OFFICER
REPORT
1.
SUMMARY
1.1
This application is for an extension to provide
an additional floor to the existing building, together with an
extension at the second floor, to create a further six residential
units. The building below is in an existing residential use,
providing 40 flats, which was permitted under prior approval
consent 17/00562/PAC. The application is considered to be
acceptable in terms of heritage, impact upon amenities, parking and
design and appearance.
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RECOMMENDATION
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That the Assistant Director: Planning grant
planning permission subject to the conditions in Section 11 of this
report and subject to a S106 to secure SPA mitigation.
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2. REASONS FOR REPORTING APPLICATION TO
COMMITTEE
2.1 The application is before the committee
due to the number of objections received.
3. PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Within Town Centre
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Within Settlement Boundary
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Within Setting of Listed Buildings
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Within 5km of SPA
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3.1 The application site relates to a block of 40 flats located
within Bracknell Town Centre.
3.2 The site is surrounded by 3 x Grade II Listed Buildings;
Whynscar House and The Old Manor Public House to the north and Holy
Trinity Church to the south. The Ringway lies to the west and
Church Road to the east. Bracknell and Wokingham College lies to
the east.
3.3 The buildings surrounding the site are generally in office use
with some residential, commercial and ecclesiastical uses.
4. RELEVANT SITE HISTORY
17/00562/PAC
Application for Prior Approval for the change of use of from
offices (Class B1) to 40 no. residential units (Class C3)
comprising 34no. 1 bedroom, 5 no. 2 bedroom and 1no. studio
apartments. Granted 19.07.2017
17/00683/FUL Installation of replacement windows. Approved
17.08.2017
17/00707/FUL Proposed external alterations to building including
cladding, painted brickwork and changes to windows. Approved
20.09.2017
17/00816/FUL Provision of 6 additional car parking spaces. Approved
20.09.2017
17/01374/NMA Non Material Amendment to alter entrance layout for
planning permission Approved 01.02.2018
5. THE PROPOSAL
5.1 Planning
permission is sought for an additional floor to be erected above
the current residential building, and an extension at the second
floor, to create an additional 4 x 2 bed flats and 2 x 1 bed flats
(6 in total).
5.2 The existing
building is varied in its height but is generally between 11m in
height at its lowest point and 16.5m in height at its highest
point. This lower height would increase to around 14m, with the
highest point remaining the same under this proposal. The second
floor extension will create a new floor above an existing bin store
element to the rear of the building.
5.3 The existing
building is constructed with red brick. The proposed roof extension
would be constructed using a grey metallic standing seam structure.
The extension above the bin store would be constructed from red
brick.
5.4 The carpark
has 37 parking spaces in total. The application site is currently
served by 29 parking spaces and does not propose any changes to the
carpark or land surrounding the building. The remaining 8 parking
spaces within the carpark are used by the Holy Trinity Church.
6. REPRESENTATIONS RECEIVED
Bracknell
Town Council
6.1 Recommend refusal
1) Overdevelopment of this building taking it completely out of
character with the old heritage buildings surrounding it, The Holy
Trinity Church on one side and The Old Manor on the other.
2) Increased traffic congestion there is already proof of parking
issues the spaces reserved for the Holy Trinity Church are
regularly used for considerable lengths of time by visitors or
trades persons to Abbey House adding more residential units will
just exacerbate this problem. Referring to Bracknell Town
Neighbourhood Plan Policy HO4 and Bracknell Forest Parking
Standards are already not being met
The Bracknell Forest Society
6.2 Raises concern regarding the following matters:
1) Existing car parking problems
2) No additional parking provision
3) Parking demand
4) Inadequacy of
parking standards
Other
representations:
6.3 7
objections have been received on the following grounds:
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Parking for Holy Trinity Church currently used by Abbey House flat
owners, their visitors and tradespeople. This will increase after
extension.
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Parking unavailable for Holy Trinity Church use.
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Building work and disruption to Holy Trinity Church during the
construction.
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Shortfall of parking across the development.
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Highway safety issue with vans parking across the access.
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Affects the amenity of The Church.
7. SUMMARY OF CONSULTATION
RESPONSES
SPA
7.1 Seeks
further contributions to mitigate the impact upon the SPA. This
should be secured by S106.
Highways
7.2 No objections subject to conditions.
Waste
7.3 No
additional bins are required or changes to the current bin store to
accommodate the additional 6 units.
