1.
SUMMARY
1.1 The
proposal is for the erection of a 2no. 3-bedroom dwellings within
land currently forming the rear garden of 78 College Road, College
Town, Sandhurst.
1.2 The
proposed development relates to a site within the settlement
boundary and is therefore acceptable in principle. The proposal
would result in a net increase of 1 no. dwelling to contribute to
Bracknell Forest Council’s housing supply.
1.3 The
proposal would not adversely impact upon the character and
appearance of the surrounding area. The proposal would not
adversely affect the residential amenities of neighbouring
occupiers and acceptable living conditions would be provided for
future occupiers of the proposed dwellings. There would be no
adverse highway safety implications.
1.4 The site
is located between 400m and 5km from the boundary of the SPA and is
therefore likely to have an adverse effect on the SPA, unless it is
carried out together with appropriate avoidance and mitigation
measures which can be secured through a legal agreement pursuant to
section 106 of the Town and Country Planning Act 1990.
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RECOMMENDATION
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Planning Permission be
granted subject to the conditions in Section 11 of this report and
the completion of a section 106 agreement relating to mitigation
measures for the SPA.
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2.
REASON FOR REPORTING APPLICATION TO THE PLANNING
COMMITTEE
2.1 The
application is being reported to the Planning Committee as it has
received more than 5 objections and is recommended for approval.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within a defined
settlement boundary
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Within 5km of
the Thames Basin Heath SPA
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Within Area E of the Sandhurst Study Area
(Character Area Assessments SPD)
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TPO 296 within and around site
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3.1 The
application site consists of a plot sited between the rear gardens
of 76 and 80 College Road, backing onto the rear gardens of 78A
& 78B College Road, and facing 22 The Breech, and the parking
area serving 19-21 The Breech.
4.
RELEVANT SITE HISTORY
4.1 The most
recent applications relating to the site are:
18/01225/FUL (affects 78A
& 78B College Road)
Erection of 2 No. semi
detached houses following the demolition of existing dwelling.
Approved 2020
5.
THE PROPOSAL
5.1 The
proposed scheme consists of the erection of 2no. 3-bedroom
dwellings. It is proposed to form a new vehicular access and
driveway to serve the properties from The Breech, Sandhurst.
5.2 The
proposed dwellings would be semi-detached. They would include 3no.
bedrooms at first floor, and lofts. The dwellings would have a
pitched roof when viewed from The Breech, with a projecting gable
feature to the rear.
5.3 The
driveway would accommodate 4 parking spaces in total (2 for each
dwelling).
6.
REPRESENTATIONS RECEIVED
Sandhurst Town
Council
6.1 No
objection received.
Other
Representations
6.2 Letters of
objection were received from the occupiers of six neighbouring
dwellings raising the following concerns:
(i)
The scheme would provide insufficient parking, resulting in
additional on street parking
(ii)
The creation of an access to The Breech will cause highway safety
issues
(iii)
The proposal is out of keeping with the character of the area
(iv)
Overlooking concerns
(v)
Overshadowing concerns
(vi)
Additional dwellings will put pressure on the drainage system
(vii)
Additional dwellings and access would impact the quiet character of
The Breech
(viii)
Adverse impacts during the construction process
(ix)
Adverse impact on biodiversity and landscape character due to the
clearing of the site
7.
SUMMARY OF CONSULTATIONS RESPONSES
Biodiversity
Officer
7.1 No
objection
Tree Officer
7.2 No
objection
Highway Officer
7.3 No
objection
8.
MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO DECISION
8.1 The key
policies and guidance applying to the site and the associated
policies are:
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Development Plan
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NPPF
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General
policies
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CP1 of SALP, CS1
& CS2 of CSDPD
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Consistent
(except for CP1 of SALP which is not wholly consistent)
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Design
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CS7 of CSDPD,
Saved policy EN20 of BFBLP
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Consistent
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Housing
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CS15 of the
CSDPD
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Out of date but
not used for decision making on individual planning
applications
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Parking
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Saved policy M9
of BFBLP
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Consistent
NPPF refers to
LA’s setting their own parking standards for residential
development, this policy is considered to be consistent.
