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Unrestricted Report |
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ITEM NO: |
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Application No. 21/00440/REM |
Ward: Winkfield And Cranbourne |
Date Registered: 27 April 2021 |
Target Decision Date: 27 July 2021 |
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Site Address: |
North Lodge Farm Forest Road Hayley Green Warfield Bracknell Berkshire RG42 6DD |
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Proposal: |
Reserved matters application for the residential development of 19 no. dwellings (including affordable housing) including associated open space and landscaping following demolition of existing buildings, structures and hardstanding (following approval of 17/00656/OUT and subsequent s73 application 21/00427/FUL). The outline application was not EIA development. |
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Applicant: |
Mr Nathan Craker |
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Agent: |
(There is no agent for this application) |
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Case Officer: |
Katie Andrews, 01344 352000 |
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Site Location Plan (for identification purposes only, not to scale)
OFFICER REPORT
1. SUMMARY
1.1 This is a reserved matters application pursuant to outline planning permission 17/00656/OUT. This approved the residential development of 19 no. dwellings (including affordable housing) including associated access, open space and landscaping following demolition of existing buildings, structures and hardstanding. A subsequent s73 permission 21/00427/FUL has recently been granted which amended a drainage condition on the original outline. This reserved matters application considers scale, layout, appearance and landscaping in respect of 19 dwellings.
1.2 The proposed layout is considered to be acceptable in terms of the development’s impact on the character of the area and providing residential amenity. Parking has been provided to meet adopted parking standards.
1.3 A landscape plan has been provided for the site and most of the mature trees are retained to the boundaries of the site.
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RECOMMENDATION |
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That the Assistant Director: Planning be recommended to approve the application subject to conditions in Section 11 of this report and a deed of variation to the existing s106 to secure additional Thames Basin Heaths SPA mitigation and a change to the extent of the access required to be built to adoptable standards. |
2. REASON FOR REPORTING APPLICATION TO COMMITTEE
2.1 The application is being reported to the Advisory Planning Committee at the request of Councillor Barnard and Councillor Mrs Ingham.
3. PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS |
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Land outside a defined settlement |
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Trees on site covered by TPO 1236 |
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Within 5km of SPA |
3.1 The application site is located outside but adjacent to the settlement boundary as defined on the Policies Map (2013). It is therefore considered a countryside site but lies outside the Green Belt. Immediately to the south and wrapping around to the west of the site is Westmorland Park and immediately to the south of this is the urban area of Bracknell. To the east is The Limes, a cul-de-sac development at the western end of the linear settlement of Hayley Green and to the north is an equestrian centre. Access would be from Forest Road, a classified road to the north.
3.2 The site is occupied by a residential dwelling and a previous landscaping business with trees located to all of the boundaries of the site. The existing dwelling forms one of a number of buildings on the site which were used in connection with the residential and landscaping business uses. There are 2 x accesses from Forest Road, with long drives leading to the residence. Tree Preservation Order (TPO) 1236 covers trees on the site to the northern and eastern boundaries.
4. RELEVANT SITE HISTORY
4.1 The relevant planning history can be summarised as follows:
17/00656/OUT Outline application for the residential development of 19 no. dwellings (including affordable housing) including associated access, open space and landscaping following demolition of existing buildings, structures and hardstanding. (All matters reserved except access). Approved 11.04.2019
21/00427/FUL Section 73 application to vary Condition 25 (Drainage) of Planning Permission 17/00656/OUT (Residential Development of 19 no. dwellings). Approved 03.03.2022.
5. THE PROPOSAL
5.1 The proposal is for a reserved matters application relating to scale, layout, appearance and landscaping for 19 dwellings following the granting of outline planning permission 17/00656/OUT and a subsequent s73 permission 21/00427/FUL. This was for the residential development of 19 no. dwellings (including affordable housing) including associated access, open space and landscaping following demolition of existing buildings, structures and hardstanding.
