OFFICER
REPORT
1.
SUMMARY
1.1 This application
seeks planning permission for conversion of a former residential
care home to form 8 flats including some external alterations. The
property is located within the settlement boundary, where the
principle of development is acceptable. There are no objections
from the Highway Authority or the Tree Service and the application
is considered acceptable in terms of impact upon amenity and
character of the area.
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RECOMMENDATION
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Planning permission be granted subject to
completion of a S106 legal agreement and the conditions in Section
11 of this report
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2.
REASON FOR REPORTING APPLICATION TO COMMITTEE
2.1 The
application is reported to committee as it has received more than 5
objections.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within settlement boundary
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3.1 18
Heath Hill Road North is located at the south eastern end of Heath
Hill Road North, an unmade unadopted road within the settlement
boundary of Crowthorne. It is a three storey detached building in
red brick, part render with timber detailing and brown roof tiles
which was last used as a care home.
3.2 To
the front there is a brick wall defining the front amenity area, in
front of this is a gravel parking area. There are two trees in
proximity to the building, both of which are protected by a Tree
Preservation Order (TPO).
3.3 The
south east of the site is bordered by 37 and 39 St Johns Street, 2
storey residential properties. These properties are sited at 90
degrees to the application site. The rest of the site is surrounded
by private detached residential dwellings.
4.
RELEVANT SITE
HISTORY
4.1
The relevant planning history
can be summarised as follows:
06/01136/FUL
Erection of part two storey and part first floor front and single
storey side and rear extensions to care home.
Refused 02.03.2007
05/01149/FUL
Erection of part single storey part two storey rear extension, part
two storey, part first floor front extension plus extension to
second floor.
Refused 27.02.2006
05/00195/FUL
Installation of 2no. front facing dormers and rooflight associated
with formation of new bedroom and bathroom at second floor
level.
Approved 27.05.2005
05/00140/FUL
Erection of extensions and other alterations to residential care
home to provide 1no. additional bedroom.
Refused 22.04.2005
04/01039/FUL
Erection of extensions and other alterations to residential care
home to provide 3no. additional bedrooms.
Refused 20.12.2004
04/00445/FUL
Erection of extensions and other alterations to residential care
home to provide 6no. additional bedrooms.
Refused 12.07.2004
00/01216/FUL
Erection of single storey rear extension, second floor front
extension and retention of lean-to single-storey side extension
forming boiler-house.]
Approved 06.04.2001
5. THE
PROPOSAL
5.1
Planning permission is sought for the change of use of the former
C2 Care home to form 8no. C3 flats consisting of 2x1 bed, 5x 2 bed
and 1 x 3 bed. This would include minor alterations to the
fenestration, including enlargement of the existing dormer window
to the front and back.
5.2
Parking for the new flats would be provided to the front and rear
of the property, whilst amenity space would be provided to the
rear.
6.
REPRESENTATIONS RECEIVED
6.1 Crowthorne
Parish Council
·
The developers should review
the siting of balconies and large windows with overlook neighboring
properties specifically 37 and 39 St Johns Street.
·
The Provision of disabled
parking should be shown clearly.
·
A configured plan of designate
car parking which conforms to BFBC policy should be
provided.
·
A condition is required that
the road surface needs to be attended to whilst the renovation
takes place.
·
Further concern about the
impact additional traffic will have on the surface of the
un-adopted road and the impact that will have on other
residents.
6.2
Other Representations
6 letters of objection have been received making
the following comments:
·
Change of use to 8 flats
constitutes excessive development.
·
The proposal will result in
unacceptable traffic along the private road
·
The number of anticipated
vehicles will result in parking off site along Heath Hill Road
North, resulting in conflicts between pedestrians and vehicles
creating a safety hazard.
·
Will increase number of
deliveries which will add to the wear and tear along Heath Hill
Road North and St Johns Street. Mitigation for these costs and a
long-term upkeep plan designed by the Council are required as a
minimum.
·
Suitable provision in the legal
ownership requirements towards the maintenance and upkeep of the
road should be made [Officer comment: This is a civil and not a
planning matter].
