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Planning Committee – ADVISORY MEETING 24 March 2022 6.30 - 9.50 pm
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Present:
Councillors Dudley (Chair), Brossard (Vice-Chairman), Dr Barnard, Bidwell, D Birch, Gbadebo, Green, Mrs Hayes MBE, Heydon, Mrs McKenzie-Boyle, Mossom, Skinner and Virgo
Apologies for absence were received from:
Councillors Angell, Brown, Mrs Mattick and Mrs McKenzie
Also Present:
Councillors Turrell
119. Minutes
The minutes of the meeting held on 24 March 2022 were approved as a correct
record.
120. Declarations of Interest
There were no declarations of interest.
121. Urgent Items of Business
There were no urgent items of business.
122. PS 21/00361/PARC - Lavenir, Opladen Way, Bracknell, Berkshire
Prior Notification requirement under Class AA of Part 20 of the GPDO for a two storey roof extension to form 42 apartments.
The Committee noted:
· The comments of Bracknell Town Council recommending refusal as detailed in the agenda.
· The 56 representations received as summarised in the agenda.
· The submissions from the two public speakers that joined the meeting.
A motion to endorse the recommendation in the officer report was proposed but fell at the vote. Therefore, the item would be taken to a formal meeting of the Planning Committee.
123. PS 21-00250-OUT Bracknell Town Football Club, Larges Lane, Bracknell, Berkshire, RG12 9AN
Outline application including access, appearance, layout and scale for demolition of existing dwelling and sports buildings and erection of 126 apartments with associated parking.
The Committee noted:
· The supplementary report tabled at the meeting.
· The comments of Bracknell Town Council recommending refusal as detailed in the agenda.
· The 44 representations received as summarised in the agenda.
· The petition received containing 16 signatures.
· The submissions from the two public speakers that joined the meeting.
A motion to endorse the recommendation in the officer report was proposed but fell at the vote. Therefore, the item would be taken to a formal meeting of the Planning Committee.
124. 19/00076/FUL Land Rear Of Grange Cottages, (Long Copse) Binfield Road, Binfield, Bracknell, Berkshire
Change of use from woodland to public open space with associated landscaping to form an extension to the Woodhurst Park Suitable Alternative Natural Greenspace (SANG).
The Committee noted:
· The supplementary report tabled at the meeting.
· The comments of Warfield Parish Council recommending refusal as detailed in the agenda.
· The 9 objections received as summarised in the agenda.
· The 1 letter of support received.
· The 2 additional representations of support received as detailed in the supplementary report.
Following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990, incorporating the following planning obligations amended, added to or deleted as the Assistant Director: Planning considers necessary in compliance with local and national planning policy and relevant legislation:-
i. the legal mechanism for the delivery of the SANG that will meet the Quality Standards set by Natural England;
ii. securing in perpetuity management and maintenance;
iii. a financial contribution towards expansion of the Cabbage Hill SANG car park; and
iv. a monitoring fee.
RECOMMENDEDthat The Assistant Director: Planning APPROVE the application subject to the following conditions amended, added to or deleted as the Assistant Director: Planning considers necessary: -
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 and other submitted details:
- Site Location Plan - SK-21732-01 (Received 24.1.19)
- SANG Management and Maintenance Plan - LLD2459-LAN-REP-001 Rev 07 (Received: 21.3.22)
- Woodland Management / Enhancement Plan - LLD1582-ECO-FIG-A (Received 01.03.22)
- Ecological Impact Assessment (dated 3rd March 2020) - LLD1582 Rev 02 (Received: 23.03.20)
- Tree Retention and Protection Plan - LLD1582-ARB-DWG-001 Rev 01 (Sheets 01 - 03) (Received: 22.02.21)
- Existing Tree Schedule (dated 23rd January 2020) - LLD1582 Rev 01 (Received: 22.02.21)
REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.
3. No development shall commence until details of the path, gated pedestrian access, foot bridges and site signage, including details of their location, specification (e.g. size, design and materials) and construction, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details prior to public access being permitted onto the SANG and retained thereafter.