Heritage Consultant
7.4 No objections subject to conditions.
Environmental Health
7.5 Recommend conditions to secure a noise assessment and
mitigation to minimise noise from external noise sources and hours
of work to protect existing residents.
Biodiversity
7.6 Due to the flat roof design of this building and its
highly urban location there are no notable ecological issues with
the application. There are some surrounding trees that provide a
green thread that runs north to south along Church Road which is
identified in the Green Infrastructure study for its landscape and
amenity function so it should be conserved if possible (Officer
note: there are no changes proposed to the area surrounding the
building/trees).
8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION
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Development Plan Policy
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NPPF
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General
policies
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CS1 & CS2 of
CSDPD
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Consistent
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Town Centre
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CS3 of CSDPD, E1
of BFBLP, SALP Policy SA11
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Consistent
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Heritage
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CSDPD Policies CS1 & CS7
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Consistent
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Design
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CS7 of CSDPD,
EN1 and EN20 of BFBLP
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Consistent
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Parking
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CS23 of CSDPD,
M4 and M9 of BFBLP
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Consistent
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Highway
Safety
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CS23 and CS24 of
CSDPD, M9 of BFBLP
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Consistent
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Cycling and
pedestrians
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CS23 and CS24 of CSDPD, M6 of the BFBLP,
TC1 of the BNP
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Consistent
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Residential
Amenity
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EN20 and EN25 of
BFBLP, ENV2 of BNP
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Consistent
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Housing
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CS16, CS17 of
CSDPD, H5 of BFBLP, SA6 of SALP.
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Consistent
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Accessibility
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CS7 of CSDPD,
EN22 of BFBLP
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Consistent
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Biodiversity
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CS1(vii) and CS7
(iii) of CSDPD
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Consistent
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Sustainability
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CS10 and CS12 of
CSDPD
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Consistent
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Noise
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EN25 of
BFBLP
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Consistent
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SPA
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SEP NRM6,
CS14 of CSDPD and EN3 of BFBLP
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Consistent
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Supplementary Planning Documents (SPD)
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Design SPD
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Streetscene
SPD
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Parking
Standards SPD
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Thames Basin
Heaths Special Protection Area SPD
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Planning
Obligations 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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In addition, the Bracknell Town Neighbourhood Plan came into force
on 27 October 2021. The relevant policies from this which are
considered consistent with the NPPF are:
Policy HE2 Protection of the Settings of Heritage Assets
Policy HO4 Managing the Streetscape
Policy HO6 Buildings: Energy Efficiency and Generation
Policy HO8 Buildings: Good Quality Design
Policy EC6 Broadband
9. PLANNING CONSIDERATIONS
9.1 The key issues
for consideration are:
i Principle of development
ii Heritage
iii Design and Character of the area
iv Impact upon residential amenities
v Highway Implications
vi Thames Basin Heaths Special Protection Areas
vii Sustainability
viii CIL
i.
Principle of development
9.1 The application site is in a residential use following the
conversion of the previous office to residential use under prior
approval consent 17/00562/PAC.
9.2 Core Strategy Policy CS2 sets out a number of locational
principles for new development within Bracknell Forest, including a
sequence of allocation, directing development to the Town Centre
first, followed by previously developed and other land within
defined settlements. The site lies in the Town Centre, within a
defined settlement, and is previously developed land. Policy CS2
states that development will be permitted within defined
settlements and on allocated sites. The proposed development is
therefore in accordance with Policy CS2.
9.3 The site is situated within the town centre boundary where
policies, including BFBLP Policy E1, SALP Policy SA11, CSDPD Policy
CS3 allow residential development. These policies are consistent
with the NPPF. The principle of the development is therefore
considered acceptable.
ii.
Heritage
Listed Buildings and their settings
9.4 Surrounding the site are 3 x Grade II Listed Buildings. The Old
Manor House Public House, a mid 15th century building which has
been altered in the 16th, 17th, 19th and 20th centuries. Whynscar
House, now used as offices is a 17th century building, extended and
refaced in the 18th century and altered and extended in the late
20th century. Holy Trinity Church, the lychgate and section of the
boundary wall are all Grade II Listed.