·
The access to the car park off
an unadopted private road. Given the nature of the surrounding
properties lines of sight for using the access and the exit will be
restricted, leading to accidents.
·
The development of carpark to
the rear is out of keeping with the surrounding neighbourhood,
leading to noise and disturbance.
·
Water run-off from the carpark
in the rear will put additional strain upon the local drainage
network.
·
The addition of windows and
doors directly overlooking 39 St Johns Street would result in
unacceptable levels of overlooking [Officer comment: No new windows
or doors are being provided in the south eastern elevation. Please
see officer’s report below].
·
Concerns about high hedges
being planted along the boundary.
7. SUMMARY OF
CONSULTATION RESPONSES
Highway Authority
7.1 No objection subject to
conditions.
Tree Service
7.2 No objection in principle,
request further information which can be secured by
conditions.
8. MAIN POLICIES AND
OTHER DOCUMENTS RELEVANT TO THE DECISION
8.1 The
primary strategic planning considerations applying to the site and
associated policies are:
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Development Plan
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NPPF
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General policies
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CS1 and CS2 of the CSDPD
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Consistent
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Design
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CS7 of the CSDPD,
CR1 and CR3 of CNP
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Consistent
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Amenity
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‘Saved’ policies EN1, EN2 and EN20 of the BFBLP
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Consistent
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Highways
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‘Saved’ policy M9 of the BFBLP
CS23 of the CSDPD
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Consistent - Para. 105 refers to LPAs setting their own parking
standards for residential development
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SPA
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‘Saved’ Policy NRM6
‘Saved’ Policy EN3 of the BFBLP
CS14 of the CSDPD
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Consistent
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Supplementary Planning Documents (SPD)
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Bracknell Forest Borough Parking Standards, Supplementary Planning
Document (2016)
Bracknell Forest Borough Streetscene Supplementary Planning
Document (2011)
Bracknell Forest Design Supplementary Planning Document (2017)
Thames Basin Heaths Supplementary Planning Document (2018)
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Other publications
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National Planning Policy Framework (NPPF)
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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.
Consideration of Tree Constraints
iv.
Impact on Residential Amenity
v.
Transport and Highways
Considerations
vi.
Thames Basin Heaths
SPA
i.
Principle of Development
9.2 The site is located within the
settlement boundary of Crowthorne. Development would therefore
accord with Policy CS2 which permits developments within defined
settlements, providing its consistent with the character and
accessibility.
9.3 The proposal would result in
the loss of a C2 residential care facility.
9.4 The loss of a care home would
not be contrary to planning policy. However, it is recognised
that care homes play an important role in providing a range of
housing to meet the needs of the community. In this instance,
the size and layout of the building prohibited it being a viable
care home facility. Several attempts were made to obtain planning
permission to extend the home to improved facilities and increase
capacity, but these were refused due to the constraints of the
site.
9.5 Accordingly, there is no
objection to the loss of this property as a care home or the
principle of it’s re-use for C3 residential
purposes.
ii.
Impact on Character and
Appearance of Surrounding Area
9.6 The site is located within the
Character Area B – Crowthorne West as defined by the
Character Area Assessment SPD. This area is dominated by a grid
pattern of development with strong links to Crowthorne Town Centre,
with a wide variety of house styles. It is noted that the unmade
roads create a special semi-rural character close to the local
centre.
9.7 There are few proposed changes
to the building, the most visible being the enlargement of the
dormer windows. The changes are not considered to affect the
character or appearance of the building and hence would have a
neutral impact upon the character of the area.
9.8 The area is primarily
residential comprising of single dwellings, and objections have
been received on the basis that the proposal is an over development
of the site. The proposal is contained within the extent of the
existing building, with minimal alteration. The largest change
would be the use of the rear amenity are as parking. This is
located to the rear, and therefore not visible from the streetscene
and as a result is considered to have a minimal impact upon the
character of the area.
