OFFICER
REPORT
1. SUMMARY
1.1 This is a reserved
matters application submitted pursuant to outline planning
permission
17/01174/OUT. This permission, granted on appeal, permitted
the erection of 40 dwellings, including 10
affordable units, together with the provision
of parking,
a play area, landscaping and an attenuation pond, with access from
Tilehurst Lane.
This reserved matters application
considers the scale, layout,
appearance
and landscaping of the proposed dwellings.
1.2 The proposed
layout is considered to be acceptable in terms of the
development’s
impact on the character of the area. Revisions have been
secured to ensure that the
layout is more informal,
responding to the semi-rural context of the site and allowing
for tree planting within the
streetscene. These amendments are also considered to be more sympathetic
to the setting of adjoining Listed Buildings.
1.3 The scale and
appearance of the dwellings are considered appropriate to the local
character and parking
has been provided to meet adopted
standards.
1.4 A landscape
masterplan has been submitted that provides for the landscaping of
the site and the retention of mature trees
on the site boundaries.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions set out 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 Planning Committee because it has received
more than 5 objections.
3. PLANNING STATUS AND SITE
DESCRIPTION
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PLANNING STATUS
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Countryside
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Site lies beyond
the 5km buffer to the Thames Basin Heaths SPA
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3.1 The application
site extends 3.21ha and comprises undeveloped grassland divided
into three grazing paddocks,
located on the northern side of Tilehurst Lane. The land originally
formed part of the parkland to Binfield Park, a Grade II* Listed
Building, which is
located to the north of the site. To the north-west lies a further
paddock, and to the west lies an area of
woodland associated with the Park Lodge Day Nursery
which is located at the
junction of Tilehurst Lane and Terrace Road North. There is a
fall across the application site of
approximately 13m in a north-west to south-east
direction.
3.2 The site's
southern boundary with Tilehurst Lane is characterized by a verge
and ditch with tree and shrub planting which extends into the
site. Immediately adjacent to the
site's eastern boundary is a cattery and the Grade II
listed South Lodge, together with entrance gate piers which are
also associated with Binfield Park and which are Grade II
listed.
3.3 The site is
located within the countryside immediately adjacent to the
settlement boundary of Binfield as identified on the
Bracknell Forest Borough Policies Map
(2013). This also
identifies Tilehurst Lane as part of the Binfield Bridleway
Circuit.
3.4 The site is
located beyond the 5km buffer to the Thames Basin Heaths SPA and it
was accepted at outline
application stage that, given the scale of the development, it
would not, either
individually or cumulatively have a significant effect on the
conservation objectives of the Thames Basin
Heaths Special Protection Area.
4. RELEVANT SITE HISTORY
4.1 In 2017 an outline
planning application (17/01174/OUT) was submitted proposing the
erection of forty houses, including 10 affordable
houses together with provision of
parking, a play area,
landscaping and an attenuation pond, with access from
Tilehurst Lane. This application was refused
however was ultimately allowed on appeal (ref: APP/R0335/W/19/3228697) following a public
inquiry. The permission was granted subject to conditions which
included securing the provision of a ‘heritage
park’ on the site’s western
side which would provide publicly accessible open space.
Details of recent applications relating to the site are set out
below:
19/00213/COND - Details pursuant to
condition 26 (Heritage Park) of planning
permission 17/01174/OUT in relation to appeal reference
APP/R0335/W/19/3228697. Approved.
21/00006/COND Details pursuant to Condition 22 (Archaeological
Evaluation) of planning permission 17/01174/OUT (Permission
granted on Appeal Ref. APP/R0335/W/19/3228697).
Approved.
21/00014/COND Details pursuant to condition 7 (Tree Protection) of
planning permission
17/01174/OUT (Appeal Ref: APP/R0335/W/19/3228697).
Approved.
21/00037/COND Details pursuant of to Condition 19 (Updated
Ecological Appraisal) of planning
permission 17/01174/OUT (Appeal Ref: APP/R0335/W/19/3228697).
Approved.
21/00089/COND Details pursuant to Conditions 4 (Finished Floor
Levels), 11 (Site
Organisation), 12 (Working Method Statement), 14 (Biodiversity
Enhancements), 18 (Newt Mitigation Measures), 23 (Surface Water
Drainage Scheme), 24 (Drainage
Strategy) of
planning permission 17/01174/OUT (Appeal
Ref: APP/R0335/W/19/3228697). Pending decision.
22/00008/COND Details pursuant to condition 15 (works to trees in
bird nesting season) of planning permission
17/01174/OUT. Approved.
5.
THE PROPOSAL
5.1 This reserved
matters application provides details of the scale, layout,
appearance and
landscaping of 40 dwellings following the grant of planning
permission
17/01174/OUT.