Planning (Listed Buildings and Conservation Areas) Act
1990
9.5 Section 66(1) of the Planning (Listed Buildings and
Conservation Areas) Act 1990 (‘the Act’) states
that:
‘in considering whether to grant planning permission for
development which affects a listed building or its setting, the
local planning authority, or, as the case may be, the Secretary of
State shall have special regard to the desirability of preserving
the building or its setting or any features of special
architectural or historic interest which it possesses.’
9.6 Holy Trinity Church is an attractive and well-preserved parish
church of 1851, built in anticipation of Bracknell's rapid growth
in the mid-19th century. It contains a suite of good early
20th century fittings, as well as a number of stained-glass windows
by leading designers.
9.7 Whynscar House is built of part timber frame encased in brick,
and part brick in Flemish bond with some dark headers. It has an
old tile gabled roof. The building is part 2 storeys and an
attic.
9.8 The Old Manor House is a former hall house, now restaurant and
public house. Built in the early to mid-15th century and altered in
the 16th, 17th, 19th and 20th centuries. There are later
extensions on the north elevation. The building is part two/three
storeys, with an attic.
9.9 A number of visualisations have been supplied with the
application to show the proposals in relation to the existing
building. The existing building is a red-brick building built in a
form of hard engineering brick. The proposed extensions would use a
grey metallic standing seam structure which would, visually,
break-up the mass of the building and aesthetically enhance a
building which appears ‘unfinished’. The metal
stand-seam design together with its ‘set back’ from the
parapet edge, differentiates between the main building and the new
extension and gives a more completed appearance to the top
floor.
9.10 The proposed extension above the bin store has been designed
in a form which fits in with the existing overall design for the
building and is proposed to be constructed in red brick.
9.11 Due to the design and appearance of the proposed roof storey
extension and bin store extension the proposals are considered to
have a negligible effect on the settings of the Grade II Listed
Holy Trinity Church, its associated church yard walls, the Grade II
Whynscar House and the Grade II Old Manor House. In the absence of
the development causing any material harm to the significance of
adjacent heritage assets, approval of the development is considered
to be consistent with the statutory s66 duty in relation to the
desirability of preserving the setting of listed buildings.
iii Design and Character of the area
9.12 Policy CS7 deals with the design of new development and
expects proposals to build on the urban character, respecting
patterns of development and the historic environment. BFBLP Policy
EN20 (proviso i) requires development to be in sympathy with the
character and appearance of the local environment and appropriate
in scale, mass, design, materials, layout and siting, both in
itself and in relation to adjoining buildings, spaces and views.
These policies are consistent with Chapter 12 of the NPPF and are
therefore considered to have significant weight.
9.13 The site is located in the Town Centre and within the
immediate setting of the application site there are the three
listed buildings highlighted under the Heritage section of the
report (ii). The site is also located close to Bracknell and
Wokingham College to the east, which is an eight storey building, a
five storey car park to the west, a seven storey office building to
the south, and a five storey residential building to the north
west. The site is also dominated by an extensive area of hard
landscaped carparking, as well as main roads surrounding the
site.
North (Front Elevation)
South (Rear Elevation)
9.14 The proposal results in the extension of the existing
building, with a single storey extension on the roof of Abbey
House, which is set back from the front and rear façades of
the existing building, providing external terraces for the new
flats. A first floor extension is also proposed above the existing
bin store.
9.15 The main single storey extension, to the roof of Abbey House,
is constructed with metal cladding, with fenestration following the
existing building. The materials provide a contrast to the existing
building and due to its set back position, provides a subordinate
relationship with the existing building and a sympathetic
addition.
9.16 The extension above the bin store provides a single storey
element in matching red brick with the same proportions as the
existing building.
9.17 The overall scale, mass and design of the extensions are
considered to be sympathetic to the existing building and overall
character of the surrounding street scene. The application is
therefore considered to accord with CSDPD Policy CS7, CS9,
BFBLP 'Saved' Policies EN8, and EN20, the Design SPD, and the
NPPF.
iv. Impact upon residential amenities
9.18 Policy EN20 criterion (g) of the BFBLP stipulates that in
considering proposals, the amenity of surrounding properties should
not be adversely affected. The amenities of existing residents and
future occupiers is therefore a material consideration in
considering an application.
9.19 The site is surrounded by commercial and residential
properties to the east, north and west, and the Holy Trinity Church
to the south. The proposed development would not be located near to
any residential properties, with the closest properties Wynscar
House and Glaisher House directly opposite, being in office use and
set over 12m from the development. The second floor extension over
the bin store would be over 27m from Holy Trinity Church.