9.9 It is concluded that the
proposal would maintain the character and appearance of the area,
in accordance with Policy CS7 of the CSDPD, Policy CS20 of the
BFBLP and Policies CR1, CR3 of the Crowthorne Neighbourhood
Plan.
iii.
Impact on nearby Trees
9.10 Trees protected by
TPO 777 and TPO 55 are subject to consideration of this
application, specifically a Scots Pine (T1 of TPO 777) located at
the front of the property and Beeches (T2 and T3 of TPO 55
identified as 01 by the agent) on adjacent land (39 St Johns
Street).
9.11 In principle the
Tree Service has no objection to the proposed conversion. The
footprint of the development is largely consistent with the
existing one, with a minor alteration resulting from the demolition
of a small side/ front extension. The relationship between existing
trees and the current building is sustainable, albeit the
foreseeable need for minor pruning. Any pruning of protected trees
would require a TPO application and Local Planning Authority
approval prior to undertaking any works.
9.12 The arboricultural
report does not currently contain technical design information
sufficient to ensure that the trees are appropriately protected. In
particular, detail regarding the hard standing/ boundary treatments
(removal and installation methodology, coverage extent,
construction design) and bin store should be sought prior to the
commencement of works.
9.13 It is the
preference of the Tree Service that that much of the area around
Pine T02 is returned to soft landscaping and where hard surfacing
is deemed necessary, a porous none dig option should be employed. A
landscaping condition is recommended to ensure this.
9.14 Although the
reports lack the required detail at present, it is considered
acceptable that such information could be secured by
pre-commencement conditions. Accordingly, the Tree Service has no
objection.
iv.
Impact on Residential Amenity
9.15 Policy EN20 vii of the BFBLP states that
in considering proposals the Local Planning Authority will ensure
that the proposal does not adversely affect the amenity of
surrounding properties.
9.16 18 Heath Hill Road North is located close
to the junction with St John’s Street, with the result that
numbers 37 and 39 St Johns Street face the flank elevation of 18
Heath Hill Road. The application property already has ground and
first floor windows facing the rear elevations of 37 and 39 St
Johns Road. These windows previously served bedrooms for care home
residents, as shown on the existing plans below.
9.17 The proposal would result in two of the
first-floor windows being blocked up and a small window being
re-glazed with obscure glass as it is proposed to serve a bathroom.
The rooms served by the windows were and will continue to be
bedrooms, in the same use and therefore it is considered that there
is no more additional harm to the overlooking of neighbouring
properties. As one set of windows is now being infilled, and one
window obscurely glazed, there is a reduction on overall
overlooking. This is shown on the proposed plans
below.
9.18 At ground floor level, windows are being
changed for French doors. There is a 1.8m fence separating the
properties and preventing overlooking.
9.19 New roof lights are proposed to the south
eastern elevation. The cills of these is above 1.8m
consequentially, no overlooking will result from these roof
lights.
9.20 In conclusion, whilst the proposal does
not meet the separation distances found within the Design SPD, this
is an existing situation. Where possible it is proposed to block up
or remove a number of windows reducing the potential for
overlooking and any new roof lights will have a cill height of at
least 1.7m. The originally proposed balconies have been
removed.
9.20 Amenity space is being provided for new
residents either in an area immediately outside the units, or
communal space to the rear and next to the parking.
9.21 Accordingly, the proposal is considered to
comply with BFBLP Policy EN20 criterion vii.
v.
Transport and Highways
Considerations
9.22 Amendments have
been made to the proposed site plan to resolve the Highway
Authority's previous concerns.
Access
9.23 Heath Hill Road
North is an unmade, unadopted, road which forms a loop (along with
St John's Road), which connects to Dukes Ride, circa 125m to the
north-west of the site. The location of 18 Heath Hill Road North is
such that passing traffic levels are likely to be minimal, as
neighbouring residents to the south have options of using either St
John's Road or Heath Hill Road North to route to Dukes
Ride.