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Transport
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CS23 of
CSDPD
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Consistent
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Sustainability
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CS10 & CS12
of CSDPD
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Consistent
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SPA
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SEP Saved Policy
NRM6, CS14 of CSDPD
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Consistent
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Trees,
biodiversity and landscaping
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Saved policies
EN1, EN2 and EN3 of BFBLP, CS1 of CSDPD.
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Consistent
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Supplementary Planning
Documents (SPD)
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Thames Basin
Heath Special Protection Area (SPD)
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Design SPD
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Parking
standards SPD
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Character Area
Assessments SPD
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Other publications
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National
Planning Policy Framework (NPPF) and National Planning Policy
Guidance (NPPG)
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CIL Charging
Schedule
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9.
PLANNING CONSIDERATIONS
9.1 The key
issues for consideration are:
i.
Principle of development
ii.
Impact on character and appearance of surrounding area
iii.
Impact on residential amenity
iv.
Impact on highway safety
v.
Biodiversity
vi.
Trees
vii.
Drainage
viii.
Sustainability
ix.
Thames Basin Heath SPA
x.
Community Infrastructure Levy (CIL)
xi.
Other considerations
i.
Principle of Development
9.2 Section
38(6) of the Planning and Compulsory Purchase Act 2004 requires
that applications for planning permission must be determined in
accordance with the development plan, unless material
considerations indicate otherwise, which is supported by the NPPF
(paras. 2 and 12). Policy CS2 of the CSDPD states that development
will be permitted within defined settlements. This is provided that
the development is consistent with the character, accessibility and
provision of infrastructure and services within that settlement.
The above policy is considered to be consistent with the NPPF, and
as a consequence is considered to carry significant weight.
9.3 The site
is located in a residential area that is within a defined
settlement on the Bracknell Forest Borough Policies Map (2013). As
a result, the proposed development is considered acceptable in
principle, subject to no adverse impact on the amenity of the
neighbouring occupiers, upon the character and appearance of the
area, trees, biodiversity etc.
ii.
Impact on Character and Appearance of Surrounding Area
9.4 CSDPD
Policy CS7 states that development will be permitted which builds
upon the local character of the area, provides safe communities and
enhances the local landscape where possible. BFBLP 'Saved' Policy
EN20 states that development should be in sympathy with the
appearance and character of the local area. It further states that
the design of the development should promote local character and a
sense of local identity.
9.5 The
Sandhurst Study Area E (College Town) of the Character Area
Assessments SPD sets out, in summary, that the character area is
defined by its distinct street and plot pattern and is
distinguished by its long straight roads. The following relevant
recommendations are set out in the SPD:
o Small infill development
and redevelopment of individual plots may not be
detrimental to the
character of this area;
o Infill development should
be in character and set out around an orthogonal street
pattern (i.e. not designed
around typical highways requirements);
o Along the street frontage
plots should be developed separately for housing;
o Road frontage treatment
should be enhanced;
o The road alignment and
dominance of plot pattern should be maintained.
9.6 The
proposal is for the erection of a pair of semi-detached properties
fronting onto The Breech. The properties would be located in
between the rear gardens of 76 and 80 College Road. However,
residential properties on The Breech would face onto the
application site and can be found further along The Breech. Given
the residential character of The Breech, it is not considered the
introduction of a new pair of semi-detached dwellings would appear
incongruous.
9.7 The Breech
is characterised by terraced dwellings, linked by garages; however,
examples of semi-detached dwellings can be found. It is therefore
considered that a pair of semi-detached dwellings would not be
inappropriate. The proposed dwellings would be set back from the
building line established by 6-9 The Breech; however, given the
separation between the application site and these properties the
set back would not appear sufficiently out of keeping to warrant
refusal.
9.8 The
proposed dwellings would have a height of approximately 8.4 metres
and a total width of 10.5 metres. While this is approximately 0.3
metres taller than the nearest property, 6 The Breech, this is
comparable in height and width to the neighbouring buildings on The
Breech (e.g. 30 & 31 The Breech). Given the modest increase in
height, and the separation distance of approximately 10 metres
between the properties, it is not considered that the taller
buildings would appear incongruous. The design of the buildings
would be similar in appearance to those found on The Breech, with
pitched roofs and bays windows. It is recommended that details of
materials are required by planning condition to ensure a
complementary material palette.
9.9 A
Landscaping Scheme will be required by planning condition to ensure
suitable soft and hard landscaping to complement the application
site and surrounding area.
