1.
SUMMARY
1.1 As originally submitted, this
application sought outline planning permission for the
erection of
126 residential apartments in three detached blocks following the
demolition
of the existing buildings accessed off Larges Lane. The application was
presented to an Advisory Meeting of the Planning Committee on
24th March 2022
at which a motion to
endorse the recommendation in the officer report to approve
the application was proposed but fell at the vote. The application
has since been
revised to reduce the number of proposed units to 117 and to
provide 3 car club
parking spaces and additional EV charging
infrastructure.
1.2 The application proposes the
development of land allocated for housing under
Policy SA2
of the Site Allocation Local Plan SALP for approximately 102
dwellings.
1.3 The site lies within the defined
settlement boundary of Bracknell. It is in a
sustainable
location close to the town centre and public transport and as such
is
considered a
suitable location for new residential development.
Notwithstanding
the above, the applicant is required to demonstrate that
appropriate replacement
playing field provision has been secured to the satisfaction of the
Council and
Sport England, prior to the grant of any planning permission for
the development of
the Larges Lane site. On balance, and taking into consideration the
views of Sport
England, it is considered that the package of mitigation measures
already
approved and largely implemented by the applicant is sufficient to
demonstrate this
subject to
the completion of the permitted enhancement measures at Sandhurst
Memorial Park and conditions securing this mitigation for the long
term.
1.4 Previous concerns in respect of the
scale, massing, design, appearance, impact
on the amenities of neighbouring properties and transport are now
considered to
have been satisfactorily addressed. It is considered that an
attractive and
well-
designed
development with a high-quality landscaping scheme could be
achieved.
1.5 The recent amendments to the scheme,
reducing the number of proposed units
and providing 3no. car club spaces improves the parking provision
to serve the
development. The proposal is considered to provide adequate parking
to serve the
proposed use and
would not result in any significant highway safety
implications.
1.6 It is therefore considered that the
proposed development would have an
acceptable
impact on the character and appearance of the area, on the amenity
of
neighbouring
properties and on transport, subject to appropriate conditions and
a
completed
S106 agreement. Approval is therefore recommended.
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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 has been reported to the Advisory Planning
Committee following
the receipt of more than 5
objections.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within defined settlement and allocated for housing under SALP
Policy SA2
Located within 5km of Thames Basin Heaths SPA
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3.1
The 1.16ha application site is a roughly rectangular parcel of land
comprising a
football
pitch with associated spectator and club facilities –
including spectator
stands, a car park, and a clubhouse. In addition the site contains
a single dwelling.
3.2
The site takes access from Larges Lane to the east. It is bounded
to the north by
Bracknell
Cricket Club, and to the west, south and east by residential
properties.
These include flatted developments up to four stories in height to
the west and south-
west; a two-storey detached house adjoining the southern boundary
and a recent
development of three storey town houses and a small apartment block
on the
eastern boundary.
3.3
The site is located in a mixed-use area, including various sports
facilities, religious,
education
and health uses in addition to residential properties.
3.4
Although the sports pitch itself is level, this is raised above
surrounding ground levels
at the north and east of the site where the ground slopes steeply
down to adjacent
properties on Robins Gate and Larges Lane and retaining walls are
required to step
down from the level of the pitch. There is a 6.3m level
difference between the west
of the site and Larges Lane on the east.
4.
RELEVANT SITE HISTORY
4.1 The application
site contains an extensive planning history, dating back
to 1962. The
most relevant recent planning applications are listed below.
20/00350/OUT - Demolition of existing dwelling and sports
buildings. Erection of
164 apartments (80 x 1 Bedroom, 80 x 2 Bedroom and 4 x 3 Bedroom)
and
associated access and parking. Withdrawn
11.09.2020
19/00400/FUL
– Section 73 application for variation to planning permission
16/00116/FUL
for the "Refurbishment of existing football ground including
relocating and installation of new artificial football pitch (3G
pitch) and
rebuilding/upgrading of existing stands and associated
facilities”. Approved
28.05.2020.
17/00384/FUL
- Erection of single storey extension to existing clubhouse and
change of
use to mixed use for club office and residential flat. Approval
05.03.2019
16/00738/FUL
– Section 73 application for variation to planning permission
16/00116/FUL
for the refurbishment of existing football ground including
relocating
and installation of new artificial football pitch (3G pitch) and
rebuilding/upgrading of
existing stands and associated facilities. Approved
31.10.2016.
16/00116/FUL
- Refurbishment of existing football ground including relocating
and
installation
of new artificial football pitch (3G pitch) and
rebuilding/upgrading of
existing stands and associated facilities. Approval 16.05.2016
5.
THE PROPOSAL
5.1
Planning permission is sought
for the erection of 117 residential apartments (14 x
1 bed, 89 x 2 bed, 14 x 3 bed) in three detached blocks following
the demolition of
the
existing buildings. This is an outline application but all
matters other than
landscaping are to be considered at the outline stage.
5.2
The three blocks would be
grouped around a central communal amenity space at
the heart of
the development. They would vary in height from two to five stories
with setback top floors. The proposed materials include a
buff brick to the main
façade with a dark grey brick plinth which would also be used
for the recessed
cores, and some vertical elements in the facades. Light
cladding materials are
proposed on the upper floors where the accommodation steps back
from the main
facade. Full details of the materials can be secured through an
appropriate
condition.
5.3
The proposal also includes
associated access and parking. Vehicular and
pedestrian
access would be from the existing single access on Larges Lane.
This
access would be improved and would incorporate a new access for the
cricket club
off the new access road into the site. A total of 167 car parking
spaces would be
provided, via a mix of exterior parking courts and an undercroft
car park on the
western part of the site.
5.4
The development would comprise 25% affordable housing.
5.5
The proposal would also require considerable changes to the
existing levels with
ground
levels being generally lowered where there are retaining walls
supporting the
existing artificially raised playing field, and more gradual slopes
across the site would
be re-introduced. These level changes would also be utilised
to create the
undercroft car park under block B and a podium level amenity
area. While full details
of
landscaping are reserved, outdoor soft landscaping areas would be
provided
through various amenity areas on the boundaries of the site as well
as the centrally
located podium level amenity area above the undercroft car
park.
5.6
In response to feedback received from the previous application
submission,
pre-
application
feedback and community engagement the proposal was revised and as
originally submitted proposed 126 units, a reduction of some 38
units when
compared with the previously withdrawn application 20/00350/OUT.
Detailed
changes to parking & access arrangements, as well as proposed
indicative
landscaping features, have also been undertaken.
5.7
Following neighbour comments, the scheme was amended in April 2021
by the
removal of
balcony sections from the east-facing elevation of Building A to
ensure
that no harmful loss of privacy or overlooking impacts would occur
to the
neighbouring residents of Robins Gate to the east. Further
amendments were made
in January 2022 in response to comments from the Highway
Officer.
5.8
Further to the consideration of the application by the Advisory
Meeting of the
Planning
Committee in March 2022 at which a motion to endorse the
recommendation in the officer report to approve the application was
proposed but
fell at the vote, further amendments have been made. These reduce
the number of
proposed units to 117, a reduction of 9 units, achieved through the
removal of the
third floor of accommodation provided within Block C; the provision
of 3 car club
parking spaces, and the provision of additional EV charging
throughout the site.
6.
REPRESENTATIONS RECEIVED
Bracknell
Town Council
In
response to the original 126 unit scheme, the Town Council
commented:
‘At this point in the planning process with a reduced amount
of dwellings and more
parking
facilities Bracknell Town Councillors have no
objection’.
The
Town Council has been notified of the recent amendments to the
scheme and
any additional comments will be reported to the Committee via the
Supplementary
Report.
Other representations received
A petition has been received containing 16 signatures. It
raises the following
objections:
- Site is
already over-developed and the scale of the application is not in
keeping
with the character and size of the development site and surrounding
buildings.
- Risk to
highway safety and traffic generation will create pollution,
parking pressures
and noise detrimental to all local residents in Larges Lane, the
roads leading off it
and surrounding neighbours.
- The layout
and density of the proposed buildings will block natural light to
existing
buildings,
overlook other properties and diminish privacy.
44
objections have been received from neighbouring properties.
In addition, 22
representations in support of the application have been
received.
The concerns
raised can be summarised as follows:
Loss of
Open space
-
The area is rapidly becoming a concrete jungle and the proposed
development
would
destroy one of the few remaining green spaces in the
area.
-
There are not enough facilities for children to play football
throughout the winter
months. This
is such a waste of a fantastic opportunity to encourage children's
fitness and social interactions.
- If
we continue to replace all open spaces and leisure places with yet
more housing,
where are
future generations going to play and social sports and recreation
programs going to run from?
Impact on residential amenity
- views and sunlight will be lost to properties in Robins
Gate.
-
Building A east elevation's redesign has not removed the
overlooking and loss of
privacy for
the 4 houses in Robins Gate, as the 4 balconies on the north
eastern
apartments
have a direct line of vision into the gardens and the bedrooms of
the 4
houses. There will still be associated shading and loss of
daylight, during late
afternoon and early evening when the sun would be blocked by
Building A.