5.2 The submitted layout shows 4 detached two storey houses fronting Forest Road with a two storey house siding on to Forest Road. A further 14, 2 storey houses in a mix of detached and semi detached back on to the eastern boundary with The Limes, and southern and western boundary with Westmorland Park. The proposals include 15 market dwellings and 4 affordable dwellings. The affordable dwellings comprise plots 4 (3 bed), 3 (3 bed), 2 (2 bed) and 14 (3 bed) with plot 14 to be wheelchair accessible. The number of affordable housing units to be provided was established under the outline planning permission.
5.3 A mix of 3 x 2 bed houses, 9 x 3 bed houses and 7 x 4 bed houses is proposed which has been amended from the outline consent which approved a mix of 6 x 2 bed houses, 11 x 3 bed houses, 2 x 4 bed houses.
5.4 An area of open space is provided within the layout and this formed part of the approved access arrangements under 17/00656/OUT.
5.5 Access to the site would be from Forest Road as approved under the outline planning permission 17/00656/OUT. Most of the mature trees to the boundaries of the site are shown as being retained apart from those agreed for removal under the outline for the formation of the access.
5.6 A total of 52 car parking spaces to include 5 garages and 4 car barns and 4 visitor parking spaces will be provided around the centre of the site.
5.7 The proposed layout shows an access road in a half loop with the dwellings to the boundaries facing the road and one within the centre of the road.
Proposed Site Layout
6. REPRESENTATIONS RECEIVED
Warfield Parish Council
6.1 Warfield Parish Council has made the following observations:
1) Plots 9 and 10 – the upstairs study could be classed as a bedroom therefore not providing enough parking spaces.
2) All fences to have holes for hedgehogs.
3) Low level street lighting should be removed as this could cause light pollution in a rural area, this should be in line with the Emerging Neighbourhood Plan Policy no. WNP13.
4) Plots 3,4 & 5 - the orientation of these homes is of concern as the gardens back onto open space, which is against BFC policy. There are concerns on plots 6,7,8,9,10 & 11 as the gardens are in close proximity to the tall trees and the boundary of Westmorland Park.
5) The use of Flint bricks is out of keeping with Warfield.
6) Concerns with the planting of Box Plants (Buxus) as these are not native to a rural area and are prone to disease.
7) The Swale needs further investigation. Concerns with Westmorland Pond regularly overflowing
Winkfield Parish Council
6.2 Winkfield Parish Council has made no response
Other Representations
6.3 Four letters of representation have been received raising the following material considerations:
- Number of dwellings disproportionate to size of site without enough green space preserved for trees.
- Negative impact on local countryside and area of natural beauty.
- Local road infrastructure is overburdened, and public services and schools are oversubscribed. Density too high for local infrastructure.
- Loss of trees and wildlife
- Road safety concerns.
- Entrance/exit opposite the proposal for Brookfields Farm development with a further 90 homes all emerging onto Forest Road [Officer note: the application referred to was withdrawn].
- Housing should be in keeping with style and size of properties in local area.
- Flats and tall buildings should not be allowed [Officer note: the application proposes 2 storey houses].
- Sufficient flood protection needs to be investigated being next to Westmorland Park and the lake/Bull Brook [Officer note: the approved outline application and s73 application, which amended the drainage, considered and approved the drainage).
- The houses proposed along Forest Road are too imposing. Suggest more planting proposed between the houses and main road.
- Discrepancy on plans with The Limes.
- Grass verge on The Limes side is in private ownership.
- No proposals to reduce the height of the large evergreens on the boundary with The Limes.