9.10
The proposals are in keeping with the surrounding residential
development in terms of
plot pattern and design, in
line with the Character Area SPD. It is therefore considered that,
subject to the proposed condition, the development would not result
in an adverse impact on the character and appearance of the area
and would be in accordance with CSDPD Policy CS7, BFBLP 'Saved'
Policy EN20 or the NPPF.
iii.
Residential Amenity
9.11
‘Saved’ policy EN20 of the BFBLP states that
development will not adversely affect the amenity of surrounding
properties and adjoining area. Paragraph 130 of the NPPF states
that the Local Planning Authority should ensure high quality
amenity for all existing and future occupants.
Overlooking
9.12
The Design SPD recommends a rear garden depth of at least 10
metres, with a separation distance of at least 22 metres between
back to back properties. The proposed gardens would have a depth of
approximately 12 metres, and there would be a separation distance
of 22 metres to the dwellings to the north-west of the application
site (78A & B) approved under planning permission 18/01225/FUL.
As such, it is not considered that the proposal would result in
unacceptable overlooking to the rear.
9.13
There would be an oblique view from the rear windows to the gardens
of 76 and 80 College Road. Given this oblique angle, and that the
proposed dwellings would be sited at least 22 metres from 76 and 80
College Road, it is not considered that the level of overlooking
would be sufficient to warrant a refusal.
9.14
The Design SPD recommends garden depth of at least 15 metres for
second floor windows. As this separation distance cannot be
achieved it is recommended that any second floor rear windows or
other openings are restricted by condition.
9.15
It is recommended that the proposed upper storey side windows are
restricted by condition to avoid adverse overlooking into the rear
gardens of the neighbouring properties.
9.16
The Streetscene SPD recommends a separation distance of 12m –
18m between the front elevations of properties across a standard
urban street. There would be a separation distance of approximately
22 metres from the front elevation of the proposed dwellings to the
front boundaries of the facing properties. This separation distance
is considered sufficient to avoid adverse overlooking from the
front elevation.
Overbearing
9.17
The proposed dwellings would be sited approximately 8 metres from
the side garden boundary of 6 The Breech. Between the application
site and 6 The Breech is the rear garden of 80 College Road. Given
the separation distance and the intervening garden, it is not
considered the proposed dwellings would have an unduly overbearing
impact on the occupants of 6 The Breech.
9.18
Due to the separation distance between the proposed dwellings and
the other properties on The Breech and College Road it is not
considered the proposed development would have an unduly
overbearing impact on the occupants of these properties.
Overshadowing
9.19
The BRE SLPDS is used as a guideline for assessing potential loss
of light and the acceptable levels of loss to light to the primary
source of light of a habitable room.
9.20
For a window perpendicular to a new development a 25 degree line is
drawn on the vertical plane from the centre of the affected towards
the proposed development. If this line intersects the proposed
development it is considered that the development would result in
an adverse impact on the property with regards to loss of
light.
9.21
For a window parallel to a new development a 45 degree line is
drawn on the vertical plane from (in the case of a pitched roof)
the midpoint of the roof towards this window. Then a 45 degree line
is drawn on the horizontal plane from the end of the extension
towards the window wall. If the centre of the window lies on the
extension side of both of these 45 degree lines, it would be
considered that the development would result in an adverse impact
on the property with regards to loss of light.
9.22 A
loss of light assessment as set out above was undertaken for the
windows serving habitable rooms on 6 The Breech and it was
determined there would not be a significant impact on the levels of
daylight and sunlight to the dwelling. As 6 The Breech is the
closest dwelling to the proposed development, it can be determined
the proposed development would not adversely the other surrounding
properties by reason of overshadowing or loss of light.
9.23
The BRE SLPDS advises that the centre point of outdoor spaces
receive at least 2 hours of light on 21st March. An assessment
using BRE SLPDS guidance has been undertaken, and it has been
determined that the proposal would not significantly impact the
levels of daylight enjoyed by the neighbouring gardens over and
above the recommended levels.
9.24
It is therefore considered that the development would not result in
an adverse impact on the amenity of neighbouring properties, in
accordance with BFBLP 'Saved' Policy EN20 and the NPPF, subject to
the recommended condition.
iv.