-
Noise and disturbance from traffic using the new access road behind
properties on
Robins
Gate
-
This proposal will cause extreme stress on the residents of
Huntsgreen Court. The
height of
the flats will overlook our properties, with balconies overlooking
our
gardens, and blocking light, also causing our flats to lose
value
-
Noise, dust and vibration during construction
Highway issues
-
Revised application does not make any significant change to the
access
arrangements
and car parking volume requirements. Reducing parking below the
full
standard will only result in an overspill onto Larges Lane which is
already at
capacity and has width restrictions and needs to allow access for
school traffic at
the same time as the peak traffic is expected. What is the point of
having a “standard”
if it is not met? As a minimum they would need 180.5 spaces. With
only 28 visitor
bays for 126 flats, there is no way of guaranteeing only a quarter
of the flats will have
a visitor at any one time.
- Concern about increase in vehicular traffic and parking
problems on Larges Lane.
The safety of egress from Larges Lane at the junction with London
Road must be
reviewed using accurate vehicle movement data for the entire Larges
Lane area
including all residential housing, St Joseph's Primary School and
Football Academy
traffic, as the vehicle movement data used for the Transport
Assessment is incorrect
and incomplete.
-
Parking is already a nightmare for dropping/collecting from school
and we are
currently
allowed to make use of the football car park for parking
Environment issues
-
Detrimental to the town’s air quality targets, as is so close
to highly polluted areas,
Downshire
way and Bagshot Road which were recent areas of significant
nitrogen
dioxide pollution concern and this is in the immediate nearby area
impacting health.
Character and Design issues
-
development is totally out of keeping with the present properties
and should not be
permitted so
close to a 'living' graveyard, a calm peaceful oasis.
-
Due to its scale and size, this proposed development would tower
above the nearby
Goodways
Drive area, causing a huge overbearing blot on the landscape. It is
out
of character with the immediate surrounding properties, which are
not more than 3
floors in height. It would be an over development for Larges
Lane.
Following the receipt of revised plans which amended the design of
Block C only,
further
targeted neighbour notification was undertaken informing the
residents of
Robins Gate and The Willows, Larges Lane of the changes. Any
further
representations received as a result of this process will be
reported to the Committee
via the
Supplementary Report.
7.
SUMMARY OF CONSULTATION
RESPONSES
Highways
7.1 No objection to amended scheme subject
to conditions. Detailed comments included
in report below.
Lead
Local Flood Authority/Drainage Officer
7.2 Requires
further information to confirm that proposed drainage strategy is
suitable and
achievable. Recommendation reflects this.
Environmental Health
7.3 Noise
Whilst the
proposed development is located relatively close to the railway,
there are
a number of buildings between which would be expected to provide a
barrier effect
to protect
the proposed dwellings from noise. The railway is in a
cutting which will
further reduce transmission of sound from the railway. The majority
of neighbouring
uses are residential, so residential in this location should be
equally acceptable. The
proposed development will have a positive impact on local residents
as much lower
noise levels are expected of a residential development than would
be associated
with a football club, particularly on match days. There are
therefore no noise
objections.
Air
quality
There are no
air quality concerns.
External
Lighting
There are no
lighting concerns, and the proposed development would be expected
to have a positive impact for existing local residents and wildlife
with the removal of
the
intense floodlighting associated with a football ground.
Contaminated
Land
A
contaminated land assessment has been submitted which recommends
remediation
for soil contaminants. A condition requiring implementation
of the
Approved Remediation Scheme is therefore recommended.
Construction
and demolition impacts.
A CEMP
condition is recommended due to the scale of the development and
the
proximity to
existing residential dwellings.
SPA
7.4 An Appropriate Assessment has been
carried out and the Council’s Environmental
Policy
Officer has no objection to the scheme subject to appropriate
mitigation
being
secured by way of a completed S106 agreement.
Biodiversity
7.5 The proposals are unlikely to affect
protected or priority species, priority habitats or
sites of
importance for nature conservation. The Biodiversity Net Gain
Assessment
Report uses a precautionary approach to the value of habitats in
the proposed
development and calculates that it would increase from 0.29 to 1.71
biodiversity
units (equivalent to a 483.11% increase). This demonstrates a clear
biodiversity net
gain which should be secured by condition.
Conditions
are also recommended to secure biodiversity enhancement such as
swift
boxes and
other wildlife features around the site.
Archaeology
7.6 The applicant has submitted an
archaeological desk-based assessment in support
of its application. Considering the known archaeology in the
vicinity and the
previously undisturbed nature of large areas of the site, the
assessment notes that
the site has some archaeological potential and the proposed
development will
impact on below ground deposits. The report concludes that a
programme of
archaeological work is therefore likely to be required and can be
secured by an
appropriately worded condition.
Berkshire
Archaeology is in agreement with the conclusions of the assessment
and
recommends
that a condition requiring a programme of archaeological work.
Waste and
Recycling Officer
7.7 There is one separate bin area for each of
the three buildings with enough space
for a total of 36 x 1100 litre and 22 x 360 litre bins. This is
sufficient for fortnightly
refuse and recycling collections.
The bin
stores for buildings A and C have adequate room and distance for
bins to
be taken to the collection vehicle and returned by the collection
crews, providing
there is a dropped kerb for the bins to be brought to the
collection vehicle.
The bin
store for building B is in an undercroft, however this is within 25
metres of
the collection point from the vehicle, so providing there are no
slopes or access
issues, will not need to be presented on collection day to an
agreed collection point
for kerbside collection.
The
identified stores in Buildings A and B provide sufficient space to
store communal
waste food
bins, and the bin store in Block C is also of sufficient size
providing that
refuse
collections are carried out on a weekly basis, rather than the
standard
fortnightly collection to flats, to reduce the number of bins
required. Weekly refuse
collections
are preferred by the Waste Team for large developments located
close
to the town
centre as they reduce the number of bins required and make
collections
as efficient
as possible. Accordingly, it is recommended that a condition be
imposed, securing a refuse management plan which will ensure that
plans for
waste collection are in line with Council guidance and help with
identifying the
movement of
bins from the stores to the collection vehicle.
Renewable Energy Officer
7.8 The
two renewable technologies most often used are air source heat
pumps and
Solar PV. If
Solar is to be used a plan of the array will need to be
submitted.
Recommends
condition that the development shall not begun until an Energy
Demand Statement has been submitted to and approved in writing by
the Local
Planning Authority.
Sport
England
7.9 No objection subject to conditions.
8.
MAIN POLICIES AND OTHER DOCUMENTS
RELEVANT TO THE DECISION
8.1 The key policies and associated guidance
applying to the site are:
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Development Plan
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NPPF
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General policies
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CS1 & CS2 of the CSDPD
SA2 of the SALP
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Consistent
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Open Space and Sport
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CS8 of the CSDPD
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Consistent
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Residential amenity
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Saved policy EN20 of BFBLP
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Consistent
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Design and Character
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CS7 of CSDPD, Saved policy EN20 of BFBLP
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Consistent
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Parking
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Saved policy M9 of BFBLP and CS23 of the CSDPD
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Consistent
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Supplementary Planning Documents (SPD)
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Design SPD (2017)
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Other
publications
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National Planning Policy Framework (NPPF) and National Planning
Policy Guidance (NPPG)
Bracknell Town Neighbourhood Plan (“Made” October
2021)
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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 the area
iii Impact
on residential amenity
iv Transport
implications
v
Biodiversity and Landscaping
vi
Drainage
vii
Affordable Housing
viii
Sustainability and Energy
ix Thames
Basin Heaths SPA
x S106
Obligations
xi Community
Infrastructure Levey/ CIL
i. Principle of
development
9.2 The site is located within the defined
settlement boundary of Bracknell. It is in a
sustainable
location, approximately 0.5km from Bracknell Town Centre and within
walking distance of Bracknell Railway Station and several bus
routes. In
accordance with the provisions of CSDPD Policy CS2 (relating to
locational
principles) new residential development consistent with the
character, accessibility
and provision of infrastructure and services within Bracknell would
be acceptable
in this location. The site also forms part of a site
allocated under SALP Policy SA2
for
residential development, with an indicative capacity of 102 units
(of which 18
have been built/ have full planning permission on part of the site
(Robins Nest).
9.3 However, the development proposed would
result in the loss of football playing
field and stadium site. Paragraph 96 of the NPPF states that
“access to a network
of high-quality open spaces and opportunities for sport and
physical activity is
important for the health and well-being of communities. Planning
policies should be
based on robust and up-to-date assessments of the need for open
space, sport
and recreation facilities (including quantitative or qualitative
deficits or surpluses)
and opportunities for new provision. Information gained from the
assessments
should be used to determine what open space, sport and recreational
provision is
needed,
which plans should then seek to accommodate.” As part
of its evidence
base for the Submitted Local Plan the Council has carried out the
assessment
required by paragraph 96 (the playing pitch strategy [PPS]).
This states that the
Larges Lane “site should be protected as playing fields as
part of the Local Plan.
This is one of the major football sites in the area and is
privately owned by the
club. The club is currently building a full-sized FIFA 1*
Artificial Grass Pitch (AGP)
to be used for matches by the senior club at all levels. The club
is looking to
develop the nearby pitches at Ranelagh school to provide a large,
high-quality
supply of
grass pitches”.