5.2 The proposed dwellings are
located on the lower, more easterly part of the site
consistent with the indicative layout considered
at outline stage. The rising ground on
the site’s western and
north-western side has been secured as an area of public open
space, known as the ‘Heritage
Park’ under the terms of the outline permission and
details of its layout and landscaping have
already been approved pursuant to a
condition of
the outline permission.
5.3 The approved
vehicular access to the site, is from a point just east of Pound
Place which is located
on the southern side of Tilehurst Lane, with pedestrian access
points and associated
crossings, being approved at each end of the site’s road
frontage. The installation of these access
points will require some removal of the existing
hedgerow along
Tilehurst Lane and its ‘facing back’ in order to
achieve the required
visibility splays, a consequence of the development considered
acceptable by the
Inspector.
The remainder of the hedge would be retained and a footway provided
within the site’s boundary, linking the 2no. pedestrian
access points and providing links
through to the public open space.
5.4 The proposed plans
show an exclusively two storey development, comprising a mix
of detached, semi-detached and
terrace units as well as a small apartment block at
the eastern end of
the site. SuDS features are shown in the form of swales adjacent
to the footway along the site’s frontage
and in its south-eastern corner.
5.5 Parking is shown
on curtilage, some within garages, or within small parking courts,
some of which include open car
ports. Ten visitor parking spaces are provided throughout the
development.
5.6 A detailed scheme
for both soft and hard landscaping has been submitted including
details of boundary treatments.
6. REPRESENTATIONS RECEIVED
Binfield Parish
Council:
6.1 Binfield Parish Council’s response in
relation to the application as originally submitted
indicated that they wished to register the following
OBSERVATIONS:
• There are concerns over the site layout with a lack of green
area for the affordable housing,
which have the smaller gardens, with the central green being
located by the larger properties with large gardens;
• The affordable housing is grouped together in one corner of
the site rather than distributed across the site;
• There is a lack of suitable boundary treatment to the
north of the site – would expect this to
be a minimum of a 1.8m closed board fence to protect the privacy of
the neighbouring properties.
• Concerns about the adequacy of the drainage for the site due
to a lack of a detailed drainage plan and this
leads to concerns that this development will exacerbate
flooding already
present along Tilehurst Lane.
• Visitor parking is not well distributed across the
site.
• Would like to see conditions in place to protect the well
established hedgerows (in front of
the swale) and ensure this remains well looked after for
biodiversity and not just
screening.
6.2 Binfield Parish
Council were re-consulted on the amended plans and responded:
Representations from Members of the Public
6.3 Nine letters of
representation have been received, 8 of which object to the scheme,
and 1 which makes more general
observations.
The
objection letters raise the following material considerations:
·
Insufficient/inappropriate parking provision, including lack of
visitor provision, across the site
·
Over intensive use of site with excessive number of cars and
traffic movements onto Tilehurst Lane
·
Inadequate green space/park for residents
·
Use of Tilehurst Lane, Terrace Road North and mini-roundabout at
their junction with Stevenson Drive by HGVs will pose threat to
highway safety
·
Applicant’s statement argues that dwellings will read as an
‘Estate development with a strong association with Binfield
Park’ however development has no association with Binfield
Park and will be detrimental to its landscape setting
·
Planning Statement refers to opportunities for views over existing
Binfield Park landscape but this will lead to a loss of privacy to
The Walnut Tree and The Old Orangery
·
Loss of privacy to occupiers of The Walnut Tree from footpath
adjacent to Plot 1
·
Vehicle movements causing highway danger
·
Insufficient boundary screening along sites northern edge
·
Concern about future maintenance of approved fencing or
planting
·
Concern about loss of hedgerow along Tilehurst Lane which should be
kept to a minimum
·
Inaccuracies in applicant’s statement.
6.4 The observations
made question whether this plan for development has already been
debated; make a comment on whether the Council is
prepared to destroy remaining trees and countryside so
that Binfield ultimately becomes a suburb of Bracknell; and
states that an
argument that housing is urgently required would be better made if
the development was for 40 affordable dwellings.
7.
SUMMARY OF CONSULTATION
RESPONSES
Highway
Officer
No objection subject to conditions.
Local Lead Flood
Authority (LLFA)
Conditions on the outline permission require the
submission and approval of a drainage
scheme for the site, however the scale and siting of the required
SuDS features have implications for the layout of the development.
The Council’s Drainage Consultant has confirmed that the SuDS
features shown on the submitted plans are appropriately sized and
located.
Urban Design
Officer
Supports the application subject to the resolution of a number of
issues relating to
landscaping and boundary screening which have been addressed
through the submission of
revised plans.
Historic
England
No comments made.
Recommends seeking views of Council’s own conservation and
archaeological advisors. [Officer Note: Archaeology
was considered at outline stage, with a condition requiring further
archaeological investigation being imposed and
subsequently discharged under
application ref: 21/00006/COND].