7. SUMMARY OF CONSULTATION RESPONSES
Highways
7.1 Raises no objection subject to conditions and amendment to the s106 for the adoption of the road.
Landscape Officer
7.2 No objection to amended landscape plans.
Thames Basin Heaths SPA
7.3 Amended mitigation required due to change in mix of dwellings from the outline consent.
Arboricultural Officer
7.4 No objection subject to replacement planting and consideration of drainage ditch.
Waste
7.5 No objections.
Environmental Health
7.6 No objections.
8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION
8.1 The primary strategic planning considerations applying to the site and the associated policies are:
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Development Plan |
NPPF |
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General policies |
CS1 and CS2 of the CSDPD
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Consistent |
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Land Outside Settlement (Countryside) |
‘Saved’ policy EN8 of the BFBLP, CS9 of CSDPD
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Not fully consistent |
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Affordable Housing |
CS16 and CS17 of the CSDPD |
Consistent |
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Character |
CS1 and CS7 of CSDPD, Saved policies EN2 and EN20 of BFBLP. |
Consistent |
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Design |
CS7 of CSDPD, Saved policy EN20 of BFBLP |
Consistent |
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Residential Amenity |
Saved policies EN20 and EN25 of BFBLP |
Consistent |
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Open Space Provision |
CS8 of CSDPD, Saved Policy R4 of the BFBLP |
Consistent |
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Highways |
‘Saved’ policy M9 of the BFBLP CS23 of the CSDPD |
Consistent |
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Trees, biodiversity and landscaping |
Saved policy EN1, EN2 and EN3 of BFBLP, CS1 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 |
Consistent |
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Archaeology |
CSDPD Policy CS1 ‘Saved’ Policy EN7 |
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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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Character Area Assessments SPD (Chapter 4- Northern Villages) |
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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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Bracknell Forest Borough Landscape Character Assessment (LUC) 2015 |
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9. PLANNING CONSIDERATIONS
9. 1 The key issues for consideration are:
i Impact on the character and appearance of the area.
ii Impact on Highway safety
iii Landscaping and Trees
v CIL
vi Thames Basin Heaths Special Protection Area
i. Impact on the character and appearance of the area.
9.2 Policy CS7 of the CSDPD seeks a high quality of design for all development in Bracknell Forest. This should be achieved by building upon the local character, respecting local patterns of development and enhancing the landscape. The application is for reserved matters with layout, scale, siting and appearance to be considered. Means of access was determined at outline planning permission stage (17/01123/OUT).
9.3 9 The LUC Landscape Character Appraisal 2015 defines the site as being located within the Landscape Character Area (LCA) F1: Chavey Down Wooded Sands. The area is characterised as a semi-rural suburban landscape. The woodlands provide a sense of enclosure and rurality, but development is scattered throughout.
9.4 The LUC report states that the landscape strategy for this LCA should be to protect the valued features and characteristics of the area. Examples given are:
-The mosaic of woodland contributes to the sense of naturalness and scenic quality of the area is protected through a large number of individual and group TPO trees
-The rural character of the area, and the role it plays providing a physical and visual separation between Bracknell and North Ascot. It provides enjoyment of the landscape through public access and recreational facilities.
9.5 The proposal would result in a residential development which is bounded to the south and west by the playing fields and balancing pond which form part of the recreational area of Westmorland Park. There is a maturing band of trees located against these boundaries but outside the application site, providing a continuous green linkage between the woodland in the east and that along the Bull Brook. It is considered that these provide substantial and defensible boundaries to the settlement, and effective separation between the built form of Hayley Green and Bracknell. The proposal would change the character of the site, elongating the built form of the village in a westerly direction, and would erode some of the open green space surrounding Hayley Green. A cul-de-sac development is not strictly in keeping with the built character of Hayley Green. However, the Inspector in considering the Limes appeal (which resulted in its extension), whilst agreeing with this assessment, noted that The Limes had assimilated well into the character of the area and therefore the added depth of development created by the cul-de-sac was not considered detrimental. Given these conclusions and the proximity of the proposal to The Limes it is not considered that a reason for refusal on cul-de-sac development being out of character would be sustainable.
9.6 The outline application considered that an indicative layout demonstrated that 19 dwellings could be accommodated within the site, whilst maintaining the majority of mature trees which are an important characteristic of the wider landscape. Following the plans being amended the layout now proposed reflects the character of the indicative layout and the principle of development of the site for residential use has been established in the outline permission 17/01123/OUT
9.7 The submitted plans shows a mix of different sized properties with a mix of 3 x 2 bed houses, 9 x 3 bed houses and 7 x 4 beds houses. They are in the form of semi detached and detached dwellings and are 2 storeys in height with some properties having 1.5 storey side elements or single storey garages/car barns.