9.4 It is acknowledged that at present
there is a conflict between the allocation of this
site in SALP
and the above recommendation of the PPS.
9.5 Of particular relevance to this
application Paragraph 97 of the NPPF states that
“Existing open space, sports and recreational buildings and
land, including playing
fields, should not be built on unless:
a) an
assessment has been undertaken which has clearly shown the open
space,
buildings or
land to be surplus to requirements; or
b)
the loss resulting from the proposed development would be replaced
by
equivalent
or better provision in terms of quantity and quality in a suitable
location;
or
c) the
development is for alternative sports and recreational provision,
the benefits
of which clearly outweigh the loss of the current or former
use.”
Ground b) is
relevant to this application.
9.6 The above national policy is reflected
in local policies which are consistent with
this. Core Strategy (2008) Policy CS8 states that development will
be permitted
which; i. retains, improves and maintains existing Recreational
Facilities; and/or
ii. provides
and maintains new Recreational Facilities.
Appendix 4 of the SALP sets out a number of requirements to be met
in the
development
of the allocated sites. Of particular relevance to the
current
application
is the requirement to provide an alternative location for the
Football
Ground.
9.7 Bracknell Town Neighbourhood Plan was
“made” in October 2021. Policy EV 1
states:
“Open
Space of Public Value
Development
proposals are expected to retain all Open Space of Public Value
provision as
shown on the Policy EV1 Open Space of Public Value Map. [This site
is explicitly listed under Policy EV1] ….
Proposals
that would result in the loss of Open Space of Public Value will
only be
supported when alternative public open space is provided to address
both the
existing area of open space lost and any additional open space
needs created by
the development.
Alternative
public open space provision proposed as part of such development
proposals
will be required to meet the following criteria:
• the
scale of alternative provision must be of at least an equivalent
scale to the
existing
public open space provision and
• any
alternative site must be of at least an equivalent standard, or
better, in terms
of layout to the existing public open space provision and
•
ancillary uses which are required to complement the provision of
the open space
must not
significantly reduce the overall area of open space and
• the
location of the alternative provision must be generally accessible
by foot and
within or
adjacent to the existing settlement boundary of Bracknell Town
It is noted
that Bracknell Town Council has not objected to this
application.
9.8 In response to the policy framework set
out above, the applicant has put forward a
package of
mitigation measures which it considers satisfies the policy
requirement.
The proposed mitigation package would replace the loss resulting
from the
proposed development with an equivalent or better provision in
terms of quantity
and quality in a suitable location.
9.9 The applicant has explained that the
football club wishes to relocate in order to
improve its
facilities and to enhance opportunities for grassroots and
community
football in the Borough. The FA has updated its Ground Grading
Requirements
which means that the current ground is not compliant with the new
safety
standards required. It is understood that the ground would
require a standing
capacity of 1,950 for supporters as stipulated for this league and
in order to allow
the opportunity of achieving the maximum future potential of
3,000. A greater
investment is therefore required in order to progress beyond the
current league
status. A crucial limitation of the current facility is its
design and its lack of
opportunity
to provide equality with regards access for female and disabled
spectators. In order to realise its future ambitions, the
club has stated that it needs
to move to a larger stadium outside of Bracknell town centre.
Indeed, it has already
vacated the Larges Lane site and the refusal of the current
application will not
secure the football club’s continued use of the site.
9.10 In
response to these constraints and pressures the football club has
implemented
a package of replacement facilities including shared use of
facilities at Ranelagh
School and a shared facility with Sandhurst FC at Bottom Meadow,
Sandhurst.
9.11 The
Ranelagh School Larges Lane Playing Fields Site (now known as the
SB
Campus
Larges Lane) obtained planning permission (application 20/00162/FUL
Approved 10.11.2020) for the erection of a sports pavilion
with associated access
and car parking. This application did not make a clear link to the
redevelopment of
the current stadium site at Larges Lane. The only link made was a
passing
reference in paragraph 4.3 of the design and access statement:
“the site will be
used by Bracknell Town Football Club during the week for youth
training, and
junior/youth non-competitive games at the weekend”.
Separately from this planning
permission a number of pitch improvements have been carried out
which did not
require
planning permission.
9.12
Also in partnership with Ranelagh School, Bracknell Town Football
Club (BTFC)
has an agreement to use the Multiuse Games Area within the main
school site
which has been upgraded from a tarmacadam surface to a 3G surface.
Whilst it is
the view of BTFC that planning permission was not required for this
development,
there was no linkage made to the stadium site the subject of this
application. This
was completed in 2020.
9.13 The
third part of the mitigation package relates to the Sandhurst Town
FC site at
Bottom
Meadow, part of the Sandhurst Memorial Park owned by Sandhurst
Parish
Council. This site has recently been upgraded under planning
application
19/01085/FUL. This granted permission for the replacement of
the natural grass
football pitch with a 3rd generation artificial surface with
associated 2.4m enclosure
fence and hardstanding; the erection of new 1.2m pitch enclosure to
replace
existing pitch barrier fence, the installation of a new spectator
stand and relocation
of the existing spectator stand, the installation of a new
turnstile entrance, team
shelters and maintenance storage container, and the replacement of
existing
floodlight system with new 18m high columns and LED luminaries.
This was
granted
planning permission on 27th November 2020. Neither Bracknell Town
Football Club or the stadium site at Larges Lane was mentioned in
the design and
access statement which focused on Sandhurst Town. Notwithstanding
this the
applicant has made clear that this application was to be the
replacement for the
Larges Lane stadium site, yet there was no clear linkage.
9.14 The
current application attempts to link the aforementioned sites as
mitigation for
the loss of the Larges Lane stadia site. There is always an element
of doubt when
a post rationalism narrative is provided for justification in
planning for the loss of a
site.
Furthermore, when the above sites are considered as mitigation
toward the
loss of the stadium site, there are two issues which need to be
considered:
1. There
remains a loss of a natural grass pitch.
2. The
existing stadium is a freehold, whereas the new stadium site at
Sandhurst
Memorial
Park, has a 15-year lease which is renewable.
Dealing with
the first point, Sport England considers that the improvements of
the pitches
and MUGA at Ranelagh School can be considered to enhance the
carrying
capacity of the pitches and coupled with the new 3G AGP at
Sandhurst will provide
more hours
of football overall. However, it acknowledges that the mitigation
proposed does not strictly meet any of the planning policy
exceptions.
9.15
Addressing point 2, the Sandhurst site has been, as a matter of
fact, enhanced for
football and
Sport England, in line with the NPPF, is concerned about overall
provision and not individual clubs. Bracknell Town FC has
voluntarily given up its
freehold and accepted a 15 year (renegotiable) lease, which is
their choice.
However, the key is that the facilities on this site have been
enhanced to meet the
loss of the stadium site, which will allow another club to use them
in the future
should Bracknell Town FC move on.
9.16 In
conclusion on this issue, it is accepted that the proposal does not
meet any of
the planning policy exceptions set out in NPPF paragraph 97 or
strictly comply with
Policies CS8 or EV1. However, Sport England, the county
Football Association
and the Football Foundation are all supportive of the application
due the benefits
which have been brought to grass roots football. Whilst the
3G Artificial Grass
Pitch has not been installed at Sandhurst yet, there is a public
commitment from
BTFC for this work to be completed. However, as the applicant
has control over
both sites, it is considered that a Grampian style condition could
reasonably be
imposed. This would prevent the development of the Larges
Lane site until all the
works
permitted under application 19/01085/FUL have been legally and
fully
completed in
accordance with the approved plans. In view of the importance
placed on the benefits to grassroots and community football in
reaching this
balanced recommendation it is also considered necessary to require
the
completion of Community Use
Agreements (CUAs) in relation to the three
mitigation sites. The applicant has advised that it is
currently updating existing
Community Use Agreements and, once finalised, these CUAs can be
secured by
way of a Grampian style condition requiring their implementation
and retention so
that appropriate long term mitigation may be provided.
9.17 In summary this application
proposes residential development on a site which is
allocated
for housing within the SALP. The loss of the existing football
ground has
been replaced with a package of replacement facilities that, on
balance, in total are
considered to represent an equivalent provision subject to
conditions relating to the
full
implementation of the upgrade at Sandhurst and the completion of
Community
Use Agreements in relation to the mitigation sites. The proposed
development is
therefore considered to be acceptable in principle and in
accordance with CSDPD
Policies CS1 (Sustainable Development), CS2 (Locational
Principles), CS8 and
the NPPF subject to it having no adverse impacts upon the character
and
appearance of the surrounding area, residential amenities of
neighbouring
properties,
transport or other issues of acknowledged importance. These matters
are assessed below.
ii. Impact on character and
appearance of the area
9.18 Core Strategy Policy CS7 and BFBLP
'Saved' Policy EN20 relate to design
considerations in new development and seek to ensure that
developments are
sympathetic
to the character of the area. More detailed guidance is provided in
the
Design SPD (2017).
9.19 The proposed
development is the erection of three apartment blocks to provide
117 apartments on the site, together with associated access and
parking provision.
As reported above the site forms part of a larger site allocated
for 102 units in the
SALP. It is important, therefore, to assess the bulk
and massing of the proposal
and the
balance between built form, parking and usable amenity for future
residents when looking at dwelling numbers that considerably exceed
those set out
in the SALP. In assessing appropriate development on this
site, some analysis of
the site and context is also needed.
