OFFICER REPORT
1.
SUMMARY
1.1 The
proposal is for the erection of a detached public toilet building
within King George V Recreation Grounds.
1.2 The scheme
is similar to a development allowed under planning permission
19/01125/FUL. This new scheme proposes to relocate the toilets to a
position next to the Winkfield Row entrance and the building would
be clad with a timber-like material rather than being built of
brick.
1.3 The
proposed development is not considered to adversely impact the
countryside setting or the character and appearance of the
surrounding area. The proposal would not be detrimental to the
residential amenities of neighbouring occupiers. There would be no
adverse highway safety implications.
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RECOMMENDATION
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The Assistant Director:
Planning be recommended to approve the application subject to the
conditions in Section 11 of this report.
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2.
REASON FOR REPORTING APPLICATION TO THE ADVISORY PLANNING
COMMITTEE
2.1 The
application is being reported to the Advisory Planning Committee at
the request of Councillor Dudley due to concerns regarding the
design and management of the facilities.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within
Countryside
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Area C
('Winkfield Row North') of the Northern Villages Study Area within
the Character Area Assessments SPD (2010).
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3.1 King
George V Recreation Ground is located on the triangle of land
between Chavey Down Road, Forest Road and Winkfield Row. The
Recreation Ground is located to the west of Winkfield St Marys
Church of England Primary School.
4.
RELEVANT SITE HISTORY
4.1 The most
recent applications relating to the site are:
622180
Construction of footpath
from car park to play area and school.
Approved 1997
19/01125/FUL
Erection of public toilet
facility
Approved 2020
5.
THE PROPOSAL
5.1 The
proposed development consists of a public toilet building with two
cubicles. The building would have a pitched roof, with a ridge
height of 2.9m and an eaves height of 2.1m. The building would have
a width of 4.1m and a depth of 3m. The building would be clad with
a timber-like material (‘thermowood’), with steel roof
sheeting.
6.
REPRESENTATIONS RECEIVED
Winkfield Parish
Council
6.1 Winkfield
Parish Council is the applicant for this application.
Other
Representations
6.2 No letters
of objection have been received.
6.3 Two
letters of support have been received.
7.
SUMMARY OF CONSULTATIONS RESPONSES
Highway Officer
7.1 No
objection
Drainage Officer
7.2 No
objection
Environmental Health
Officer
7.3 No
objection
8.
MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO
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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CP1 of SALP
(Site Allocations Local Plan), CS1 & CS2 of CSDPD (Core
Strategy Development Plan Document)
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Consistent
(except for CP1 of SALP which is not wholly consistent)
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Countryside
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CSDPD Policy
CS9
'Saved' Policies
EN8 and H6 of the BFBLP (Bracknell Forest Borough Local Plan)
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Limited
weight
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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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Residential
amenity
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'Saved' policies
EN1, EN2, EN20 and EN25 of the BFBLP
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Consistent
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Transport
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CS23 of
CSDPD
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Consistent
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Supplementary Planning
Documents (SPD)
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Design SPD
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Character Area
Assessments 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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9.
PLANNING CONSIDERATIONS
9.1 The key
issues for consideration are:
i.
Principle of development
ii.
Impact on character and appearance of surrounding area
iii.
Impact on residential amenity
iv.
Impact on highway safety
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
(para. 2).
9.3 Policy CS1
of the CSDPD states that development will be permitted which makes
efficient use of land and protects and enhances the health,
education and safety of the local population. Policy CS8 of the
CSDPD states that development will be permitted which retains,
improves and maintains existing Recreational Facilities. These
policies are considered to be consistent with the NPPF, and as a
consequence are considered to carry significant weight.
9.4 The
proposed development would provide public toilet facilities for use
in conjunction with King George V Recreation Ground. This
development would improve the usability and desirability of this
site. The proposed development would not be located on any playing
fields, and therefore would not result in the loss or erosion of
existing sports facilities.