9.20 For future residents of the development, good lighting is
provided and south facing private amenity space has been provided
in the form of terraces.
9.21 The application has been supported by a Daylight, Sunlight and
Overshadowing Assessment. This assesses both the daylight and
sunlight impact to the surrounding developments, as well as
analysing the daylight and sunlight levels within the residential
spaces of the proposed scheme. This assessment identifies that the
proposed development will meet the requirements of the policies in
relation to daylight and sunlight for future residents and
surrounding properties.
9.22 Accordingly, the proposal is considered to preserve the
amenities of both existing and future occupiers and comply with
Policy EN20 (g) of the BFBLP.
v. Highway Implications
9.23 Abbey House is located on the eastern side of The Ring,
located within Bracknell Town centre. The site is within 650m
(circa 10-minute walk) of Bracknell town centre, Bus Station and
Train station which both provide frequent links to the wider area
including London Waterloo and Reading.
9.24 A Prior Approval application, 17/00562/PAC, was granted
approval in July 2017 for the change of use of the 1,830sqm office
building to provide 40 residential units, comprising 1 x studio, 34
x one-bedroom and 5 x two-bedroom units. The application involved
the removal of the mini roundabout within the car park and provided
a total of 24 car parking spaces to serve the 40 units which
equates to a ratio of 0.6 spaces per unit.
9.25 A full application,17/00816/FULL, was granted approval in
September 2017 for the provision of 6 additional car parking
spaces. This increased the car park size from 24 car parking spaces
to 30 car parking spaces, although only 29 spaces were
implemented.
Access Arrangements
9.26 The pedestrian infrastructure surrounding Abbey House is
extensive and of good quality. All roads surrounding the site are
provided with footways to assist with safe pedestrian movement to
the town centre, train and bus station as well as to the bus stop
directly to the north of the site. Immediately adjacent to the
site, The Ring benefits from 2m plus wide continuous footways on
both sides of the carriageway. To the north of the site's access, a
staggered signalised pedestrian crossing is provided across The
Ring, equipped with dropped kerbs, tactile paving and guard rail,
facilitating safe pedestrian movement to local bus stops and
amenities within Bracknell town centre. Access for vehicles is
taken from The Ring, via a left-in and left-out arrangement which
serves the site and Holy Trinity Church. The applicant has
confirmed that these access arrangements will be retained.
9.27 With regards to the visibility splays the access can achieve
vehicle visibility splays of 2.4m x 43m to the right in accordance
with Manual for Streets. Pedestrian visibility splays in excess of
2m can be achieved at the existing access to ensure drivers can see
and be seen by pedestrians and cyclists approaching from either
side.
9.28 None of the proposals will affect these existing
arrangements.
Parking Provision/requirement
9.29 It should be noted that all the adopted roads within the
vicinity of the site have double yellow line parking restrictions
to prevent indiscriminate parking. Some spaces within the town
centre are available but are restricted to a maximum stay of 30
minutes to 1-hour with no return within 30 minutes / 1-hour.
9.30 Under approved planning application 17/00816/FUL it was agreed
that 4 spaces and a layby would be provided for the church and 30
spaces would be provided for Abbey House.
9.31 The Transport Note, submitted by Syntegra Consulting, dated
February 2022 confirms that Abbey House is fully occupied,
and the car park is solely for the residents at Abbey House and the
church.
9.32 The 8 existing car parking spaces will be retained for the
church.
9.33 Abbey House is provided with 29 spaces and permits are issued
to the residents on a 12-month lease. As there are 40 apartments,
this provides a current parking ratio of 0.725 spaces per unit.
9.34 The applicant now seeks to create an extra floor to
provide:
4 x 2 bedroom units
2 x 1 bedroom units
9.35 To comply with Table 5 of the Local Authority's current
Parking Standards SPD (2016) the development will require an
additional 6 parking spaces (0.9 spaces per dwelling as site falls
within Bracknell Town Centre).
9.36 The Transport Note confirms that the existing parking
arrangements will be retained on site and no additional parking
will be provided to accommodate the additional residential
accommodation. This will therefore reduce the parking ratio from
0.725 to 0.63 on the basis that 29 car parking spaces will be
retained for the residential element.