9.20 Policy CS7 of the
Core Strategy requires high quality design that “build[s] on
the
urban,
suburban and rural local character, respecting local patterns of
development”, “enhance[s] the landscape and promote[s]
biodiversity”, aids
movement
through “accessibility, connectivity, permeability and
legibility”, provides
“high quality usable open spaces and public realm” and
looks to “innovative
architecture” which would be appropriate within the context
of Bracknell’s new
town heritage.
9.21 Saved Policy EN20
states that the Council will consider whether a proposal is
“appropriate in scale, mass, design, materials, layout and
siting, both in itself and
in relation to adjoining buildings, spaces and views”;
whether it “retains” and where
appropriate “enhances” beneficial landscape; promotes
“or where necessary
creates, local character” and provides “adequate space
for private use and
amenity”.
9.22 Issues discussed
within the Design SPD include placemaking, integrating
development
into the existing context, making connections to surrounding
facilities
such as schools and town centres, contributing to the environmental
sustainability
of the development itself and SuDS and surface water drainage
management. It
states at paragraph 3.3.3 that “plots should be large enough
to accommodate the
proposed built development and the requirements associated within
(such as
amenity space, parking, servicing, waste and recycling collection)
in an
arrangement that is practical and attractive. They [plots]
should be configured to
make sure that new development relates well to its
neighbours.” This is reinforced
at 3.9.1. Paragraph 3.9.8 states that there should be
“a balance between building
footprint, its position on the plot in response to local character,
parking provision
and usable amenity space for residents.”
9.23 In addition to
the above policies and design guidance, the site falls within Area
A of
the Bracknell Study area of the Character Area Assessments
SPD. Key issues of
character in this area including the “Central open space
enables views across the
character area to the surrounding landmarks such as Holy Trinity
Church” relate to
conserving and enhancing hedge and tree planting in this
area. The area is also
described as a transitional area between the lower density
Victorian elements and
the higher densities in the town centre. New development
proposals are seen as
being apartment blocks. Cohesion is stated as being important
for new
development coming forward and so enhancing links to the existing
network and
approaches
to the town centre would be a key objective for development within
this character area. Landscape and townscape are also
detailed as reflecting the
transitional character of the area and contributing to creating a
stronger sense of
place.
Layout
9.24 The layout below
has evolved from the previous (withdrawn) planning application
20/00350/OUT, pre-application discussions and public consultation
responses.
It is considered that the required high quality of design for this
site has now been
achieved. This has been achieved through a significant
reduction in the number of
units from 164 to 117 which has resulted in a reduction in the
scale of the
buildings; reduced parking and increased landscaping and amenity
space. Block
A has been reduced in length and re-sited 2.5m north closer to the
boundary with
the cricket pitch. This, together with the omission of the
previous access road and
parking area along the northern boundary would create a softer
setting for this
block. The revised layout in this area would form a green
edge to the development
along this
northern boundary, providing a transition area between the
buildings and
the cricket club site.
9.25 The revised layout also
enables a much stronger frontage to Larges Lane to be
provided
than under the previous proposal, creating a positive view into the
site,
concluding
the view from the east. In addition, this provides some
legibility, giving
visual clues as to what is within the site. It is considered
that the changes that
have been made would result in an attractive street scene and
create a positive
view on entering the site, providing a more positive arrival vista
than previous
layouts. Other changes include moving the parking area to the
eastern boundary
1.5m off the boundary allowing a wider 2.0m planting buffer to be
introduced
between the proposed developments and the Robin’s Gate
development which
would soften this boundary. Overall, it is considered that the
amended scheme
would create a much better arrival into the site and sense of place
from the Larges
Lane
streetscene.
9.26 The lower number
of units has enabled an appropriate balance to be achieved
between the
number of parking spaces provided within the courtyard and the
available space for landscaping. This has addressed previous
concerns that on
entering the site, parking would dominate the internal courtyard
which would
appear as a sea of parked cars enclosed by a vertical wall forming
the entrance to
the basement car park. The illustrative plans (landscaping is a
Reserved Matter)
show how a good quality enhanced landscape scheme, including
vertical
landscaping and arched brick openings/ colonnades to the podium
wall could be
used to create an attractive and less car dominated pedestrian
environment within
the courtyard.
Design and External Appearance
9.27 The bulk and
massing and appearance of the proposed blocks is illustrated by the
following
drawings and illustrative view:
ILLUSTRATIVE VIEW
OF BUILDING B SHOWING ACCESS TO UNDERCROFT PARKING
9.28 The design and
external appearance of the three blocks is considered acceptable
in this location. The height, bulk and mass of the blocks
have all been reduced
from the previous scheme and are now considered to be appropriate
within the
context of the site and the surrounding area. Overall, it is
considered the
development would create an interesting, attractive and varied
appearance that
picks up on a similar materials palette to other recent apartment
blocks on Larges
Lane, which is welcomed.
9.29 In conclusion on
this issue, it is considered that the revised layout and the
relationship
with existing development in the immediate vicinity is greatly
improved
from the previous scheme and the development would be at an
appropriate scale
for this site. It would provide a high-quality design
solution with sufficient legibility
to navigate the site easily, particularly for pedestrians.
The proposal is considered
to strike an appropriate balance between creating a distinctive and
attractive sense
of place while delivering a significant amount of sustainable
housing and making
efficient use of urban land. As such it is considered that
the proposed
development, while creating its own distinctive character would
respect the existing
character
and appearance of the Larges Lane street scene and surrounding area
and as such would be in accordance with those issues relating to
character set out
in Policies
CS7 and EN20 and the adopted Design SPD guidance.
iii. Impact on Residential
Amenity
9.30
'Saved' Policy EN20 of the
BFBLP states that development should not adversely
affect the
amenity of surrounding properties. The NPPF at paragraph 127(f)
states
that developments should ensure a high standard of amenity both for
existing and
future users. Privacy is discussed at paragraphs 3.9.11
– 3.9.19 of the Design
SPD. Paragraph 3.9.13 states that “As storeys rise
additional separation distances
may be necessary to mitigate against overlooking, overshadowing and
overbearing
impacts.”
9.31 The proposed blocks on the
southern and western edges of the site on the
previous
scheme were considered to be too close to neighbouring residential
properties. In particular, the development was considered to
have an overbearing
relationship
with The Willows to the south with potential overlooking of its
private
amenity space from apartments on the upper floors of the block
C. In addition, the
separation between existing blocks of flats and the proposed new
apartments
along the western and southern edges was also considered
unacceptable.
9.32 The amended scheme reflects
considerable efforts made to address these issues.
In particular block C has been moved approximately three metres
further from the
southern boundary with The Willows providing a separation distance
to the
boundary of a minimum of 17.5m. Furthermore, the western side
of block C has
been reduced from four to two stories where it is adjacent to the
rear garden of
The Willows. This substantially reduces the bulk and mass of
this building,
addressing concerns about being overbearing and overlooking the
private garden
area of The Willows. There are no habitable rooms in The Willows
that face
directly towards the proposed apartments, and it is therefore
considered that the
amended
proposals would now have an acceptable relationship with that
property.
9.33 In the most recent iteration of
the plans submitted further to the consideration of
the application by the Advisory Meeting of the Planning Committee,
the height of
Block C has been further reduced by the removal of the third storey
accommodation previously proposed parallel to the site’s
eastern edge, further
improving the relationship between the proposed development and the
adjacent
dwellings in Robins Gate.
9.34 The other main area of concern
with the previous scheme was the relationship of
Block B with existing apartment blocks at Mount Pleasant and Hunts
Green Court.
Block B has now been reduced in length providing substantially
greater separation
with the Mount Pleasant flats to the south. The minimum
separation distance has
increased
from 15.5m to 19.5m. In addition, there are no habitable windows in
the
closest elevations of these flats facing towards this site.
It is therefore considered
that the amended scheme provides an acceptable relationship with
the Mount
Pleasant flats.
9.35 The reduction in the length of
block B has also ensured that there is no building
immediately
behind the east facing flats at Hunts Green Court. A minimum
separation
distance of 23.5m is now provided with the buildings set at an
angle to
each other so any window-to-window views would be oblique. It
is therefore
considered that the amended scheme provides an acceptable
relationship with the
Hunts Green Court flats.
9.36 Building A would have a
separation distance of 22.5 metres to the side elevation of
4 Robins Gate which is considered to provide acceptable separation
to prevent
any adverse loss of light and privacy, especially as the
west-facing side windows
to 4 Robins Gate do not serve habitable rooms. Building C
would have a
separation
distance of 25 metres to the edge of the rear gardens of the
properties
of Robins Cottages, and a 35 metre building-to-building separation.
This would
exceed the minimum back-to-back distance requirements set out in
the Design
SPD. There would also be a separation space of 25 metres between
Building C
and the apartments of 5-12 Robins Gate which is considered
acceptable.