Highways
9.25
'Saved' policy M9 of the BFBLP ensures that development provides
satisfactory parking provision. A further material consideration
for parking provision is provided in Bracknell Forest Council's
adopted Parking Standards SPD. The NPPF advises that development
should only be prevented or refused on highways grounds if there
would be an unacceptable impact on highway safety, or the residual
cumulative impacts on the road network would be severe.
9.26
Two car parking spaces are proposed for each of the two 3-bedroom
dwellings, with a 0.9m pedestrian route between, compliant with the
Parking Standards SPD (March 2016). No details of cycle parking
have been provided, but this can be dealt with by condition.
9.27
Sufficient space for waste and recycling bin storage can be
accommodated on site. It is recommended that a scheme is provided
by planning condition prior to the occupation of the dwellings.
v.
Biodiversity
9.28
Policy CS1 of the CSDPD states that development will be permitted
which protects and enhances the quality of natural resources
including biodiversity. Policy CS7 of the CSDPD states that
development proposals will be permitted which promote biodiversity.
These policies are considered to be consistent with the NPPF which
states that the planning system should contribute to, and enhance,
the natural and local environment by minimising impacts on
biodiversity.
9.29
The application site has been reviewed by the Council’s
Biodiversity Officer, who is satisfied that the proposed scheme
would not have a significant impact on existing wildlife. A
biodiversity enhancement scheme will be required by condition.
vi.
Trees
9.30
‘Saved’ policy EN1 of the BFBLP states that planning
permission will not be granted for development which would result
in the destruction of trees and hedgerows. Trees and hedgerows are
important to the retention of the character and appearance of the
landscape or townscape of the area. Paragraph 131 of the NPPF
states that trees make an important contribution to the character
and quality of urban environments. It goes on to state that
planning decisions should ensure that existing trees are retained
wherever possible.
9.31 A
Tree Protection Plan was submitted with this application which has
been reviewed by Bracknell Forest Council’s Tree Service and
is considered suitable. The protection details would be secured by
condition.
vii.
Drainage
9.32
CSDPD Policy CS1 states that development shall protect and enhance
the quality of natural resources including water. This is
consistent with the NPPF paragraphs 167 and 165 which state that
decision makers should ensure flood risk is not increased elsewhere
when determining planning applications, and that, where
appropriate, applications should be supported by flood risk
assessments and incorporate sustainable drainage systems
(SuDS).
9.33
The proposed development is located within Flood Zone 1 and is
therefore unlikely to result in adverse surface flooding. A
condition requiring the proposal to be SUDS compliant is
recommended.
viii.
Sustainability
9.34
CSDPD Policy CS10 requires the submission of a Sustainability
Statement demonstrating how the proposals meet current best
practice standards, covering water efficiency aimed at achieving an
average water use in new dwellings of 110 litres/person/day. CSDPD
Policy CS12 requires the submission of an Energy Demand Assessment
demonstrating how 10% of the development's energy requirements will
be met from on-site renewable energy generation.
9.35
It is recommended that these documents are required by
condition.
ix.
Thames Basin Heaths SPA
9.36
Bracknell Forest Council, in consultation with Natural England, has
formed the view that any net increase in residential development
between 400m and 5km straight-line distance from the Thames Basin
Heath Special Protection Area (TBH SPA) along with any larger
developments comprising over 50 net new dwellings within the 5 -
7km zone is likely to have a significant effect on the integrity of
the TBH SPA, either alone or in-combination with other plans or
projects.
9.37
This site is located within the 400m –
5km Thames Basin Heaths Special Protection Area (TBH SPA)
buffer zone and is therefore likely to have an adverse effect on
the SPA, unless it is carried out together with appropriate
avoidance and mitigation measures.
9.38
On commencement of the development, contributions (calculated on a
per-bedroom basis) are to be paid to Bracknell Forest Council
towards the cost of measures to avoid and mitigate against the
effect upon the TBH SPA, as set out in Bracknell Forest Council's
Thames Basin Heaths Special Protection Area Supplementary Planning
Document (SPD) (April 2018)
9.39
The strategy is for relevant developments to make financial
contributions towards the provision of Suitable Alternative Natural
Greenspaces (SANGs) in perpetuity as an alternative recreational
location to the TBH SPA and financial contributions towards
Strategic Access Management and Monitoring (SAMM) measures.