9.37 Following the Highway Authority's original comments, the
applicant has now submitted 2 independent parking surveys of the
existing car park to demonstrate whether there is capacity within
the existing car park to accommodate the predicted increase.
9.38 The parking surveys were undertaken by Auto Survey Ltd
on Wednesday 26th January and Thursday 27th January 2022 between
00:30 and 05:30.
9.39 Table 2 below, demonstrates that of the 29 car parking
spaces available at Abbey House, 21 and 22 spaces were occupied on
each of the night-time period surveys, leading to 8 and 7 available
spaces. This equates to a parking stress of 72% and 74%.
The above parking surveys were
conducted on the 26th January 2022 at 01:00 and 27th January 2022
at 03:30.
9.40 From this evidence, it is considered that there is
potentially sufficient parking available to accommodate the
proposed development during the times when it is most needed. The
Highway Authority disagrees with 5.1.4. of the Transport Note and
would request that one designated space isn't allocated to each new
flat. Instead, the spaces should remain communal, and a parking
permit only issued if it is required. The Highway Authority would
request that a car parking management plan is submitted.
Vehicle Movements
9.41 . It was said under the previous permissions that 40
apartments could generate circa 80 two-way trips and the previous
office would have generated around 180 two-way trips. With the
addition of 6 extra apartments the development will likely still
produce significantly less vehicle movements per day compared to
the previous office use.
9.42 The proposal is therefore not considered to have a
detrimental impact on the local highway network in terms of
capacity.
Cycle Provision
9.43 To comply with the Local Authority's current cycle
parking standards, 10 additional secure, covered cycle spaces will
be required (1 cycle space per bedroom).
9.44 The applicant will be required to submit this
information as well as confirm the route from the store to the
adopted highway to ensure a bicycle can be safely wheeled to and
from the store.
9.45 Given the new accommodation will likely accommodate
families with children, the type of facility should also be able to
accommodate children's bicycles and those who are less able (i.e.
vertical cycle parking is not suitable).
9.46 The
Highway Authority has no objection to the proposed development
subject to conditions and an informative being appended to the
planning permission, should it be granted.
vi.Thames Basin Heaths Special Protection Areas
9.47 The 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.
9.48 This site is located within the 400m – 5km Thames
Basin Heaths Special Protection Area (TBH SPA) buffer zone and
therefore is likely to result in an adverse effect on the SPA,
unless it is carried out together with appropriate avoidance and
mitigation measures.
9.49 On commencement of the development, a contribution
(calculated on a per-bedroom basis) is to be paid to BFC towards
the cost of measures to avoid and mitigate against the effect upon
the TBH SPA, as set out in BFC's Thames Basin Heaths Special
Protection Area Supplementary Planning Document (SPD) (April
2018).
9.50 The strategy is for relevant developments to make
financial contributions towards the provision of Suitable
Alternative Natural Greenspaces (SANGs) in perpetuity as an
alternative recreational location to the TBH SPA and financial
contributions towards Strategic Access Management and Monitoring
(SAMM) measures. The Council will also make a contribution towards
SANG enhancement works through Community Infrastructure Levy (CIL)
payments whether or not this development is liable to CIL.
9.51 In this instance, the development would result in a net
increase of 2 X 1-bedroom and 4 X 2-bedroom dwellings within the
400m – 5km TBH SPA buffer zone which results in a total SANG
contribution of £29,578.
9.52 The development is required to make a contribution
towards Strategic Access Management and Monitoring (SAMM) of
£3,670 which is also calculated on a per bedroom basis.
9.53 The total SPA related financial contribution for this
proposal is £33,248 payable on commencement of the
development. The applicant must agree to enter into a S106
agreement to secure this contribution and a restriction on the
occupation of each dwelling until BFC has confirmed that open space
enhancement works to a SANG is completed. Subject to the completion
of the S106 agreement, the proposal would not lead to an adverse
effect on the integrity of the SPA and would comply with South East
Plan saved Policy NRM6, saved policy EN3 of the Bracknell Forest
Borough Local Plan (2002), Policy CS14 of the Core Strategy
Development Plan Document (2008), the Thames Basin Heaths Special
Protection Area Supplementary Planning Document and the National
Planning Policy Framework.
vii. Sustainability
9.54 Policy CS10 requires the submission of a Sustainability
Statement covering water efficiency aimed at achieving an average
water use in new dwellings of 110 litres/person/day.
