafter be
kept available for parking, turning and circulation of vehicles at
all times and the electric vehicle charging infrastructure shall be
maintained in working order.
REASON: To
ensure that the development is provided with adequate parking to
prevent the
likelihood
of on-street parking which would be a danger to other road users,
to provide for the needs of people with disabilities and reduced
mobility, and to enable charging of plug-in and other ultra-low
emission vehicles.
[Relevant
Policies: BFBLP M7 & M9, Core Strategy DPD CS23, NPPF para 112
b) & e)]
12. The
new building (Building 1) within the site shall not be brought into
use until the cycle parking spaces have been provided in the
locations identified for cycle parking on the approved plans and
shower facilities and lockers have be provided for cyclists within
the development. 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, NPPF para 110
a)]
13. The
gates provided at the site access and egress onto Old Bracknell
Lane West shall be no closer to the adopted highway of Old
Bracknell Lane West than shown on the approved plans and shall open
away from the adopted highway.
REASON: In
the interests of highway safety.
[Relevant
Policies: Core Strategy DPD CS23]
14.
The new building within the
site shall not be brought into use until details of the vehicle
wash including details of any means of enclosure have been
submitted to and approved in writing by the Local Planning
Authority. The vehicle wash shall thereafter be provided, retained
and maintained in accordance with the approved details.
REASON: In
the interests of the visual amenities of the area.
15. The
sound rating level (established in accordance with BS4142:2014) of
any plant, machinery, washing equipment and equipment installed or
operated in connection with this permission shall not exceed, at
any time, the prevailing background sound level at the nearest
residential or noise sensitive property.
If the
plant, machinery or equipment is to be enclosed details of the
enclosure shall be sent to the Local Planning Authority for their
approval before the development commences.
Reason: To
protect [future residents of the site and] the occupants of nearby
residential properties from noise
16.
Notwithstanding any details submitted with the application,
no floodlighting or
other forms of external lighting shall be installed on the site or
affixed to any buildings unless it is in accordance with details
which have previously been submitted to and approved in writing by
the Local Planning Authority. The lighting strategy shall be aimed at mitigating
the impact of lighting on biodiversity and the amenities of
adjoining residential occupiers and shall:
a)
include location, height, type
and direction of light sources and intensity of
illumination
b)
identify those area/features on site that are particularly
sensitive for bats and that are likely to cause disturbance in or
around their breeding sites and resting places or along important
routes used to access key areas of their territory, for example,
for foraging; and
c) show
how and where external lighting will be installed (through the
provision of appropriate lighting contour plans and technical
specifications) so that it can be clearly demonstrated that areas
to be lit will not disturb or prevent bats using their territory or
having access to their breeding sites and resting
places.
All
external lighting shall be installed in accordance with the
specifications and locations set out in the strategy, and these
shall be maintained thereafter in accordance with the strategy.
Under no circumstances should any other external lighting be
installed on the site.
REASON: In
the interests of minimising the impacts of the development on local
residents and biodiversity.
17. No
work relating to the development hereby approved, including works
of demolition or preparation prior to building operations, shall
take place other than between the hours of 08:00 and 18:00 Monday
to Friday and 08:00 to 13:00 Saturdays and at no time on Sundays or
Public Holidays.
REASON: To
protect the occupiers of neighbouring properties from noise and
disturbance outside the permitted hours during the construction
period
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
applicant is advised that the following conditions require
discharging prior to commencement of development: 4, 7, 8, 18 and
19
The
following conditions require discharge prior to the occupation of
the new building hereby approved: 6, 10, 11, 12, 14, 20 and
22
The
following condition requires discharge prior to the practical
completion of the approved works: 21
The
following conditions require discharge prior to any above ground
works being commenced: 3
No details
are required to be submitted in relation to the following
conditions; however they are required to be complied with:1, 2, 5,
13, 15, 16, 17 and 23.
03. The
formation of the footway connection into the site from Old
Bracknell Lane West and any incidental works affecting the adopted
highway (including verge, footway or carriageway) shall be approved
by, and a licence obtained from, the Highways and Transport Section
at Time Square, Market Street, Bracknell, RG12 1JD, telephone 01344
352000 or via email at
Highways.Transport@bracknell-forest.gov.uk, who shall be contacted to agree the construction
details and to grant a licence or appropriate agreement 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.
04. The
applicant’s attention is drawn to the fact that this
permission only relates to demolition of existing
buildings/structures within the application site as identified on
the Site Location Plan 5198632-ATK-00-XX-DR-AR-PL001 P1. Any further demolition
works indicated on Drawing 5198632-ATK-00-XX-DR-AR-PL003 P1 Site
Block Plan – Demolition will need to be considered against
the provisions of Part 11, Schedule 2 of the Town and Country
Planning (General Permitted Development) Order 2015 (as amended)
for which prior approval of the Local Planning Authority is
required or will require the grant of a separate planning
permission.
Doc.
Ref:Uniform
7/DC/Agenda
The application
file to which this report relates can be viewed on-line at the
Council's Time Square office during office hours or online at
www.bracknell-forest.gov.uk