Bracknell Forest Council will also make a contribution
towards SANG enhancement works through Community Infrastructure
Levy (CIL) payments whether or not this development is liable to
CIL.
9.40 In this instance, the development would result in
a net increase of two x 3-bedroom dwellings within the 400m –
5km TBH SPA buffer zone which results in a total SANG contribution
of £12,224.
9.41 The development is required to make a contribution
towards Strategic Access Management and Monitoring (SAMM) of
£1,798 which is also calculated on a per bedroom
basis.
9.42 The total SPA related financial contribution for
this proposal is £14,022. The applicant must agree to
enter into a S106 agreement to secure these contributions and a
restriction on the occupation of any dwellings until the Council
has confirmed that enhancement works to a SANG have been completed.
Subject to the completion of the S106 agreement, the proposal would
not lead to an adverse effect on the integrity of the SPA and would
comply with South East Plan saved Policy NRM6, saved policy EN3 of
the Bracknell Forest Borough Local Plan (2002), Policy CS14 of the
Core Strategy Development Plan Document (2008), the Thames Basin
Heaths Special Protection Area Supplementary Planning Document and
the National Planning Policy Framework.
x.
Community Infrastructure Levy (CIL)
9.43
Bracknell Forest Council introduced charging for its
Community Infrastructure Levy (CIL) on 6th April 2015. CIL is
applied as a charge on each square metre of new development. The
amount payable varies depending on the location of the development
within the Borough and the type of development.
9.44
CIL applies to any new build (except outline applications and
some reserved matters applications that leave some reserved matters
still to be submitted) including those that involve the creation of
additional dwellings.
9.45
The development is CIL liable in accordance with Bracknell Forest
Council's CIL charging schedule as the proposal results in a net
increase of two dwellings.
10.
CONCLUSIONS
10.1
It is considered that the development would be acceptable in
principle due to being located within the settlement boundary. It
would not result in an adverse impact on the character and
appearance of the surrounding area or, highway safety,
biodiversity, trees nor would the development result in a
detrimental impact on the residential amenity of the neighbouring
properties or future occupiers. It is therefore considered that the
proposed development complies with 'Saved' policies EN1, EN20 and
M9 of the BFBLP and Policies CS1, CS2, CS7, CS10 and CS12 of the
CSDPD.
10.2
Relevant conditions will be imposed in relation to landscaping,
biodiversity, highway safety, drainage, contaminated land and
sustainability.
10.3 A
s106 agreement is required to secure contributions for SPA
mitigation and the scheme is CIL liable.
11.
RECOMMENDATION
11.1
Following the completion of a legal agreement pursuant to Section
106 of the Town and Country Planning Act 1990 to secure planning
obligations relating to the following measures:
-
Avoidance and mitigation of the impact of residential development
upon the Thames Basin Heaths Special Protection Area (SPA);
that the application be
APPROVED subject to the following conditions amended, added
to or deleted as necessary:
01. The
development hereby permitted shall be begun before the expiration
of three years from the date of this permission.
REASON: To comply
with Section 91 of the Town and Country Planning Act 1990.
02. The development hereby
permitted shall be carried out only in accordance with the
following approved plans and other submitted details:
Received 09.06.21:
Proposed House Plans
(B/03)
Proposed Elevations
(B/04)
Received 26.07.21:
Location Plan (B/01)
Block Layout Plan Proposed
(B/02A)
REASON: To ensure that the
development is carried out only as approved by the Local Planning
Authority.
03. No
works to the development hereby permitted shall take place until
details of the materials to be used in the construction of the
external surfaces have been submitted to and approved in writing by
the Local Planning Authority. The works shall be carried out
in accordance with the approved details.
REASON: In the interests of
the visual amenities of the area.
[Relevant Policies: BFBLP
EN20, Core Strategy DPD CS7]
04.
Notwithstanding what is shown on the approved plans, the first
floor side windows on the development hereby permitted shall not be
glazed at any time other than with a minimum of Pilkington Level 3
obscure glass (or equivalent) unless the parts of the window which
are clear glazed are more than 1.7 metres above the floor of the
room in which the window is installed. They shall at all
times be non-opening unless the parts of the window which can be
opened are more than 1.7 metres above the floor of the room in
which the window is installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
05.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) (England) Order 2015 (or any Order
revoking and re-enacting that Order with or without modification)
no additional windows, similar openings or enlargement thereof
shall be constructed at first floor level or above in the side
elevations of the development hereby permitted except for any which
may be shown on the approved drawing(s), unless they are glazed
with a minimum of Pilkington Level 3 obscure glass (or equivalent)
and fixed shut, or the parts of the window, opening or enlargement
which are clear glazed and/or openable are more than 1.7 metres
above the floor of the room in which it is installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
06.