Street Scene Forest Road
9.8 The street scene fronting Forest Road has been designed with four detached 2 storey dwellings of different masses and scales fronting the footpath and open space approved under outline permission 17/01123/OUT. The access road as approved under 17/01123/OUT separates these dwellings with the side of plot 15 and its associated garage facing Forest Road. This dwelling has been amended to include fenestration and brickwork detailing on its side elevation facing the road to ensure a suitable appearance in the street scene. Given that the dwellings are set back from the road behind the existing tree belt, with the only trees required to be removed being those to facilitate the provision of the access as approved under 17/01123/OUT, it is considered that the development would respond sympathetically to Forest Road.
Street Scene facing into the site from Westmorland Park
Street Scene facing Westmorland Park
9.9 The layout is considered acceptable in terms of the development to the rear boundary of the site and its relationship with Westmorland Park. The two storey elements have been set between 10 – 12m from the shared boundary with the dwellings’ height and scale designed to reflect the changes in land providing suitable separation distances between them. This has ensured that the view from Westmorland Park would not be dominated by a continuous form of development which is further softened by the trees within the park.
9.10 The dwellings to the western boundary, plots 3, 4 and 5, back onto the balancing pond at Westmorland Park and have been set 8.9m-11m from the application site boundary, with an area of land between the park and this boundary, which acts as a buffer between these sites. The side of plot 1 would be set between 2-3m from this boundary and in view of the design and the scale being limited to 2 storeys, with the piece of land between the site and a tree buffer provided, it is considered the development would not harm the appearance of this area of Westmorland Park.
9.11 The dwellings to the eastern boundary with The Limes would be set between 10 – 16m from the shared boundary which would allow a suitable visual separation from the Limes given that the dwellings are 2 storey in height with a dense tree belt softening development between the two sites.
9.12 Internally within the layout, plot 19 is within the centre of the site, which is a 2 storey dwelling with a 1.5 storey garage and has been amended to provide additional fenestration to the elevation with the street scene. The visitor parking is located around this plot and careful consideration will need to be given to surfacing material in this area.
9.13 Furthermore, careful consideration will need to be given to the boundary treatments for the plots which have side boundaries which face the street and a condition is proposed to secure these details.
9.14 The outline application acknowledged that the proposal for 19 houses would have some impact upon the character and appearance of the site; however account has to be taken of the impact of the existing built development on the site. It is considered that the features that contribute positively to the character and appearance of the area, principally the mature trees on the site’s boundaries, are largely retained through the proposed layout. Open space was secured at the front of the site through the outline consent. The proposal is considered to comply with Policy CS7 of the CSDPD and EN20 of the BFBLP.
ii Impact on Highway Safety
9.15 Means of access was determined at outline stage from Forest Road. A s106 agreement secured the adoption of the pedestrian footpath parallel to Forest Road through the northern portion of the site, together with the access bell-mouth (and its margins/footways) and the footpath crossing points (shown with a line of granite setts on the submitted Reserved Matters plans). At the outline stage, consideration was also given to the impact of trips on the wider network. Parking has been provided to meet adopted car parking standards and is provided in a variety of forms throughout the development.
9.16 The S106 agreement pursuant to the outline planning permission also requires the access road within the site, beyond the areas to be adopted described above, to be constructed to adoptable standards. Based upon the site layout now submitted, the limit of the areas of access road needed to be constructed to adoptable standard are up to and including the turning head annotated east of plots 04 and 05, to allow it to be traversed by Bracknell Forest Councils waste collection vehicles. Beyond this point, the area serving plots 01, 02, 03 and 18 could be a private drive with Private Access and Footpath provision over the footpath connection to the north. This would require an amendment to the plan on the final page of the S106 agreement, which currently shows the full length of the access road and footpath connection to be constructed to adoptable standards.