9.37 In conclusion on this issue it is
considered that the amended scheme has
satisfactorily addressed the previous concerns in respect on the
impact on the
residential
amenity of neighbouring properties and would provide adequate
separation
distances. It would not be unduly overbearing or give rise to
unacceptable
levels of overlooking or loss of light to any existing residential
properties. The proposed development, as amended, is
therefore not considered
to materially harm the amenity of surrounding properties and would
therefore be in
accordance with 'Saved' Policy EN20 of the BFBLP.
iv. Transport implications
Access
9.38
The site is located on Larges
Lane, which is subject to a 30mph speed limit. As
well as providing access to this site, Larges Lane also serves a
local school, a
cemetery and existing housing. The road has controlled on
street parking along its
length
to control vehicle speeds along it. In relation to wider access to
the site the
pedestrian routes from the site towards the town centre and wider
pedestrian
routes are good.
9.39 The current site has a wide
shared access which it shares with the adjacent cricket
club. It is
proposed to create a new access in approximately the same location
as
the existing. The existing access to the cricket club onto Larges
Lane would also
be closed and a new access to the cricket club created off the new
access road to
this site. Such an arrangement is considered to represent an
improvement in
highway terms over the existing situation and would improve access
for vehicles
and pedestrians.
9.40 The internal road has been
designed to be appropriate for the scale of the
development
and will be sought for adoption to ensure refuse collection and
access to the cricket club can be achieved without ransom. The road
would be 6m
wide and has footways on both sides. This is considered adequate
for the scale of
the development. Due to its design, internal speeds are expected to
be controlled
to 20mph. Adequate visibility is provided within the development
and at the
junction with
Larges Lane.
9.41 The original plans indicated that
a refuse vehicle would overrun the centre line of
the internal road by a noticeable amount. The applicant has
addressed this
concern by altering the radii of the bends within the site
access. The amended
layout is now considered acceptable as it will allow larger
vehicles to pass through
the
site safely reducing the potential for conflict with other vehicles
or the kerb
edges of the road.
9.42 The internal road is likely to
require double yellow lines to control parking along it
to ensure any potential overspill parking from the surrounding area
does not occur.
Legal
Agreements will be required to secure these. Lighting within
the site and the
pedestrian routes will be required. This can be conditioned
and will also be
covered by the adoption agreement. As part of the access works,
off-site highway
works will also be required, including alterations to the current
on street parking
bays on Larges lane. This involves creating a section of layby
parking opposite the
site entrance which will improve the safety of the access
arrangements, particularly
as there will be an intensification of use over the course of the
day.
9.43 There will also need to be a
minor modification to the current on street parking
restrictions
to ensure the on-street parking provision that currently exists
will be
maintained
in the future. Although the on-street parking has capacity
for many
parts of the day, it is heavily used during school pick up and drop
off and therefore
maintaining this capacity is important. The minor change involves
reducing the
extent of double yellow line near to Gipsy Lane by around 5-6m.
This would not
have a significant impact on the visibility of the
junction.
9.44 In respect of pedestrian
access, the Highway Officer has stated that as well as the
internal
road and turning head, the proposed footway in front of block A
that runs
to the Cricket Club would be sought for adoption for public access
and any future
development opportunities. This footpath is steeply inclined
in front of Block A and
the Highway
Officer raised concerns about the gradient as it provides
pedestrian
access to
and from block B. However, the applicant has explained that
the primary
accessible route to this building is through the courtyard and the
under-croft car
park. The footpath running parallel to the cricket club is an
additional route to
Building B
and is therefore technically not required to achieve the 1:20
gradient.
9.45 Whilst detailed
design will be provided at a later stage via Reserved Matters, the
site plan has been amended to show indicative levels and ambulant
disabled steps
proposed for the northern footpath. Relevant drawings to Building A
have also
been amended to reflect the levels which resulted in some changes
to the northern
elevation and ground floor plans. The applicant considers
that this goes well
above the minimum requirements given its status as a secondary
route and is in
full compliance with Approved Document M of the Building
Regulations for
wheelchair users.
9.46 The Highway Officer has provided
further comments on the issue of the ramped
route north
of Block A, stating:
‘I have looked at the
submission made and have the following comments. The
applicant
indicates that the route north of the block is a secondary route as
alternative
provision is via the undercroft car park. The primary route that
the
applicant refers to appears to direct pedestrians into the main
circulatory area of
the car park and is not ideal for pedestrians. The route that runs
to the north of
block A is also to serve the cricket club and in the longer term
could provide a
suitable pedestrian link as part of any redevelopment of that area
and so the need
to have it accessible for all is important. It will be sought for
adoption to provide
public access and so having it accessible without steps would be
key. Looking at
the levels plans it is not clear why a suitable 1:20 ramp without
steps cannot be
achieved on this route. I appreciate that due to the deck over the
car parking that
the levels back towards block B mean that steps may be required but
as the plans
do not show the full extent of the site on the levels elevation it
is not clear if an
alternative ramped route alongside the route to the cricket club
could be achieved
as well to provide a route suitable for those users with mobility
issues in addition to
the steps.
I
would agree that conditions to cover such matters could be used but
if further
consideration could be given to this issue now, at least on the
main route to the
cricket club, it should be to demonstrate that suitable access can
be achieved
without further impacts on the layout’.
9.47 In response to these comments, an
additional condition has been recommended
securing
details of the footpath to the north of the Block A including their
connections
to adjoining pedestrian routes within and beyond the site in order
to
ensure that this route provides an accessible pedestrian link to
the cricket club.
Parking
9.48 As original considered by the
Advisory Committee, the development proposed a
total of 167
parking spaces for the 126 units (250 bedrooms) proposed
representing
a ratio of 1.33 spaces per unit (0.67 spaces per bedroom). Whilst
this
is below the level set out in the parking standards, the site is
located very close to
the town centre and is in an accessible location. Further
justification of the level of
parking proposed was provided in the form of parking surveys of a
number of
recent developments in the local area which are also located in
accessible
locations and close to public transport and the town
centre.
9.49 In providing a critical analysis
of this information, the Highways Officer also
requested
further parking beat surveys of on-street parking demand at and
around
the residential developments of Sterling Square and Fleming Place
to understand
the extent that these streets are subject to parking stress which
may, in part, be
contributed to by these new developments and hence result in
additional parking
demand which is unaccounted for within the initial parking beat
surveys.
9.50 A further check was also carried
out using the parking demand as a ratio per
bedroom to
ensure that developments which may have higher levels of 2+
bedroom units were evenly factored in.
9.51 The results of these surveys are
set out below:
9.52 In light of the submitted
information, the Highways Officer confirmed that the level
of parking proposed to serve the development would appear to be
sufficient and
recommended that the parking should be conditioned as communal to
provide the
greatest flexibility.
9.53 Further to the submission of
amended plans, the Highways Officer has provided
the following comments:
‘The proposal has reduced in scale to 117 units within
Building C and this appears
to be the major change to the layout. The parking layout appears to
remain the
same but the change in unit numbers will have an impact on the
parking ratio for
the site. There are a total of 167 spaces for 117 units which
equates to a ratio of
1.43 spaces per unit. The applicant has however now elected to
allocate three of
these spaces to a car club. These spaces are welcomed as they
provide an
opportunity for residents who do not own a car or choose not to own
a car to be
able to use such a facility when required. The long term retention
of such a facility
is questioned though as the evidence provided with the application
does indicate
that
sufficient car parking would be available for residents and so
reliance on a car
club is likely to be less. This site although close to the town
centre has a much
higher parking ratio than town centre sites. It is advised that the
car club for the
site be secured by S106 agreement. Clearly with a reduction in the
scale of
development the parking ratio has increased from the previous
level. However as I
found the previous level acceptable the changes proposed do not
impact my
earlier conclusions subject to the conditions related to parking
allocation as
advised previously.
It is also noted that the electric vehicle charging provision for
the site has also
altered with
20% active spaces provided for residents with the remainder now
being passive with the infrastructure being provided so that spaces
could be easily
converted as demand increases. The car club spaces are also
proposed to have
active electric vehicle charging. This is acceptable and should be
conditioned….
|
|
2
|
39
|
0.95
|
0.57
|
|
|
1
|
37
|
1.32
|
0.79
|
|
|
3
|
8
|
1.00
|
0.57
|
|
|
23
|
118
|
0.96
|
0.56
|
|
|
31
|
134
|
1.35
|
0.85
|
|
|
Average
Ratio
|
1.12
|
0.67
|
|
|
Potential On-Street
|
Total inc On-Street
|
Parking Demand Ratio (per Unit)
|
Parking Demand Ratio (per
Bedroom)
|
|
|
|
2
|
39
|
0.95
|
0.57
|
|
|
|
1
|
37
|
1.32
|
0.79
|
|
|
|
3
|
8
|
1.00
|
0.57
|
|
|
|
23
|
118
|
0.96
|
0.56
|
|
|
|
31
|
134
|
1.35
|
0.85
|
|
|
|
Average
Ratio
|
1.12
|
0.67
|
|
|
Potential On-Street
|
Total inc On-Street
|
Parking Demand Ratio (per Unit)
|
Parking Demand Ratio (per
Bedroom)
|
|
|
2
|
39
|
0.95
|
0.57
|
|
|
1
|
37
|
1.32
|
0.79
|
|
|
3
|
8
|
1.00
|
0.57
|
|
|
23
|
118
|
0.96
|
0.56
|
|
|
31
|
134
|
1.35
|
0.85
|
|
|
Average Ratio
|
1.12
|
0.67
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
9.54 In addition to the issue of
vehicle parking, the applicant has provided details of the
proposed
cycle parking for the blocks. The plans indicate the ability to
provide
parking within the cycle stores using the
Council’s preferred Sheffield type stands
which is acceptable. Provision of 250 spaces for residents and 28
spaces for
visitors have been indicated. It is expected that Block B will
require access to the
store on the western end of Block C to ensure sufficient provision
is made for
Block B. Conditions are advised for final details to be
submitted.