9.24 In the
north-eastern corner of the site there is a telegraph pole and a
store associated with the existing building which is forward of the
main existing wall line. The application proposes to relocate the
telegraph pole and locate bin storage in the north-east corner of
the site, facing Heath Hill Road North, which is considered
acceptable from a highways perspective as this should allow refuse
to be collected from Heath Hill Road North in the same way as for
neighbouring dwellings.
9.25 The application
proposes an accessway to the rear parking area down the
south-western side of the building. The applicant has committed to
removing existing width constraints along this route, such as
drainage currently located on the outside wall, which would improve
the width over that currently available, but the resulting width of
circa 3.3m would only be sufficient for single-way working adjacent
to the side of the building over a length of circa
13.8m.
9.26 In order to
best manage the single-way working corridor along the side of the
building, the amended plans show waiting areas at each end of the
single-way working section. In the north of the site, an area circa
5.8m in width and circa 5.0m long is provided, where a vehicle can
wait after leaving Heath Hill Road North if there is another
vehicle exiting the rear car park via the accessway in the opposite
direction. This waiting area should also improve visibility to
oncoming traffic north-westwards along Heath Hill Road North for
vehicles
leaving the site and should be
secured by condition. Similarly, adjacent to the rear car park,
there is a suitably sized waiting area where a vehicle could stop
if there is another vehicle entering the rear car park via the
accessway. A condition should be appended to planning permission,
if granted, to provide a plan showing how the single-way working
and waiting areas are to be signed and marked-out to ensure that
they do not become obstructed by parked vehicles.
9.27 Accordingly,
though the access to the rear car park has a single-way working
section, the applicant's provision of waiting areas at either end
along with the very low level of traffic passing the site on Heath
Hill Road North is considered to provide safe and suitable access
to the site and its parking, subject to suitable
conditions.
9.28 Pedestrian
access is proposed to both the front of the building (to Heath Hill
Road North) and to the rear car park, meeting in a central lobby
area within the building.
Parking
9.29 15 car parking
spaces are proposed, providing 14 car parking spaces for residents
and a single visitor space (meeting the Parking Standards SPD
requirements).
9.30 All parking
spaces are proposed to have 7kW electric vehicle charge points
installed from the outset, taking into account the move towards EV
infrastructure which is welcomed.
9.31 Cycle parking
is provided as two-tier gas-lifted cycle stands in a dedicated
cycle store to the rear of the car park. This is considered
acceptable, however the doors should be sliding to ensure
appropriate access.
9.32 Accordingly,
the cycle and vehicle parking meet the council’s standards
contained within the Parking SPD.
Trips
9.33 The proposed
flats are estimated to generate circa 30 trips over the day as a
whole with circa 4 trips in each of the AM and PM peak hours. This
estimate is provided without discounting for the extant care home
use of the site, which would reduce the cumulative impact if it
were taken into account.
9.34 The Highway
Authority has no objection to the proposal subject to
conditions.
vi.
Thames Basin Heaths SPA
9.35 In the light of the
“Sweetman Judgement” (People Over Wind and Sweetman v
Coillte Teoranta, April 2018), the comments below comprise an
Appropriate Assessment which includes advice on necessary avoidance
and mitigation measures which is consistent with the advice
provided to the Planning Inspectorate on such matters.
9.36 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.
9.37 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)
9.38 Recreational pressure on the
TBH SPA was screened in for Appropriate Assessment.
9.39 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.
9.40 This site is located within
the 400m – 5kmThames 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.
9.41 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)
9.42 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.
9.43 In this instance, the
development would result in a net increase of 2 x one-bedroom
dwellings, 5 x two-bedroom dwellings and a single three-bedroom
dwelling within the 400m – 5km TBH SPA buffer zone
which results in a total SANG contribution of £40,883.
9.44 The development is required
to make a contribution towards Strategic Access Management and
Monitoring (SAMM) of £5,234 which is also calculated on a per
bedroom basis.
9.45 The total SPA related financial contribution for
this proposal is £46,117. 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.
10. CONCLUSIONS
10.1 The application
seeks to change the use of the existing building from a care home
to 8 residential apartments with associated parking and amenity
space.