9.17 The turning depths to the rear of spaces for plot 02 do not fully accord with the 6.0m set out in Manual for Streets (MfS) paragraph 8.3.51 and Figure 8.18. However, there is additional width adjacent to the western space for the vehicle to swing into and allow a tighter turn, effectively creating a 3.1m wide space compliant with MfS paragraph 8.3.52. Therefore, in this instance, the layout presented is considered acceptable. The provision of electric vehicle charging infrastructure is welcomed and should be secured by a condition. Car and cycle parking is already partially secured by conditions 20 and 21 of permission 17/00656/OUT.
9.18 However, the treatment of double-garages, car ports and cycle parking in stores in rear gardens is not covered by existing conditions and these are recommended in order to retain car barns, single garages and at least half of each double garage for parking of vehicles at all times and requiring additional details to be submitted for the cycle stores in rear gardens, as the size of these on the submitted reserved matters plan do not appear sufficient for the number of cycles anticipated for all dwellings.
iii Landscaping and Trees
9.20 Policy EN1 of the BFBLP, seeks to retain trees and hedges which are important in either:
• The character and appearance of the landscape, or
• Habitats for local wildlife
9.21 The application has been supported by a tree survey. There are mature trees which mark the boundaries of the site with several protected by a Tree Preservation Order (TPO).
9.22 The access which was considered under the outline consent necessitated the removal of some trees, which included a TPO tree (a sweet chestnut) and replacement tree planting is indicated on the proposed landscaping plan. The Arboricultural Officer is happy with the replacement planting for the TPO tree. A footpath was considered under the outline consent at the front of the site and conditions on the outline consent secured a method statement for special construction and a tree protection condition.
9.23 Some trees from within the site are required to be removed however these are not considered to be significant specimens.
9.24 The remainder of the mature trees to the boundaries of the site will be retained and any instances where the development falls within their root protection area, requires the submission of a method statement to ensure that no harm comes to the trees by virtue of condition 11 on the outline consent.
9.25 A detailed landscape plan has been provided which has been considered by the Landscape Officer and following amendment is deemed to be acceptable by providing suitable landscaping in addition to the retention of the mature trees.
9.26 In view of the above, the majority of the trees on the site will be retained and maintain the character and appearance of the landscape. The impact on the trees is considered to be acceptable subject to conditions. The proposal is considered to comply with Policy EN1 of the BFBLP.
iv Residential Amenity
9.27 Saved Policy EN20 of the BFBLP seeks to protect the amenity of surrounding properties. This policy requires the Council to have regard to ensuring that new development does not adversely affect the amenity of surrounding properties and adjoining areas.
Existing Residents
9.28 Residential properties are situated to the east within The Limes development. The layout has demonstrated that a separation distance of between 24 – 35m is achieved to the properties in The Limes which have their front or side elevations facing the application site. These distances and the dense vegetated boundary ensure that the site will be developed without affecting the amenities of existing residents in terms of a loss of light, loss of privacy or an overbearing impact.
Future Occupiers
9.29 Overall the proposed layout provides the dwellings with an acceptable level of amenity in terms of separation distances.
9.30 At the outline stage careful consideration was given to how the houses that back onto Westmorland Park would be affected by the existing significant trees in Westmorland Park and along the boundary with The Limes. A daylight/sunlight assessment was provided under the outline application 17/00656/OUT and the relationships along these boundaries was considered to be acceptable.
9.31 The layout now proposed has been amended to have a very similar relationship to these boundaries as that previously indicated, it is therefore considered that the relationship with these properties/gardens would be acceptable.
9.32 To conclude, the proposal has been designed to provide an acceptable relationship between the new and existing homes to ensure that there are no unacceptable impacts in terms of overlooking, overshadowing or overbearing effect. It will provide acceptable residential amenity for existing occupiers and future occupiers of the proposed development. Accordingly, the proposal is considered to preserve the amenities of both existing and future occupiers and comply with Policy EN20 (g) of the BFBLP.
v Community Infrastructure Levy (CIL)
9.33 Bracknell Forest Council commenced charging for its Community Infrastructure Levy (CIL) on 6th April 2015. CIL applies to new builds including those that involve the creation of additional dwellings.