Traffic Impact
9.55 Further work has been
carried out in relation to the proposal using the BFC traffic
model as well as
using traffic count information. A sensitivity test has also been
carried out which takes account of current traffic that may be
generated by the
current club during the peak hours. In that respect the analysis
has taken some
account of the activities related to football at Ranelagh School
playing fields near
to the site.
9.56 The
impact on the local road network, especially the MET Office
roundabout and
Eastern
roundabout, where development traffic will have the most impact,
are not
considered
to be negatively impacted by the proposal. The Highway Officer has
confirmed that the small change in the scale of development will
also reduce the
peak hour and daily trip levels from or to the site but the change
is not significant
and the previous testing of the local road network and junctions is
considered
robust in that regard.
9.57
Construction traffic to the site will need to be coordinated and
some of the offsite
works may
well be required prior to development to ensure that safety and
on-
street parking are not compromised by construction traffic.
Conditions are advised
to control such matters.
9.58 Given the above, the application
is not considered to result in any adverse highway
safety
implications and as such complies with BFBLP Policies M4, M9 and
CSDPD
Policies CS23 and CS24 and the NPPF.
v.
Biodiversity and
Landscaping
9.59 The
Council’s Biodiversity Officer has commented that the
submitted Biodiversity
Net Gain Assessment Report uses a precautionary approach to the
value of
habitats in the proposed development and calculates that it would
increase from
0.29 to 1.71 biodiversity units (equivalent to a 483.11% increase).
This
demonstrates a clear biodiversity net gain. Conditions are
advised to secure
biodiversity net gain in line with, or better than, the submitted
Biodiversity Net Gain
Assessment Report and to secure biodiversity enhancement such as
swift boxes
and other wildlife features around the site. A Section 106
obligation to secure
biodiversity net gain monitoring is also recommended.
9.60
Whilst landscaping is a Reserved Matter an indicative layout has
been provided
showing
general configurations of hardsurfaced areas, amenity spaces and
other
landscaping.
It is considered that the development could provide adequate
space
for soft landscaping and amenity spaces that would enhance the
character of this
urban location. The overall amount of landscaping proposed has been
significantly
increased from the previous submission.
9.61
Existing trees on the boundaries of the site are proposed to be
retained. While
none of
these trees are subject to Tree Preservation Orders (TPOs), they
are
beneficial to the character to the area and would provide amenities
for prospective
occupants. A full Arboricultural Survey has therefore been
provided, outlining
protection measures to these trees in respect of the construction
process.
vi. Drainage
9.62 The entire site is located within
Flood Zone 1 however, as it exceeds 1ha in size,
a Flood Risk
Assessment (FRA) accompanied the application. Following
consideration of this information, the Council’s
Drainage Consultant raised a
number of concerns in respect of the proposed drainage
arrangements. Additional
information was submitted which addressed a number of concerns,
however at the time that the application was considered by the
Advisory
Committee, there remained a couple of outstanding issues including
relating to the
fact that the proposed discharge rate to the public sewer had not
been agreed with
Thames Water
so it could not be confirmed that there was sufficient capacity
within
the drainage
network. Additional information has recently been provided by the
applicant, including a response from Thames Water, and the views of
the Drainage
Engineer have been sought and will be reported to the Committee via
the
Supplementary Report.
9.63 It is not considered that this matter can be
subject of conditions as Members
will wish to be assured that the drainage strategy is suitable and
achievable before
granting planning permission for any development. Accordingly, the
recommendation being made to the Committee is subject to the
receipt of
satisfactory information to demonstrate that the proposed
drainage strategy
is suitable and achievable.
vii Affordable Housing
9.64 The
development will deliver 25% on-site affordable housing provision,
in
accordance
with the current policy requirement and is therefore acceptable.
This
affordable housing will be secured through a S106 agreement.
viii. Sustainability and Energy
9.65 Application
of CSDPD Policy CS10 requires the submission of a Sustainability
Statement
covering water efficiency and demonstrating how average water use
in
new dwellings would be restricted to 110
litres/person/day.
9.66 For residential development of
more than 5 dwellings, CSDPD Policy CS12
requires the
submission of an Energy Demand Assessment demonstrating how
the development's potential carbon dioxide emissions will be
reduced by at least
10% and how 20% of the development's energy requirements will be
met from
on-
site renewable energy generation.
9.67 Compliance with Policies CS10 and
CS12 can be secured by means of
appropriately worded conditions.
ix Thames Basin Heaths Special
Protection Area (SPA)
9.68 An Appropriate
Assessment has been carried out for this proposed development in
accordance
with Conservation of Habitats and Species 2017 (as amended).
Without any appropriate avoidance and mitigation measures the
Appropriate
Assessment concludes that the development is likely to have a
significant effect
upon the integrity of the TBH SPA with the result that BFC would be
required to
refuse a planning application. In this instance, the
development would result in a
net increase of 116 dwellings within the 400m – 5km TBH SPA
buffer zone and is
required to make a financial contribution towards SANG and SAMM
(including
SAMM monitoring) which will be calculated on a per bedroom basis
once the mix
of the
development is determined taking account of any affordable housing
delivered.
9.69 As
this development leads to a net increase of more than 109
dwellings, the
development
normally would require a bespoke SANG solution. However, on
review of the SANG capacity the developer instead may make a
payment
contribution towards strategic SANGs (subject to SANGs capacity in
the right
location within Bracknell Forest). Sufficient SANG capacity has
therefore been
safeguarded for this proposal. The Council will carry out
SANG enhancement
works as part of its on-going SANG enhancement programme and the
remaining
SANG contributions (for example, to fund in-perpetuity maintenance)
will also be
taken through Section 106 Agreement contributions. Provided that
the applicant is
prepared to make a financial contribution towards the costs of SPA
avoidance and
mitigation
measures, the application will be in accordance with the SPA
mitigation
requirements
as set out in the relevant policies above.
x. S106 obligations
9.70 A S106 Legal
Agreement is required to secure the following:-
·
Affordable Housing – a minimum of 25% (29 dwellings) with a
mix that generally
reflects the
type and size of market housing. In order to meet the
Council’s priority
needs, the tenure breakdown required is 22 dwellings affordable
rent capped at
LHA and 9 shared ownership. The submitted Accommodation
Schedule confirms
that
the applicant is prepared to provide a total of 29 affordable units
and email
confirmation has been provided to confirm that the number and
tenure of the
required affordable housing can be secured by the s106
obligation.
·
Community Facilities - a contribution towards new community
facilities under
construction
at Time Square.
·
Open Space of Public Value (OSPV) - This site should provide 3780m2
(0.95 acre)
of on-site OSPV. The proposed on-site provision of amenity space
plus the rooftop
garden
meet that quantity requirement. In addition, a contribution of
£2500- £3500
per dwelling towards off-site provision would be sought. There are
currently a
number of OSPV projects seeking funding that are capable of serving
the
development.
·
Biodiversity - The Council will look for a contribution towards
monitoring the
implementation and management of Biodiversity enhancements which
are
delivered on site.
·
Highways - A planning obligation will be required to secure
completion of a s38
agreement
for highway/foot/cycleway maintainable at public expense. A
planning
obligation will also be required to secure a S278 agreement for any
off-site works
proposed to the public highway as well as to secure the car club
now proposed by
the applicants.
·
SuDS - A planning obligation will be required to ensure approval of
a Drainage
Strategy
which should include a Design Specification and Implementation
Strategy
and a long-term Management and Maintenance Plan prior to commencing
on site.
A planning obligation will also be required to secure a SuDS
monitoring
contribution to monitor SuDS for the lifetime of the
development.
xi Community Infrastructure Levy/
CIL
9.71 Bracknell
Forest Council has an adopted Community Infrastructure Levy (CIL).
CIL
is applied as a charge on each square meter of new development. The
amount
payable
varies depending on the location of the development within the
borough
and the type of development.
9.72 CIL
applies to any new build (except outline applications and some
reserved
matters
applications that leave some reserved matters still to be
submitted)
including new build that involves the creation of additional
dwellings. This
application involves a net increase in dwellings and floorspace and
would therefore
be liable
for CIL. However, the
application site is within the Central Bracknell
charging zone which has a nil charging rate.
10. CONCLUSIONS
10.1 Planning permission is sought for the
erection of 117 residential apartments (14 x
1 bed, 89 x 2 bed, 14 x 3 bed) in three detached blocks following
the demolition of
the
existing buildings. This is an outline application, but all
matters other than
landscaping are to be considered at this outline stage. The
site is located with the
defined settlement boundary of Bracknell. It is within a
sustainable location,
approximately 0.5km from Bracknell Town Centre and within walking
distance of
Bracknell Railway Station and several bus routes.