10.2 The application has
been assessed in terms of highway safety and would provide parking
in accordance with the Parking SPD. There is sufficient space to
enable manoeuvring in the rear, leaving some amenity space for the
future resident and access down the side is considered acceptable.
Accordingly, there is no objection on highway safety grounds.
10.3 The number of
windows to the south eastern elevation which faces the rear of the
properties on St Johns Street has been reduced, reducing
overlooking. Bathroom windows are recommended to be conditioned to
be obscurely glazed and all new rooflights have a cil height of
above 1.7m from the internal floor level. Accordingly, the
overlooking reduced and as such impact upon the amenities of
existing and future residents is considered acceptable.
10.4 Minimal alterations
are proposed to the elevations, principally the construction of a
bin store to the front in place of an existing extension. The Tree
Service has raised no objection and the alterations are not
considered to alter the character or the building or area and as
such the proposal is considered to be acceptable in terms of
character of the area.
10.5 In conclusion, the
building had come to the end of its life as a care home and was
unsustainable. The proposal would be contained within the existing
footprint with parking to the front (as existing) and rear accessed
to the side. The proposal, as outlined above, is considered to
comply with Polices CS1, CS14, CS23 of the Core Strategy DPD. EN3,
EN20 of the Bracknell Forest Borough Local Plan and CR1 and CR3 of
the Crowthorne Neighbourhood Plan.
11.
RECOMMENDATION
Following the completion of
planning obligation(s) under Section 106 of the Town and Country
Planning Act to secure SPA Mitigation, 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 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.
02. The
development hereby permitted shall be carried out only in
accordance with the following approved plans and other submitted
details, received by the Local Planning Authority,
01 (Location Plan)
07 Rev. E (Site Plan Proposed)
08 Rev D (Proposed Ground Floor Plan)
09 Rev. A (First floor plan)
10 Rev. A (Second Floor Plan)
11 Rev. C (Elevations Proposed)
12 Rev A (Cycle Store details)
Arboriculture Assessment and Method
Statement (ref. MW.21.0809.AIA)
REASON: To ensure that the development is carried out only as
approved by the Local Planning Authority.
03. No
development shall take place until a plan showing visibility splays
at the site access onto Heath Hill Road North has been submitted to
and approved in writing by the Local Planning Authority. The
development shall be carried out in accordance with the approved
details. The visibility splays shall thereafter be kept free of all
obstructions to visibility over a height of 0.6 metres measured
from the surface of the adjacent carriageway.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
04. No
development shall take place until details of the accessway along
the north-western side of the building have been submitted to and
approved in writing by the Local Planning Authority. Details shall
include:
(a) Confirmation that all obstructions to the width of the
accessway will be removed such that the full width between the
boundary and side of the building is available for vehicle
movement;
(b) Details of signage and markings to indicate vehicle priority
and to ensure that the accessway and waiting areas at either end
will be kept clear and unobstructed; and
(c) Details of how enforcement of the areas to be kept clear and
unobstructed in (b) above will be enforced.
No dwelling shall be occupied until the accessway has been laid out
within the site in accordance with the approved details and the
accessway shall be operated in accordance with the approved details
at all times.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23, NPPF paragraphs 110b)
and 112c)]
05. No
dwelling shall be occupied until a means of access for pedestrians
to Heath Hill Road North and to the rear parking area has been
constructed in accordance with the approved plans.
REASON: In the interests of accessibility and to facilitate access
by pedestrians.
[Relevant Policies: BFBLP M6, Core Strategy DPD CS23]
06. No
dwelling shall be occupied until the associated vehicle parking and
turning space has been surfaced and marked out in accordance with
the approved drawing and the electric vehicle charging
infrastructure has been provided. Thereafter, the parking spaces
and turning space shall be kept available for parking and turning
at all times and electric vehicle charging infrastructure shall be
maintained in working order.