9.5 As
such the proposal is considered acceptable in principle subject to
the below considerations.
ii.
Impact on Character and Appearance of Surrounding
Area
9.6
‘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 Bracknell Forest
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.
9.7 The
application site is located within Area C ('Winkfield Row North')
of the Northern Villages Study Area within the Character Area
Assessments SPD (2010). This document defines the recreation ground
as a southern focal point for the village, and an open space
separating Winkfield Row South from the character area.
9.8 The
proposed facilities would be located at the entrance to King George
V Recreation Ground from Winkfield Row. The building is single
storey and is not considered to appear unduly prominent from these
views. It is not considered that a building of this scale would
appear out of keeping in a recreation ground.
9.9 The
proposed building would be clad with a timber-like material with a
roof of steel sheeting which has the appearance of roof tiles.
These materials are not considered to appear incongruous within the
setting of the building. In order to ensure the building is
suitably maintained, a condition is recommended to secure a
management plan.
9.10
Due to the scale and nature of the development the proposals will
present a low risk in terms of Surface Water Management and Local
Flood Risk.
9.11
As such, the proposal would not adversely affect the character and
appearance of the surrounding area and would be in accordance with
‘Saved’ policy EN20 of the BFBLP, Policy CS7 of CSDPD,
Character Area Assessments SPD (2010) and the NPPF.
iii.
Impact on Residential Amenity
9.12
‘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.
9.13
The Environmental Health Officer was satisfied that the proposed
public toilet would not have an adverse impact on residential
amenity. Given the location of the building in relation to the
neighbouring buildings, it would not be considered to affect the
residential amenities of residents of neighbouring properties.
9.14
A management plan is recommended to be secured by condition
to ensure the building is locked and maintained to a high standard
to avoid anti-social behaviour.
9.15
As such, the proposal would not be considered to affect the
residential amenities of residents of neighbouring properties or
users of the recreation ground and would be in accordance with
‘Saved’ policy EN20 of the BFBLP and the NPPF.
iv.
Impact on Highway Safety
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. This is
supported by the NPPF.
9.17
The Highways Authority has reviewed the scheme and raised no
concerns regarding the impact of the development visibility or
pedestrian access into the site. The proposal would therefore not
be considered to adversely impact on highway safety and would be in
accordance with Policy CS23 of the CSDPD and the NPPF.
10.
CONCLUSIONS
10.1
It is considered that the development is acceptable in principle
and would not have an adverse impact on the character and
appearance of the surrounding area, or highway safety. It
would not have a negative impact on the residential amenity of the
occupiers of the neighbouring properties or users of the recreation
ground. It is therefore considered that the proposed development
complies with 'Saved' policies of the BFBLP, Policies of the CSDPD,
the Character Area Assessments SPD and the NPPF.
11.
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 of this permission.
REASON: To comply
with Section 91 of the Town and Country Planning Act 1990.
2. The
development hereby permitted shall be carried out only in
accordance with the following approved plans received by the Local
Planning Authority on 06.09.21:
Block Plan
Site Plan
Elevations and Plans
(annotated)
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
3. The
external materials used in the construction of the development
hereby approved shall match those set out in the approved plan
‘Elevations and Plans (annotated)’.
REASON: In the interests of
the character of the area.
4. Prior to the commencement of development a
management plan shall be submitted to and approved in writing by
the Local Planning Authority. This management plan shall include
details of the following:
(i)
A cleaning schedule
(ii)
Details of
maintenance
(iii)
Details of how the facilities
will be locked, including timings.
The management plan shall be
implemented as approved.
REASON: In the interests of the
character of the area and to ensure suitable management.
Informatives
1.
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.
2.
Although they must be complied
with, no details are required to be submitted in relation to the
following conditions:
(1) Commencement
(2) Approved Plans
(3) Materials
3. The applicant is advised
that the following condition requires discharging prior to the
commencement/occupation of development:
(4) Management Plan
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