9.55 Core Strategy Policy CS12 advises that for development
proposals for five or more net additional dwellings, or for 500
square metres (GEA) or more of floorspace for other development,
any application should be accompanied by an energy demand
assessment demonstrating how (potential) carbon dioxide emissions
will be reduced by at least 10% and will provide at least 20% of
their energy requirements from on-site renewable energy
generation.
9.56 The applicants have submitted a statement to advise that
Solar Pv will be used but have not included figures to support the
on-site generation. A condition is therefore required to provide
further details including the panels’ appearance in relation
to the surrounding Listed Buildings.
viii. Community Infrastructure Levy (CIL)
9.57 Bracknell Forest Council commenced charging for its
Community Infrastructure Levy (CIL) on 6th April 2015.
3.28 CIL applies to any new build (except outline applications and
some reserved matters applications) including those that involves
the creation of additional dwellings. 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.
9.58 The application site lies within the Town Centre where a
nil rate is applied.
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CONCLUSION
10.1 The proposal seeks planning permission for 6 additional flats.
The site falls within the Town Centre and is acceptable in
principle.
10.2 The
design of the extensions is considered to be sympathetic to the
existing building and subordinate in scale and mass. They would not
harm the settings of the surrounding Listed Buildings or the
amenity of the street scene and surrounding area.
10.3 The proposal would not result in any unacceptable detrimental
impacts upon the amenities of existing and/or future occupiers.
10.4 The proposal is considered acceptable by the Local Highway
Authority in terms of parking provision and safe access.
10.5 In conclusion, the proposal would be acceptable within the
Town Centre location providing 6 additional units of
accommodation.
10.6 Accordingly the application is recommended for
approval.
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RECOMMENDATION
11.1 That, following the completion of planning obligation(s)
under Section 106 of the Town and Country Planning Act 1990
relating to measures to avoid and
mitigate the impact of residential development upon the Thames
Basins Heath SPA, the Assistant
Director: Planning be authorised to APPROVE the application subject
to the following conditions amended, added to or deleted as the
Assistant Director: Planning considers necessary: -
01. The development hereby permitted shall be begun before the
expiration of three years from the date of this permission.
REASON: To comply with Section 91 of the
Town and Country Planning Act 1990.
02. The development hereby permitted shall be carried out
only in accordance with the following approved plans and other
submitted details: -
23.12.2022:
Proposed North Elevation 03-E-300
P2
Proposed South Elevation 03-E-302
P2
Proposed East Elevation 01-E-301
P1
Proposed West Elevation 01-E-303
P2
Proposed Ground Floor 03-P-0G0
P2
Proposed Roof Plan 03-P-0R0 P1
Proposed Second Floor 03-P-002
P1
Proposed Third Floor 03-P-003
P2
Proposed Section 03-X-300 P1
17:02:2022
Proposed First Floor Plan 03-P-001 P3
REASON: To ensure that the development is carried out only as
approved by the Local Planning Authority.
03. The following, shall be submitted to and approved in writing by
the Local Planning Authority before the relevant part of the work
is begun:
Sample panel of all facing materials, including the metal cladding
for the extension
Sample of all facing materials including the brick finish for the
extension
The relevant part of the works shall not be carried out otherwise
than in accordance with the details thus approved.
REASON : In order to safeguard the special architectural and
historic interest of the nearby Listed Buildings in accordance with
the requirements of policy.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
04. The dwellings hereby approved shall not be occupied until noise
mitigation measures for protecting the proposed dwellings from
noise from external noise sources, which shall have included a
noise assessment, have been implemented in full in accordance with
a scheme that has been submitted to and approved in writing by the
Local Planning Authority. The noise mitigation measures shall be
retained and maintained thereafter in accordance with the approved
scheme.
REASON: To protect future residents from external sources of
noise
Relevant Policies: BFBLP EN25
05. No work relating to the development (including
deliveries) hereby approved, including works of demolition or
preparation prior to building operations, shall take place other
than between the hours of 08:00 and 18:00 Monday to Friday and
08:00 to 13:00 Saturdays and at no time on Sundays or public
holidays.
REASON: To protect the occupiers of the existing building and
neighbouring properties from noise and disturbance outside the
permitted hours during the construction period.