REASON: In the interests of good landscape design, visual amenity of the area and public access.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]
4. No development shall commence until a scheme for the provision of interpretation boards, including a plan or drawing showing their location, specification, construction and content, has been submitted to and approved in writing by the local planning authority. The scheme shall be implemented in accordance with the approved details prior to public access being allowed onto the SANG and retained thereafter.
REASON: In the interests of good landscape design and the visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]
5. No development shall commence until full details of boundary treatment fencing or 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 before any public access to the woodland. All boundary treatments should provide for the free movement of wildlife to and from the site.
REASON: - In the interests of the visual amenities of the area, nature conservation and
to safeguard Ancient Woodland
[Relevant Plans and Policies: BFBLP EN1 and EN20, CSDPD CS1 and CS7]
6. No development shall commence until a scheme has been submitted to and approved in writing by the Local Planning Authority, to accommodate:
(a) Parking of vehicles of site personnel, operatives and visitors
(b) Loading and unloading of plant and vehicles
(c) Storage of plant and materials used in constructing the development
(d) Wheel cleaning facilities
(e) Temporary portacabins and welfare for site operatives (if required)
and each facility shall be retained throughout the course of construction of the development, free from any impediment to its designated use. No other areas on the site, other than those in the approved scheme shall be used for the purposes listed (a) to (d) above without the prior written permission of the Local Planning Authority.
REASON: In the interests of amenity and road safety.
7. The development (including site clearance) shall not be begun until:-
(i) the site has been surveyed for the presence of badgers;
(ii) the survey has been submitted to and approved by the Local Planning Authority; and
(iii) a scheme to minimise disturbance to badgers during the construction of the development, to mitigate the impact of the development upon them, and to improve their habitat
has been submitted to and approved by the Local Planning Authority.
The scheme shall be performed, observed and complied with.
REASON: In the interests of nature conservation.
[Relevant Plans and Policies: CSDPD CS1]
8. The development (including site clearance) shall not begin until a scheme to mitigate the impact of the development on bats has been submitted to and approved in writing by the local planning authority. The scheme shall include details of:
i. methods to avoid killing, injury or disturbance to bats during development
ii. the provision of temporary roosts during construction
iii. the provision of replacement roosts
iv. habitat management and enhancement, e.g. suitable lighting and planting appropriate post construction monitoring
The mitigation scheme shall be implemented in accordance with the approved details.
REASON: In the interests of nature conservation.
[Relevant Plans and Policies: CSDPD CS1]
9. If more than 2 years elapse between the previous badger survey and the due commencement date of works, an updated badger survey shall be carried out by a suitably qualified ecologist, unless otherwise agreed in writing by the Local Planning Authority. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.
REASON: To ensure the status of badgers on site has not changed since the last survey.
[Relevant Plans and Policies: CSDPD CS1, CS7]
10. No development shall commence until a scheme for the provision of bird and bat boxes including a plan or drawing showing the location of these enhancements, has been submitted to and approved in writing by the local planning authority. The scheme thereby approved shall be implemented in accordance with the approved details.
REASON: In the interests of nature conservation
[Relevant Plans and Policies: CSDPD CS1, CS7]
11. No development shall commence until a detailed scheme for the protection of the woodland beyond the approved access and path works footprint in accordance with British Standard 5837 (2012) ‘Trees In Relation To Construction Recommendations’ (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority. Protection measures shall be phased as necessary to take into account and provide protection during all works. Details shall include the tree survey drawings showing the approved layout and the following:
a) Proposed location of protection barriers.
b) Illustration of the proposed protective barrier structure to be erected.
c) Annotated minimum distances between protective barriers and trunks of retained trees at regular intervals.
d) All fenced off areas clearly annotated as Tree Protection Areas/Construction/Works Exclusion Zones.
e) Notes regarding restrictions which apply to Tree Protection Areas/Construction/ Works Exclusion Zones.
f) Note confirming that all protection measures are to be routinely monitored by site visits undertaken by a project arboriculturalist (appointed by the landowner), for the duration of all works on site (frequency to be specified), to ensure full compliance with the approved tree protection and monitoring scheme. A copy of the signed report to be forwarded to the Local Authority following each site visit.
The development shall be carried out in full accordance with the approved scheme.