10.2 Policy SA2 of the Site Allocation Local Plan
allocates this site for housing with an
estimated
capacity of 102no. dwellings. The loss of the existing
football ground
has been replaced with a package of replacement facilities that, on
balance, in
total are considered to represent an equivalent provision subject
to conditions.
The development proposed is therefore considered to be acceptable
in principle.
10.3 The development would be at an
appropriate scale for this site and would provide
a high-quality design solution with sufficient legibility to
navigate the site easily.
The proposal is considered to strike an appropriate balance between
creating a
distinctive and attractive sense of place while delivering a
significant amount of
sustainable housing and making an efficient use of urban
land. As such it is
considered that the proposed development, while creating its own
distinctive
character would respect the existing character and appearance of
the Larges Lane
street scene and surrounding area.
10.4 The proposal is considered to provide
adequate parking and would not result in
any significant highway safety implications. Recent amendments to
the scheme,
reducing the number of units proposed and providing 3 car club
spaces improves
the parking ratio when judged against the Council’s adopted
standards, and
secures additional EV charging infrastructure.
10.5 The layout and design ensure that
the development will not adversely impact on
existing
occupiers and provides an appropriate standard of amenity for
future
residents. Subject to conditions and a completed S106 agreement,
the
development will provide policy compliant biodiversity mitigation
and
enhancement, the provision and maintenance of surface water
drainage,
landscaping, affordable housing provision, SPA mitigation and
adequate
infrastructure mitigation.
10.6 It is therefore considered that the proposed
development complies with 'Saved'
policies EN1
and EN20 of the BFBLP, Policies CS1, CS2, CS7 and CS8 of the
CSDPD, Policy SA2 of the SALP, Policy EV1 of the Bracknell Town
Neighbourhood Plan, relevant SPDs and the NPPF.
11.
RECOMMENDATION
FOLLOWING THE PROVISION OF
SATISFACTORY INFORMATION TO DEMONSTRATE THAT THE PROPOSED DRAINAGE
STRATEGY IS SUITABLE AND
ACHIEVABLE AND THE
COMPLETION OF PLANNING OBLIGATION(S) UNDER
SECTION 106 OF THE TOWN AND COUNTRY
PLANNING ACT RELATED TO:
-
Entering into s278 and s38
Agreements with the Highway Authority relating to
works
to Larges Lane to form
the site access, lighting improvements and parking layby
as well
as the adoption of the
internal access road and footway link to the Cricket
Club.
-
Car Club
-
Affordable Housing
-
Community Facility
Contribution
-
Contribution towards off-site
OSPV
-
SuDS
specification/implementation/Management and Maintenance Strategy
including
monitoring contribution
-
SPA Mitigation
-
Funding for Traffic Regulation
Order (TRO) alterations on Larges Lane and
any
new TRO
within the site to control indiscriminate parking and maintain safe
access
-
Biodiversity Net Gain
monitoring
That the Assistant Director:
Planning be recommended to APPROVE the
application subject to the following
conditions amended, added to or deleted as the
Assistant Director: Planning considers necessary:
1.
Approval of the details of
landscaping of the development (hereinafter called "the reserved
matters") shall be obtained from the Local Planning Authority in
writing before development is
commenced. The plans and particulars in relation to the landscaping
of the site shall be submitted
in writing to the Local Planning Authority and shall be carried
out as
approved.
REASON: To
comply with Section 92 of the Town and Country Planning Act 1990
(as amended).
2. Application for approval of
the reserved matters shall be made to the Local Planning Authority
before the expiration of three years from the date of this
permission.
REASON: To
comply with Section 92 of the Town and Country Planning Act 1990
(as amended).
3. The development hereby
permitted shall be begun not later than the expiration of two years
from the final approval of the reserved matters, or, in the case of
approval on different dates, the
final approval of the last such matter to be approved.
REASON: To
comply with Section 92 of the Town and Country Planning Act 1990
(as amended).
4. The development hereby permitted
shall be carried out only in accordance with the
following
approved plans and documents: -
The development hereby permitted shall be
carried out only in accordance
with the following approved plans and documents:
20-J3128-001 Rev.04 ‘Proposed Site Plan’
20-J3128-001.01 Rev.04 ‘Proposed Site Plan
(Coloured)’
20-J3128-002 Rev.04 ‘Parking Layout’
20-J3128-003 Rev.02 ‘Building A Floor Plans’
20-J3128-004 Rev.02 ‘Building A Elevations’
20-J3128-005 ‘Building B Floor Plans’
20-J3128-006 ‘Building B Elevations’
20-J3128-007 Rev.01 ‘Building C Floor Plans’
20-J3128-008 Rev.01 ‘Building C Elevations’
20-J3128-009 Rev.02 ‘Street Elevation and Courtyard
Sections’
20-J3128-010 Rev.02 ‘Massing Comparison Site Plan &
Elevations’
20-J3128-011 ‘Massing Comparison Site Sections – Sheet
1’
20-J3128-012 Rev.01 ‘Massing Comparison Site Sections –
Sheet 2’
20-J3128-013 ‘Section Through South
Boundary’
20-J3128-015 Rev.03 ‘Cycle Parking’
20-J3128-016 Rev.01 ‘Proposed Amenity’
20-J3128-017 ‘Building A North Elevation (Information
Plan)’
2001043-TN-002 Rev B Proposed EVC and Car Club Parking Allocation
Layout
REASON: To ensure that the development is carried
out only as approved by the
Local
Planning Authority.
5. Prior to commencement of any
development above slab level, samples of the
external materials to be used in the buildings hereby approved
shall be submitted to
and approved in writing by the
Local Planning Authority. The development shall be
constructed in accordance with the approved
materials.
REASON: In the interests of the visual amenities of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
6. Prior to commencement of any
development above slab level, details showing
the finished floor levels of the buildings hereby approved in relation to
a fixed datum point shall be
submitted to and approved in writing by the Local
Planning Authority. The
development shall be
carried out in accordance with the approved details.
REASON: In the interests of the character of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
7.
No above slab level works, shall take place
until a Sustainability Statement covering water efficiency
aimed at achieving an average water use in new dwellings of
110 litres/person/day, has
been submitted to, and agreed in writing by, the Local
Planning Authority. The development
shall be implemented in accordance with the
Sustainability Statement, as
approved, and retained and maintained as such thereafter.
REASON: In the interests of sustainability and the efficient use of
resources.
[Relevant Policy: Core Strategy DPD CS10]
8. Prior to commencement of above
slab level works an Energy Demand Assessment
shall be submitted to and
approved in writing by the Local Planning Authority. This
shall demonstrate:
(a) that before taking account of any on-site renewable
energy production the proposed
development
will reduce carbon dioxide emissions by at least 10% against the
appropriate Target Emission Rate as set out in
Part L of the Building Regulations (2006), and
(b) that a proportion of the development’s energy
requirements will be provided from
on- site renewable energy
production (which proportion shall be at least 20%).
The buildings
thereafter constructed by the carrying out of the development shall
be in accordance with the approved assessment and retained
in accordance therewith.
REASON: In the
interests of the sustainability and the efficient use of
resources.
[Relevant Plans and
Policies: CSDPD Policy CS12]
9.
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
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 demolition/site clearance
works, all construction works 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 within
influencing distance of the
development.
b) All proposed
tree, hedge or shrub removal shown clearly with a broken line.
c) Proposed
location/s of 2.1m high protective barriers, supported by a metal
scaffold framework, constructed as a minimum in
accordance with Section 6 (Figure 2), to include appropriate
weatherproof tree protection area signage (such as "Keep Out -
Construction Exclusion Zone") securely fixed to the outside
of the protective fencing structure at regular
intervals.
d) Illustration/s of
the proposed protective barriers to be erected.
e) Proposed location/s and illustration/s of 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.
f) Annotated minimum distances between protective barriers and
trunks of retained trees at
regular intervals.
g) All fenced off areas clearly annotated as Tree Protection
Areas/Construction Exclusion
Zones.
h) Notes regarding restrictions which apply to Tree Protection
Areas/Construction
Exclusion Zones.
The development shall be carried out in full accordance with the
approved scheme.
REASON: In order to safeguard trees and other vegetation.
[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]
10.
The protective fencing and other protection
measures specified by condition 9 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 (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 existing 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
area.
[Relevant Policies:
BFBLP EN1 and EN20, CSDPD CS7]
11.
No development (other than that required to
carry out remediation) shall
commence until the approved remediation scheme has been carried out
in full accordance with its terms. The Local Planning Authority
shall be given two weeks written
notification of commencement
of the remediation scheme works.
Following completion
of measures identified in the approved remediation scheme, and
before any occupation of the development hereby permitted, a
verification report that demonstrates the
effectiveness of the remediation carried out shall be submitted to
and approved in writing by the Local Planning
Authority.
REASON: To ensure
that risks from land contamination to the future users of the land
and neighbouring land are minimised, together with
those to controlled waters, property
and ecological systems, and to
ensure that the development can be carried out safely
without unacceptable
risks to workers, neighbours and other offsite receptors.
12.
In the event that contamination is found at any
time when carrying out the approved development that
was not previously identified all on-site works shall cease,
and the Local
Planning Authority shall be informed immediately. Any further
investigation/remedial/protective works required by the Local
Planning Authority shall be carried out to agreed
timescales and approved by the Local Planning Authority in writing
before development
recommences.