REASON: To ensure that the development is provided with adequate
car parking, to prevent the likelihood of on-street car parking
which would be a danger to other road users, and parking which is
designed to enable charging of plug-in and other ultra-low emission
vehicles in safe, accessible and convenient locations.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23, NPPF
paragraph 112e)]
07. No
dwelling shall be occupied until 16 secure and covered cycle
parking spaces have been provided in the location identified for
cycle parking on the approved plans within the development.
The cycle parking spaces and facilities shall thereafter be
retained. The door(s) to the cycle store shall be of a sliding or
roller-shutter design. Any door replacement or repair shall only be
with a sliding or roller-shutter type door.
REASON: In the interests of accessibility of the development to
cyclists and to ensure that the cycle store can be accessed when
the door(s) are open.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
08. 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]
09. No
development (including initial site-clearance) shall commence until
a detailed scheme for the protection of existing trees to be
retained, in accordance with British Standard 5837 (2012) 'Trees in
relation to design, demolition and 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 account for and provide protection during
demolition, construction and hard landscaping works. Details shall
include an approved development layout plan at a minimum scale of
1:200, showing the following:
a) Accurate trunk positions and canopy spreads of all existing
trees within the site and on adjoining land adjacent to the
development as identified within the Arboriculture Assessment and
Method Statement (ref. MW.21.0809.AIA) ,
b) Proposed location/s of protective barrier/s, supported be a
metal scaffold framework, constructed as a minimum in accordance
with Section 6 (Figure 2), to include appropriate weatherproof tree
protection area signage securely fixed to the outside of the
protective fencing structure at regular intervals.
c) Illustration/s of the proposed protective barriers to be
erected.
d) Proposed location/s and illustration/s of site-specific ground
protection measures within the main root protection areas of
retained trees, designed as necessary for pedestrian light traffic
or heavy plant machinery, as necessary to prevent contamination and
ground compaction
e) Annotated minimum distances between protective barriers and
trunks of retained trees at regular intervals
f) All fenced off areas clearly annotated as tree protection
areas/construction exclusion zones
g) Notes regarding restrictions which apply to tree protection
areas/construction exclusion zones
h) Arboricultural site monitoring - Note confirming that all
protection measures are to be routinely monitored by site visits
undertaken by a project arboriculturist (appointed by the land
owners), at maximum 4-week intervals for the duration of all works
on site to ensure full compliance with the approved tree protection
and monitoring scheme. Copy of signed report to be forwarded to the
local authority following each site visit.
The development shall be carried out in full accordance with
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.
10. The
protective fencing and other protection measures specified by
condition 09 shall be installed 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 (in the case of the fencing) upright,
in its approved locations at all times, until the completion of all
building operations on the site. Where phased protection measures
have been approved, no works shall commence on the next phase of
the development until the protective fencing barriers and other
protective measures 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) Soil/turf stripping, raising/lowering of existing levels,
excavation or alterations to the exiting surfaces/ground conditions
of any other description.
e) Installation/siting of any underground services, temporary or
otherwise including: drainage, water, gas electricity, telephone,
television, external lighting or any associated ducting.
f) Parking/use of tracked or wheeled machinery or vehicles of any
description.
In addition to the protection measures specified above.
a) No fires shall be lit within 20 metres of the trunks of any
trees or the centre line of any hedgerow shown to be
retained.
b) No signs, cables, fixtures or fittings of any other description
shall be attached to any part of any retained tree.
REASON:- In order to safeguard trees and other vegetation
considered to be worthy of retention in the interests of the visual
amenity of the
11. No
development shall commence until a detailed site-specific
construction method statement for all hard surfaced areas of any
description within the minimum root protection areas of retained
trees calculated in accordance with British Standard 5837 (2012)
'Trees in relation to design, demolition and construction -
Recommendations' or any subsequent revision, has been submitted to
and approved in writing by the local planning authority. Details
shall be based on a porous 'No Dig' principle of construction,
avoiding any excavation of existing levels in all areas concerned,
and shall include:-
a) An approved development layout plan identifying all areas where
special construction measures are to be undertaken.
b) Materials including porous surface finish.
c) Construction profile/s showing existing/proposed finished levels
together with any grading of levels proposed adjacent to the
footprint in each respective structure.
d) Program and method of implementation and arboricultural
supervision.