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]
12. The protective fencing and other protection measures specified by condition 11 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following: -
a) No mixing of cement or any other materials.
b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.
c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description.
d) Raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.
e) Installation/siting of any structures, temporary or otherwise.
f) Parking/use of tracked or wheeled machinery or vehicles of any description.
In addition to the protection measures specified above:
a) No fires shall be lit within the woodland or within 20 metres of the trunks of any trees.
b) No signs, cables, fixtures or fittings of any other description shall be attached to any part of any tree.
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]
13. No development shall commence until a schedule of supervision/monitoring of all works, has been submitted to and approved in writing by the Local Planning Authority. Details shall include: -
a) Induction and personnel awareness of arboricultural matters.
b) Identification of individual responsibilities and key personnel.
c) Statement of delegated powers.
d) Timing and methods of site visiting and record keeping.
e) Procedures for dealing with variations and incidents.
The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority. A copy of the signed inspection report shall be sent to the local Authority following each visit.
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]
14. No development shall commence until a detailed site-specific Construction Method Statement for the entrance /exit gate and bridge structures into the woodland have been submitted to and approved in writing by the Local Planning Authority. Details shall be based on bridging existing ditches/ banks and avoiding any unnecessary ground works / excavation of existing levels in all areas concerned, and shall include: -
a) An approved development layout plan identifying the precise locations of the proposed constructions and dimensioned proximity to existing trees.
b) 1:200 scale layout drawing of the structures based on accurate topographical survey information for each location with clear details of the structure footprints with scaled dimensions.
c) 1:200 scale construction profile drawings showing their relationship to the existing ditch and level contours and any proposed level changes/ grading.
d) Detailed site-specific design and material specification for both the bridge and gates structures.
e) Design specific implementation method statement, to include confirmation that no tracked or wheeled plant machinery is to be used.
The Construction Method Statement shall be implemented in full accordance with the approved scheme, under arboricultural supervision, prior to any public access to the woodland.
REASON: In order to alleviate any adverse impact on woodland ecology the root systems and the long-term health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
15. No development shall commence until a detailed site-specific Construction Method Statement for the approved path route through the woodland has been submitted to and approved in writing by the Local Planning Authority. Details shall be based on the using a non-dig methodology and natural un-contaminated materials that are conducive to the woodland environment in all areas concerned, and shall include: -
a) An illustration on the proposed path route plans showing material specification including edging detail of the path.
b) Location, design and material specification of vertical marker posts at regular intervals along the approved path route.
c) Comprehensive implementation method statement to include:
· Pegging out of entire route on site prior to installation to confirm agreed location with BFC prior to installing.
· Timing of works.
· Details of how any imported materials are to be brought onto the site and stored prior to use.
· Proposed treatment (removal/ disposal/ relocation), of any surface vegetation/ fallen stems etc prior to the laying of the approved path.
All works must be implemented using hand-held tools only (includes light mechanical wheelbarrows). No vehicles, tracked or wheeled plant machinery of any description (including mini diggers), must be used within the woodland.
No area of the woodland beyond the footprint of the approved footpath route must be used for the storage of materials or working space for the purposes of any construction.
The Construction Method Statement shall be implemented in full accordance with the approved scheme, under Arboricultural/ Ecological supervision, prior to any public access to the woodland.
REASON: In order to alleviate any adverse impact on woodland ecology, the root systems and the long-term health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
16. No development shall commence until a detailed schedule of all proposed tree works and Rhododendron / Laurel clearance works have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
a) A complete set of tree survey drawings showing the approved path layout and clearly identifying the accurate locations of all trees and groups of Rhododendron/ Laurel requiring works with clear survey reference numbers.
b) A complete schedule of proposed tree works which provide detailed specifications for each referenced tree in full accordance with BS 3998:2010 Tree works specifications (or any subsequent revision).
c) A Tree Works Implementation method statement, including timing and any phasing of works, proposed works access route clearly marked on the submitted plans, demonstrating how the working area will be contained and consequently woodland safeguarded.
d) A method statement for the proposed removal of all Rhododendron and Laurel, including timing of works, proposed debris extraction routes from site, as well as proposed treatment of stumps to prevent regrowth.
REASON: In order to alleviate any adverse impact on woodland ecology the root systems and the long-term health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
17. No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority.
REASON: In the interests safeguarding visual amenity.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
18. All approved tree works and clearance of Rhododendron/Laurel shall be implemented in full accordance with the approved scheme by an appropriately qualified and fully insured Arboricultural contractor.