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) (England) Order 2015 (or any Order
revoking and re-enacting that Order with or without modification)
no additional windows, similar openings or enlargement thereof
shall be constructed at second floor level or above in the rear
elevations of the development hereby permitted except for any which
may be shown on the approved drawing(s), unless they are glazed
with a minimum of Pilkington Level 3 obscure glass (or equivalent)
and fixed shut, or the parts of the window, opening or enlargement
which are clear glazed and/or openable are more than 1.7 metres
above the floor of the room in which it is installed.
REASON: To prevent the
overlooking of neighbouring properties.
[Relevant Policies: BFBLP
EN20]
07. The
development shall not be occupied until the associated vehicle
parking for 4 cars,
with 2 car parking spaces
for each of the new dwellings, has been surfaced and provided in
accordance with the approved drawing. The spaces shall thereafter
be kept available for parking 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]
08. No
development shall take place until a scheme has been submitted to
and approved in writing by the Local Planning Authority for covered
and secure cycle parking facilities providing 1 covered and secure
cycle parking space per bedroom in each dwelling. The dwellings
shall not be occupied until the approved scheme has been
implemented. The facilities shall be retained as such
thereafter.
REASON: In the interests of
accessibility of the development to cyclists.
[Relevant Policies: BFBLP
M9, Core Strategy DPD CS23]
09. The
dwellings hereby approved shall not be occupied until a scheme for
suitable waste and recycling bin storage has been submitted to and
approved in writing by the Local Planning Authority. The bin
storage shall be provided prior to the occupation of any
dwellings.
REASON: In the interest of
the amenities of the area.
10. Prior
to the commencement of development, including any initial
clearance, a scheme for the protection of the trees and other
vegetation on site shall be submitted to and approved in writing by
the Local Planning Authority which includes the following
information:
-
Incorporation of a ‘wood-mulch mat’ into the Tree
Protection Plan that covers the area between the tree T1 and
proposed driveway & path.
-
Confirmation by plan submission (e.g. the Tree Protection Plan)
where the service route would be installed to avoid the RPAs of
protected trees (T1 and T6); with subsequent phased installation of
protective fencing and any other measures cited in the
Arboricultural Report.
-
Indication that the area directly in front of the two units and the
proposed pathway be retained as soft-landscaping area (Reason
– to reduce adverse impact on RPA of T1). This area
should be retained as soft-landscaping area for the foreseeable
future.
-
Include details of specific ground protection measures for the RPA
of T1
-
Include details of areas designated for material storage and site
office and welfare facilities in plan form for the approval of the
Planning Authority.
An updated Tree Protection
Plan and Arboricultural Report should be submitted incorporating
this scheme. Thereafter all approved
tree/vegetation protection measures shall be erected in accordance
with BS 5837:2012 (or any subsequent revision) Section 6
prior to the commencement of development, including any initial
clearance, and shall be maintained fully intact and (in the case of the fencing) upright until the
completion of all building operations on the site.
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. The
development shall not be begun until a scheme depicting hard and
soft landscaping has been submitted to and approved in writing by
the Local Planning Authority. The scheme shall include a 3 year
post planting maintenance schedule. All planting comprised in the
soft landscaping works shall be carried out and completed in full
accordance with the approved scheme, in the nearest planting season
(1st October to 31st March inclusive) to the completion of the
development or prior to the parking spaces being brought into use,
whichever is sooner. All hard landscaping works shall be carried
and completed prior to the parking spaces being brought into use.
As a minimum, the quality of all hard and soft landscape works
shall be carried out in accordance with British Standard 4428:1989
'Code Of practice For General Landscape Operations' or any
subsequent revision. All trees and other plants included within the
approved details shall be healthy, well-formed specimens of a
minimum quality that is compatible with British Standard 3936:1992
(Part 1) 'Specifications For Trees & Shrubs' and British
Standard 4043 (where applicable) or any subsequent revision.