The construction method statement shall be implemented in full
accordance with the approved scheme, under arboricultural
supervision, prior to the occupation of the dwelling. The 'No Dig'
structure shall be retained in perpetuity thereafter.
REASON:- In order to alleviate any adverse impact on the root
systems and the long-term health of retained trees, in the
interests of the visual amenity of the area.
12. The
development shall not be occupied until a scheme depicting hard and
soft landscaping has been submitted to and approved in writing by
the Local Planning Authority. The scheme shall include a 3 year
post planting maintenance schedule. All planting comprised in the
soft landscaping works shall be carried out and completed in full
accordance with the approved scheme, in the nearest planting season
(1st October to 31st March inclusive) to the completion of the
development or prior to the occupation of any part of the approved
development, whichever is sooner. All hard landscaping works shall
be carried and completed prior to the occupation of any part of the
approved development. As a minimum, the quality of all hard and
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 nearest 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.
[Core Strategy DPD CS7, BFBLP 'Saved' Policies EN2 and
EN20]
13. Those
windows shown on the approved drawings as having obscured glazing
in part or full shall at all times be so fitted. The obscure
glazing shall be a minimum of Pilkington Level 3 or
equivalent.
REASON: To prevent the overlooking of neighbouring
property.
[Relevant Policies: BFBLP EN20]
14. The
rooflights in the roof slope of the proposed development shall at
all times be no less than 1.7 metres above internal floor
level.
REASON: To prevent the overlooking of neighbouring
property.
[Relevant Policies: BFBLP EN20]
Informative(s)
01. 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
02. Notwithstanding the
detail shown on the approved plans and wording within Bracknell
Forest Council's Parking Standards SPD, the Building Regulations
part S "Infrastructure for the charging of electric vehicles" 2021
edition takes effect on 15 June 2022 for use in England. It does
not apply to work subject to a building notice, full plans
applications or initial notices submitted before
that date, provided the work is started on site before 15 June
2023. The applicant should familiarise themselves with, and comply
with, the requirements of this document with regard to provision of
electric vehicle charging infrastructure.
03. Trees on and
adjacent to this site are protected by Tree Preservation Orders. In
simple terms, detailed written consent must be therefore obtained
from the Council's Tree Service before undertaking any form of work
to such trees (including any work affecting their root systems),
unless such work has been specifically approved in writing as part
of this planning permission. Any pruning or removal of trees
without the necessary consent or any damage arising from
non-compliance with other conditions of this permission may be
liable to prosecution by the Council. Property owners, developers
and/or any other relevant persons are therefore advised to take
appropriate measures to ensure all persons responsible for
overseeing works approved under this permission are suitably
briefed.
04. No details are
required to be submitted in relation to the following conditions;
however they are required to be complied with:
01. Time limit
02. Approved plans
05. Access for pedestrians
06. Vehicle parking and turning
provided.
07. Cycle Parking and storage
08. No gates
13. Obscure glazing
14. Skylights.
The applicant is advised that the following
conditions require discharging prior to commencement of
development:
03. Visibility Splays
04. Details of access way along side of
building
09. Protection of trees
10. Protective tree fencing
11. Method Statement
The applicant is advised that the following
conditions require discharging prior to occupation of
development:
12. Hard and soft landscaping
In the event of the S106
agreement not being completed by 24th June 2022, the Assistant
Director: Planning be authorised to either extend the period
further or refuse the application for the following reason:
-
01 In the absence of a planning
obligation to secure suitable avoidance and mitigation measures and
access management monitoring arrangements, in terms that are
satisfactory to the Local Planning Authority, the proposal would be
contrary to Regulation 63(5) of the Conservation of Habitats and
Species Regulations 2017 (as amended), Policy NRM6 of the South
East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan,
Policy CS14 of the Core Strategy Development Plan Document and the
Thames Basin Heaths Special Protection Area Supplementary Planning
Document (2018).