Relevant Policies: BFBLP EN25
06. No works or demolition shall take place until a
construction management plan showing how demolition and
construction traffic, (including cranes), materials storage, staff
numbers, holding areas, delivery times, facilities for operatives
and vehicle parking (including existing residents parking) and
manoeuvring will be accommodated during the works period, shall be
submitted to and approved in writing by the Local Planning
Authority. The plan shall be implemented as approved and maintained
for the duration of the works.
REASON: In the interests of highway safety and the free flow of
traffic.
Relevant Policies - CS DPD CS1, CS7.
07. No part of the development shall be occupied until 10
additional covered and secure cycle parking facilities have been
provided in accordance with details that have first been submitted
to and approved in writing by the Local Planning Authority. These
facilities shall thereafter be kept available for the parking of
cycles in association with the development at all times.
REASON To ensure that the development is provided with adequate
parking facilities in order to encourage the use of alternative
modes of transport.
Relevant Policies: BFBLP M9, Core Strategy DPD CS23.
08. No part of the development shall be occupied until the refuse
bin storage area and recycling facilities have been provided in
accordance with the approved drawing. These facilities shall be
kept available for use in association with the development at all
times.
REASON: To ensure that the
development is provided with adequate facilities that allow it to
be serviced in a manner which would not adversely affect the free
flow of traffic and highway safety and to ensure the sustainability
of the development. Relevant Policies: SEP W2, BWLP WLP6 and
WLP9.
09. No part of the development shall be occupied until a car
parking allocation and management plan showing how the car parking
facilities within the site will be allocated and managed has been
submitted to and approved in writing by the Local Planning
Authority. The development shall be carried out and maintained in
accordance with the approved plan.
REASON : To ensure that car
parking is allocated fairly and to demand that would not lead to
increased roadside parking which could be detrimental to the free
flow of traffic and to highway safety.
Relevant Policies: BFBLP M9,
Core Strategy DPD CS23.
10. The development
shall not be begun until an Energy Demand Statement has been
submitted to and approved in writing by the Local Planning
Authority. This shall demonstrate that before taking account of any
on -site renewable energy 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, and that a proportion of the development’s
energy requirements will be provided from on-site renewable Energy
productions which shall be at least 20%.The statement shall include
a plan showing the location of the proposed renewable energy and
elevations. 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 sustainability and the efficient use of
resources.
Relevant Policy:
Core Strategy DPD CS12
11. The development shall not be begun 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
Informatives
01. The Local Planning Authority has acted positively and
proactively in determining this application by identifying matters
of concern within the application (as originally submitted) and
negotiating, with the Applicant, acceptable amendments to the
proposal to address those concerns. As a result, the Local
Planning Authority has been able to grant planning permission for
an acceptable proposal, in accordance with the presumption in
favour of sustainable development, as set out within the National
Planning Policy Framework.
02. The applicant is advised that the following conditions require
discharging prior to commencement of development: 3, 6
The following conditions
require discharge prior to the occupation of the dwellings hereby
approved: 4, 7, 8, 9
No details are required to be submitted in relation to the
following conditions; however they are required to be complied
with: 1, 2, 5
03. Electric Vehicle Charging - 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."
04. Incidental Works Licence - Any incidental works affecting
the adjoining highway shall be approved and a licence obtained
before any work is carried out within the highway, through
contacting The Highways and Transport Section at Time Square,
Market Street, Bracknell, RG12 1JD, telephone 01344 352000 or via
email at Highways.Transport@bracknell-forest.gov.uk. A formal
application should be made allowing at least 12 weeks prior to when
works are required to allow for processing of the application,
agreement of the details and securing the appropriate agreements
and licences to undertake the work. Any work carried out on the
public highway without proper consent from the Highway Authority
could be subject to prosecution and fines related to the extent of
work carried out.
05. No Equipment Materials on Public
Highway - No builder's materials, plant or vehicles related to the
implementation of the development should be parked/stored on the
public highway so as to cause an obstruction at any
time.
In the event of the S106 agreement not being completed by
29TH July 2022, the Assistant Director: Planning be
authorised to either extend the period further or refuse the
application for the following reasons: -
The occupants of the development would
put extra pressure on the Thames Basin Heaths Special Protection
Area and the proposal would not satisfactorily mitigate its impacts
in this respect. 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 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
Avoidance and Mitigation Supplementary Planning Document (2012),
and the NPPF.