Any trees or other plants which within a period of 5 years from the
completion of the development, die, are removed, uprooted, are
significantly damaged, become diseased or deformed, shall be
replaced during the nearest planting season (1st October to 31st
March inclusive) with others of the same size, species and quality
as approved.
REASON: In the interests of
good landscape design and the visual amenity of the area.
[Core Strategy DPD CS7,
BFBLP 'Saved' Policies EN2 and EN20]
12. The
development shall not be begun until a scheme for the provision of
biodiversity enhancements (not mitigation), including a plan or
drawing showing the location of these enhancements, has been
submitted to and approved in writing by the Local Planning
Authority.
The approved scheme shall
be performed, observed and complied with.
REASON: In the interests of
ecological conservation.
13. No
construction works shall take place until details showing the
finished floor levels of the dwellings hereby approved in relation
to a fixed datum point have been submitted to and approved in
writing by the Local Planning Authority. The development shall be
carried out in accordance with the approved details.
REASON: In the interests of
the character of the area.
[Relevant Policies: BFBLP
EN20, Core Strategy DPD CS7]
14. The
development hereby permitted shall not be begun until details of a
scheme (Working Method Statement) to control the environmental
effects of construction work has been submitted to and approved in
writing by the Local Planning Authority. The scheme shall
include:
(i) specifications of
control of noise arrangements for construction.
(ii) methodology of
controlling dust, smell and other effluvia
(iii) site security
arrangements including hoardings
(iv) construction
methodology
(v) hours during the
construction and demolition phase, when delivery vehicles or
vehicles taking materials are allowed to enter or leave the
site.
The development shall be
carried out in accordance with the approved scheme.
REASON: In the interests of
the amenities of the area.
15. No
dwelling shall be occupied 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 as such
thereafter.
REASON: In the interests of
sustainability and the efficient use of resources.
[Relevant Policy: Core
Strategy DPD CS10]
16. No
construction works shall take place until an Energy Demand
Assessment demonstrating that at least 10% of the development's
energy will be provided from on-site renewable energy production,
has been submitted to and approved in writing by the Local Planning
Authority. The dwelling as constructed shall be carried out in
accordance with the approved assessment and retained as such
thereafter.
REASON: In the interests of
sustainability and the efficient use of resources.
[Relevant Policy: Core
Strategy DPD CS12]
17. The
development shall incorporate surface water drainage that is SuDS
compliant and in accordance with DEFRA "Sustainable Drainage
Systems – Non statutory technical standards for sustainable
drainage systems" (March 2015). It shall be operated and maintained
as such thereafter.
REASON: To prevent
increased risk of flooding, to improve and protect water quality
and ensure future maintenance of the surface water drainage
scheme.
[Relevant Policies: CSDPD
CS1, BFBLP EN25]
18. The
development hereby permitted shall not be begun until details of a
scheme of walls, fences and any other means of enclosure has been
submitted to and approved in writing by the Local Planning
Authority. The approved scheme shall be implemented in full
before the occupation of any of the dwellings approved in this
permission.
REASON:
- In the interests of the visual amenities of the area.
[Relevant Plans and Policies: BFBLP EN20, Core Strategy DPD
CS7]
Informatives
1.
The Local Planning Authority has acted positively and proactively
in determining this application by assessing the proposal against
all material considerations, including planning policies and any
representations that may have been received and subsequently
determining to grant planning permission in accordance with the
presumption in favour of sustainable development, as set out within
the National Planning Policy Framework.
2.
Although they must be complied
with, no details are required to be submitted in relation to the
following conditions:
1. Commencement
2. Approved Plans
4. Side Windows
5. Future side windows
6. Rear windows
7. Vehicle parking
17. Suds
The applicant is advised that the following conditions
require discharging prior to the commencement/occupation of
development:
3. Materials
8. Cycle parking
9. Bin storage
10. Tree protection
11. Landscaping scheme
12. Biodiversity enhancement scheme
13. Finished floor levels
14. Working method statement
15. Sustainability statement
16. Energy demand assessment
18. Means of enclosure
In the
event of the S106 agreement not being completed by 30 November
2022, the Assistant Director: Planning be authorised to either
extend the period further or refuse the application on the grounds
of:
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).