All approved works may be undertaken once only, for no other purpose than in relation to the full implementation of this planning consent and must not deviate from the approved specifications. Once carried out, no other works or repeat of the works originally approved may be undertaken without first obtaining the necessary separate, prior written consent under the Tree Preservation Order legislation from the Council.
No fires must be lit within 20 metres of the site and no chemicals used or stored on site at any time.
Where feasible, all dead trees specified for felling as part of the approved schedule of tree works shall leave standing stems approximately 3 metres in height above ground level as standing habitat unless otherwise specified in the approved schedule of works.
No tree logs, felled or fallen stems, tree stumps or deadwood shall be removed from the woodland as a part of these works. All such debris shall be cut as necessary and stacked in small, neat habitat piles on site clear of the approved footpath route - does not apply to Rhododendron or Laurel removal.
All works must be undertaken using hand tools only. Under no circumstances must tracked/ wheeled machinery or vehicles of any other description be brought onto or parked on the site at any time. The only exception to this may be the use of a small self-propelled wood-chipper not exceeding 1.5 tonnes, to be approved as part of the tree works implementation, with appropriate ground protection underneath whilst within the woodland.
The standard of all works must as minimum, be in full accordance with British Standard 3998 -2010 Tree works specifications (or any subsequent revision).
REASON: In order to alleviate any adverse impact on the woodland ecology, the root systems and the long-term health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
19. No development shall commence until details of the proposed clearance of all rubbish and artificial structures within the woodland has been submitted to and approved in writing by the Local Planning Authority. Details shall include:
a) A complete set of site drawings showing the location of all areas where artificial structures are to be removed and proposed extraction route to remove debris from site
b) Method statement for the proposed removal of artificial structures and debris.
c) Timing of works
Use of /access of this woodland by vehicles, plant machinery etc to remove debris is strictly not permitted without the prior written consent of the Local Planning Authority.
All works shall be implemented in full accordance with the approved scheme.
REASON: In order to alleviate any adverse impact on the woodland ecology, the root systems and the long-term health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
125. 21/00440/REM North Lodge Farm, Forest Road, Hayley Green, Warfield, Bracknell, Berkshire RG42 6DD
Reserved matters application for the residential development of 19 no. dwellings (including affordable housing) including associatedopen 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.
The Committee noted:
· The supplementary report tabled at the meeting.
· The representations of Warfield Parish Council as detailed in the agenda.
· That Winkfield Parish Council made no comment.
· The 4 letters of representation received as summarised in the agenda.
Following 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.
RECOMMENDED that the Assistant Director: Planning 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 carried out only in accordance with the following approved plans received by the Local Planning Authority :
08 June 2021:
20041 - P113 (Plot 5 Plans and Elevations)
20041 - P120 (Plots 17 and 18 Plans and Elevations)
Landscape Management Plan April 2021 7524.LMP.001
03 November 2021:
20041 - P122 A (Plots 8 and 9 Plans and Elevations)
20041 - P123 A (Plot 10 Plans and Elevations)
20041 - P124 (Plots 12 and 13 Plans and Elevations)
12 January 2022:
20041 - P118 (Plot 1 Plans and Elevations)
20041 - P125 D (Plot 14 Plans and Elevations)
20041 - P130 A (Garages and Car Barns
13 January 2022:
7524.PP.1.0 Rev D Landscape Planting Plan
08 February 2022:
20041 - P101 Rev H (Proposed site plan, ground level)
20041 - P102 Rev S (Proposed site plan, roof level)
20041 - P111 Rev A (Plot 2 Plans and Elevations)
20041 - P112 Rev A (Plots 3 and 4 Plans and Elevations)
20041 - P114 Rev B (Plots 6 and 11 Plans and Elevations)
20041 - P119 Rev A (Plots 15 and 16 Plans and Elevations)
20041 - P121 B (Plot 7 Plans and Elevations)
20041 - P126 Plot 19 (Floor Plan and Elevations)
20041 - SK105 Rev F Street Scene
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]
05. No gates shall be provided at the vehicular access to the site.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
CHAIRMAN