9.34 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. The charging schedule states how much CIL will be charged (in pounds per square metre of net additional floorspace) based on the development type and location within the borough.
vi Thames Basin Heaths Special Protection Area
9.35 In accordance with the Conservation of Habitats and Species Regulations 2017 (as amended) Bracknell Forest Council (BFC) has carried out a Habitats Regulations Assessment of the proposed development.
9.36 The following potential adverse effects on habitats sites were screened out of further assessment:
- Loss of functionally linked land (TBH SPA)
- Air pollution from an increase in traffic (TBH SPA, Windsor Forest and Great Park
- Special Area of Conservation (SAC), Thursley, Ash, Pirbright and Chobham SAC and Chilterns Beechwoods SAC)
9.37 Recreational pressure on the TBH SPA was screened in for Appropriate Assessment.
9.38 BFC, in consultation with Natural England, has formed the view that any net increase in residential development between 400m and 5km straight-line distance from the Thames Basin Heath Special Protection Area (TBH SPA) along with any larger developments comprising over 50 net new dwellings within the 5 - 7km zone is likely to have a significant effect on the integrity of the TBH SPA, either alone or in-combination with other plans or projects.
9.39 This site is located within the 400m – 5km Thames Basin Heaths Special Protection Area (TBH SPA) buffer zone and therefore is likely to result in an adverse effect on the SPA, unless it is carried out together with appropriate avoidance and mitigation measures.
9.40 On commencement of the development, a contribution (calculated on a per-bedroom basis) is to be paid to BFC towards the cost of measures to avoid and mitigate against the effect upon the TBH SPA, as set out in BFC's Thames Basin Heaths Special Protection Area Supplementary Planning Document (SPD) (April 2018).
9.41 The strategy is for relevant developments to make financial contributions towards the provision of Suitable Alternative Natural Greenspaces (SANGs) in perpetuity as an alternative recreational location to the TBH SPA and financial contributions towards Strategic Access Management and Monitoring (SAMM) measures. The Council will also make a contribution towards SANG enhancement works through Community Infrastructure Levy (CIL) payments whether or not this development is liable to CIL.
9.42 In this instance, the development would result in a net increase of 3 X 2-bedroom, 9 X 3-bedroom and 7 X 4-bedroom dwellings replacing an existing 4-bedroom dwelling within the 400m – 5km TBH SPA buffer zone which results in a total SANG contribution of £98,490.
9.43 The development is required to make a contribution towards Strategic Access Management and Monitoring (SAMM) of £16,212 which is also calculated on a per bedroom basis.
9.44 The total SPA related financial contribution for this proposal is £114,702 payable on completion of the s106 Agreement. The applicant must agree to enter into a S106 agreement to secure this contribution and a restriction on the occupation of each dwelling until BFC has confirmed that open space enhancement works to a SANG is completed. Subject to the completion of the S106 agreement, the proposal would not lead to an adverse effect on the integrity of the SPA and would comply with South East Plan saved Policy NRM6, saved policy EN3 of the Bracknell Forest Borough Local Plan (2002), Policy CS14 of the Core Strategy Development Plan Document (2008), the Thames Basin Heaths Special Protection Area Supplementary Planning Document and the National Planning Policy Framework.
9.45 The SPA mitigation was previously secured under the outline permission 17/00656/OUT, however this related to a different dwelling mix so a variation to the original agreement is required.
10. CONCLUSIONS
9.46 This is a reserved matters application following the granting of outline planning permission. The application considers scale, layout, appearance and landscaping. The layout is in accordance with the indicative layout that was submitted at the outline stage with work carried out to ensure that 19 dwellings could be achieved on the site. The scale of development is considered to be acceptable in terms of the impact of the development on the character of the area.
9.47 The layout includes detached dwellings fronting Forest Road which are set back behind a footpath secured under the outline application with mature trees generally retained and to be protected. Separation distances to the Limes and Westmorland Park are considered to be acceptable with the mature tree screening retained and protected.