Following completion
of measures identified in the approved remediation scheme a
verification report shall be
submitted to and approved in writing by the Local Planning
Authority before the re-commencement of on-site
works.
REASON: To ensure
that risks from land contamination to the future users of the land
and neighbouring land are minimised, together with
those to controlled waters, property
and ecological systems, and to
ensure that the development can be carried out safely
without unacceptable
risks to workers, neighbours and other offsite receptors.
13.
No development (including
demolition and site clearance) shall take place, until a
Construction Environmental Management Plan (CEMP) has been
submitted to and approved in writing by
the local planning authority.
The CEMP shall
include as a minimum:
(i) Location of the
access for demolition and construction vehicles;
(ii) Routing of
construction traffic (including directional signage and appropriate
traffic management measures);
(iii) Details of the
parking of vehicles of site operatives and visitors;
(iv) Areas for
loading and unloading of plant and materials;
(v) Areas for the
storage of plant and materials used in constructing the
development;
(vi) Location of any
temporary portacabins and welfare buildings for site
operatives;
(vii) Details of any
security hoarding;
(viii) Details of
any external lighting of the site;
(ix) Details of the
method of piling for foundations;
(x) Measures to
control the emission of dust, dirt, noise and odour during
construction;
(xi) Measures to
control rats and other vermin;
(xii) Measures to
control surface water run-off during construction;
(xiii) Measures to
prevent ground and water pollution from contaminants on-site;
(xiv) construction
and demolition working hours and hours during which delivery
vehicles or vehicles taking
materials away are allowed to enter or leave the site;
(xv) Details of
wheel-washing facilities;
(xvi) Measures to
minimise, re-use and re-cycle materials and waste arising from
demolition;
(xvii) Measures to
minimise the pollution potential of unavoidable waste;
(xviii) Measures to
dispose of unavoidable waste in an environmentally acceptable
manner;
(xix) details of
measures to mitigate the impact of demolition and construction
activities on ecology; and
(xx) Details of a
monitoring regime to demonstrate compliance with the CEMP including
timings for
reports to be submitted to the Local Planning Authority.
The approved
Construction Environmental Management Plan shall be adhered to
throughout the
demolition and construction
period.
REASON: To mitigate
and control environmental effects during the demolition and
construction phases
Relevant Policies:
BFBLP EN20, EN25; Core Strategy DPD CS1, CS7
14.
No
building hereby permitted shall be occupied until a means of
vehicular access to the site has been
constructed in accordance with the approved plans.
REASON: In the interests of highway
safety.
[Relevant Policies: Core Strategy DPD
CS23]
15.
No
building hereby permitted shall be occupied until a means of access
to it for pedestrians and cyclists has been
constructed in accordance with the approved plans.
REASON: In the interests of accessibility and
to facilitate access by pedestrians and
cyclists.
[Relevant Policies: BFBLP M6, Core
Strategy DPD CS23]
16.
No
building hereby permitted shall be occupied until visibility splays
of 2.4m x 43m in each
direction at the junction of the access road and Larges Lane have
been provided. The land
within the visibility splays shall be cleared of any obstruction
exceeding 0.6 metres in height measured from the
surface of the adjacent carriageway
and 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]
17.
No
building hereby permitted shall be occupied until 167 car parking
spaces have been
laid out within the site in accordance with plan reference
20-J3128-002 Rev 04 PARKING LAYOUT. The spaces and turning space shall
thereafter be kept available for
parking and turning at all times.
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.
[Relevant
Policies: BFBLP M9, Core Strategy DPD CS23]
18. No dwelling shall
be occupied until the associated electric vehicle charging
infrastructure with a minimum output of 7kW per charge point has
been provided in accordance with plan reference
20-J3128-002 Rev 04 PARKING LAYOUT and thereafter
the electric vehicle charging infrastructure shall be retained and
maintained in working order.
REASON: In the interests of sustainable
development and modes of travel.
[Relevant Policies: BFBLP M9, Core Strategy
DPD CS1 and CS23]
19. There shall be no
restrictions on the use of the car parking spaces shown on the
approved plan for the occupiers of, or visitors to, the
building hereby permitted (other
than those parking
bays marked as disabled or as EV charging bays which may be
restricted for use by people with disabilities or
electric vehicle owners respectively).
REASON: To ensure that the development is
provided with adequate parking in the
interests of highway
safety.
[Relevant Policies: BFBLP M9, Core
Strategy DPD CS23]
20. The development
shall not be occupied until 250 secure and covered cycle parking
spaces for residents and 28
cycle parking spaces for visitors have been provided in
accordance
with details that have
been submitted to and approved in writing by the Local
Planning Authority,
and in the locations
identified for cycle parking on the approved plans
within the development. The cycle parking
facilities shall thereafter be retained.
REASON: In the interests of accessibility of
the development to cyclists.
[Relevant Policies: BFBLP M9, Core Strategy
DPD CS23]
21. No gates shall be
provided at the vehicular accesses to the site.
REASON: In the interests of highway
safety.
[Relevant Policies: Core Strategy DPD
CS23]
22. No building
hereby permitted shall be occupied until the following off-site
highway works have
been completed:
The formation of the access to the site and
the closure of the access to the cricket club.
Alterations to Larges Lane to form a layby to
relocate on street parking opposite the site
entrance.
Improved street lighting along the footway
adjacent to the site on Larges Lane from the site to its junction
with A329 London Road
REASON: In the interests of highway
safety.
[Relevant Policies: BFBLP M4, Core Strategy
CS24]
23.
No development shall take place
until the applicant or their agents or successors in
title have secured the
implementation of a programme of archaeological work in
accordance with a
written scheme of investigation, which has been submitted by the
applicant
and approved by the Local Planning Authority. The programme of
archaeological work shall provide
for:
a) a programme of exploratory archaeological
evaluation prior to the commencement of
development
b) further archaeological investigation prior to
the commencement of development of any
areas of archaeological
interest identified by the exploratory archaeological
evaluation
c) post-investigation analysis reporting and
publication commensurate with the
significance of the archaeological results.
This part of the condition may not be discharged
until the full programme of archaeological work has been
satisfactorily completed. The development shall only take place in
accordance with the detailed scheme approved pursuant to this
condition.
REASON:The site lies within an area of high
archaeological potential. The
condition will ensure that any archaeological remains
within the site are adequately investigated and recorded in order
to advance our understanding of the significance of
any buried remains to be lost and in the
interest of protecting the archaeological heritage
of the Borough.
24. No development
shall take place
until Community Use Agreements prepared
in consultation with Sport England have been submitted
to and approved in writing by the Local Planning Authority,
and a copy of the completed approved agreements have been
provided to the Local Planning Authority. The
agreements shall apply to the enhanced facilities for football
detailed in the submitted document Bracknell Town FC &
Sandhurst Town FC – an overview of our position by the SB
Group and shall include details of
pricing
policy, hours of use, access by community users, management
responsibilities and a mechanism for review. The
Community Use Agreements shall be retained, and access
provided to the facilities in strict compliance with the approved
agreements.
Reason: To secure well managed safe community access
to the sports facility/facilities,
to ensure
sufficient benefit to the development of sport and to accord with
Development Plan Policy.
25. No development
shall take place
until evidence has been submitted and
agreed in writing by the
Local Planning Authority that all the works permitted at the
Sandhurst Town FC site at Sandhurst Memorial
Park, Yorktown Road, Sandhurst under application
19/01085/FUL have been legally and fully
completed in accordance with the approved
plans.
Reason: To ensure sufficient benefit to the
development of sport and to accord with
Development Plan Policy.
26. The
development hereby permitted shall secure Biodiversity Net Gain in
line with, or
better than, the submitted Biodiversity Net Gain Assessment
Report prepared by Applied Ecology
(AEL1756_v1.0_20210705).
REASON: In the
interests of nature conservation
[Relevant
Plans and Policies: Core Strategy DPD CS1, CS7]
27. The development hereby
permitted shall not be occupied until biodiversity
enhancements including
swift boxes and other features for wildlife around the site have
been provided in accordance with a Biodiversity Enhancement
Plan that has been submitted to and approved by the
Local Planning Authority.
REASON: In the
interests of nature conservation
[Relevant
Plans and Policies: Core Strategy DPD CS1, CS7]
28. No part of the development
shall be occupied until details of a refuse management
plan have been submitted to
and approved in writing by the Local Planning Authority. The
development shall thereafter be operated in accordance with the
approved details.
REASON: To ensure the provision of satisfactory
waste storage facilities in the interests of
amenity. [Relevant Policy: Relevant Policy: Core Strategy DPD
CS13]
29. Development of Block A
shall not commence until details of the footpath to the
north of the block have been submitted to
and approved in writing by the Local Planning
Authority. The
submitted details should include full details of the construction
of this pedestrian
route including retaining walls or other structures and levels
along its length, together with
connections with adjoining pedestrian routes within and beyond the
site in order to ensure that this route provides an accessible
pedestrian link to the cricket club.
REASON: To achieve accessibility and in the
interests of the amenities of the area.
Informative:
01. Notwithstanding the
wording of 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.
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).