9.48 It is therefore considered that the proposed development complies with Development Plan Policies CSDPD Policies CS1, CS2 and CS7, BFBLP 'Saved' Policy EN20 and M9, and the NPPF.
11. RECOMMENDATION
11.1Following the completion of a planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:
- Thames Basin Heaths Special Protection Area mitigation.
- Amendment to the adoptable area of roads.
01. The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority :
20041 – C102 Rev S Site layout comparison
20041 – P101 Rev H (Proposed site plan, ground level)
20041 – P102 Rev S (Proposed site plan, roof level)
20041 – P110A (Plot 1 Plans and Elevations)
20041 – P111 Rev A (Plot 2 Plans and Elevations)
20041 – P112 Rev A (Plots 3 and 4 Plans and Elevations)
20041 – P113 (Plot 5 Plans and Elevations)
20041 – P114 Rev B (Plots 6, 11 and 19 Plans and Elevations)
20041 – P115 (Plots 7 and 8 Plans and Elevations)
20041 – P116 (Plots 9 and 10 Plans and Elevations)
20041 – P117 (Plots 12 and 13 Plans and Elevations)
20041 – P118 (Plot 14 Plans and Elevations)
20041 – P119 Rev A (Plots 15 and 16 Plans and Elevations)
20041 – P120 (Plots 17 and 18 Plans and Elevations)
20041 – P130 (Garages and Car Barns
20041 - Rev B Plot 7(Floor Plan and Elevations)
20041 – P125 Rev B Plot 1 (Floor Pans and Elevations)
20041 - P126 Plot 19 (Floor Plan and Elevations)
20041-SK105 RevF Street Scene
7524.PP.1.1 Rev D Landscape Planting Plan
Landscape Management Plan April 2021 7524.LMP.001
REASON: To ensure that the development is carried out only as approved by the
Local Planning Authority.
02. No development above slab level shall take place until samples of the materials to include bricks, tiles, and surface 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.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
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03. No
part of the development shall be occupied until details of a scheme
of walls, fences, gates and any other means of enclosure has been
submitted to and approved in writing by the Local Planning
Authority. The approved scheme shall be implemented in full
for each dwelling approved in this permission before its
occupation. REASON: In the interests of the privacy of future occupants. [Relevant Plans and Policies: BFBLP EN20, Core Strategy DPD CS7] |
04. Notwithstanding Conditions 20 and 21 of permission 17/00656/OUT (as amended by any subsequent S73 permissions):
(a) Within the double garages hereby approved an area of at least 6.0m in length (from the vehicular door) by 3.5m in width shall be retained for the parking of a car at all times and an area of at least 1.5m by 3.5m shall be retained for the secure, covered storage of cycles.
(b) The car ports and car barns hereby approved shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (General Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port.
(c) For dwellings with a cycle store in the rear garden, no such dwelling shall be occupied until details of the cycle store, providing at least one secure, covered cycle parking space per bedroom within the associated dwelling has been submitted to and approved in writing by the Local Planning Authority. Thereafter the dwelling shall not be occupied until the cycle parking has been provided in accordance with the approved details;
(d) No dwelling shall be occupied until details of electric vehicle charging infrastructure with a minimum output of 7kW per space which will be provided for the parking spaces marked with a purple, green and red circle on the approved plans comprising at least 20% (1 in 5) of the parking spaces within the development as a whole have been submitted to and have been approved in writing by the Local Planning Authority. The approved electric vehicle charging infrastructure shall
be provided in accordance with the approved details and shall be maintained in working order and be retained thereafter.
REASON: To ensure that the development is provided with adequate car and cycle parking, to prevent the likelihood of on-street parking which could be a danger to other road users, and to encourage travel by sustainable alternative modes of transport.
[Relevant Policy: BFBLP M9, Core Strategy DPD CS23]
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:
The following conditions require discharge prior to the occupation of the dwellings hereby approved:03, 04,
The following conditions require discharge prior to any above slab level being commenced: 02.
No details are required to be submitted in relation to the following conditions; however they are required to be complied with 01.