Heritage
Advisor
The amendments to the proposed layout and
detailing of houses closest to the Listed South Lodge are
considered to be more sympathetic to the setting of the Listed
Buildings. These changes, which in combination with the use of good
quality materials, when submitted, would be considered more
appropriate to the setting of the Listed Buildings and there are no
further comments.
Waste and
Recycling Officer
The bin store for flats 37-40 is large enough for
the bins required. All other properties must
present bins to the nearest adopted road or RCP on collection day
and stored within the property boundary at all other
times.
Affordable Housing
Housing mix of affordable units is acceptable.
Parks and Countryside Manager
Raised
concern in relation to original submission which showed back garden
boundaries facing onto
pedestrian route, changing its character, removing
surveillance and increasing risk of low quality
maintenance of vegetation. [Planning
Officer note: These concerns have been addressed in amended
plans].
Landscape
Officer
Principal of landscaping
scheme acceptable and although native trees and hedges
indicated along the site boundaries the rest of the planting
palette is very ornamental. Amendments requested to
ensure that proposed planting reflects edge of
settlement location within the countryside.
Biodiversity
Officer
Raised concerns about non-native planting, lack of mammal access
points within fences, and proposed location of log piles for
reptiles and amphibians. These issues have been
addressed on the amended landscape plans.
8.
DEVELOPMENT PLAN
8.1 The Development Plan for the Borough
includes the following:
Site
Allocations Local Plan (2013) (SALP)
Core
Strategy Development Plan Document (2008) (CSDPD)
‘Saved’ Policies of the Bracknell Forest Borough Local
Plan (2202) (BFBLP)
‘Retained’ Policies of the South East Plan (2009)
(SEP)
Bracknell Forest Policies Map (2013)
The
application site also lies within the designated Binfield
Neighbourhood Plan area
such that the Binfield Neighbourhood Plan (2016) also
applies.
9.
PLANNING CONSIDERATIONS
9.1 The key issues for
consideration are:
i. Principle of Development
ii. Impact on the Character and Appearance of the Area.
iii. Heritage Impact
iv. Impact on Highway Safety
v. Impact on Residential Amenity
vi. Landscaping and Trees
vii. Biodiversity
viii. Drainage
ix. Waste
x. Affordable Housing
xi. CIL
i.
Principle of Development
9.2 The principle of
the development has been established under the outline planning
permission
17/01174/OUT. This determined the issue of access only. The
approved access arrangements show the
creation of a new access onto Tilehurst Lane just
south-east of the junction with Pound
Place and the provision of 2no. pedestrian access points from the
site onto Tilehurst Lane which would be provided with
crossing
points to the existing footpath on the southern side of Tilehurst
Lane. An extract of the plan showing the approved access
arrangements is provided below:
9.3 This reserved
matters application submits details of the scale, layout,
appearance and
landscaping of the development and the acceptability of each is
considered in the following
sections.
ii.
Impact on Character and Appearance
of the Area
9.4 Policy CS7 of the
CSDPD seeks a high quality of design for all development in
Bracknell Forest. This should be achieved
by building upon the local character, respecting
local patterns of development and enhancing the landscape.
Scale
9.5 The scale of the
development is consistent with the outline permission which granted
consent for forty houses including ten
affordable houses. Despite the description of
the development as houses, the
indicative layout considered by the Inspector included
a small block of flats at the southern end of the site. The
reserved matters application is consistent with this
approach, proposing a total of 40no. dwellings, to
be provided
in a mix of detached, semi-detached and terraced units together
with a small block of 4no.
flats one of which would be wheelchair accessible. The
development would be a maximum of
two storeys throughout.
9.6 The mix of the
proposed development is set out below and it is compared with the
indicative layout
considered at appeal.
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Indicative Appeal
Scheme
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Reserved Matters
Application
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Market
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Affordable
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Market
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Affordable
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2 x 1 bed flats
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4 x 1bed flats
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4 x 1 bed flats
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9 x 2 bed
houses
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1 x 2bed flat
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1 x 2bed flats
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12 x 3 bed
houses
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2 x 2 bed
houses
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11 x 2 bed
house
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2 x 2 bed
houses
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3 x 4 bed
houses
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2 x 3 bed
houses
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12 x 3 bed
house
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2 x 3bed houses
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4 x 5 bed
houses
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1 x 4 bed house
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7 x 4 bedroom
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1 x 4 bed house
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9.7 The character of
development within Tilehurst Lane is predominantly two storey and
it is considered that the scale of the
development and mix of units proposed is appropriate
and respects the local pattern of development.
Layout
9.8 The layout shown
on the submitted plans broadly reflects that of the indicative
layout considered by the Inspector.
Indicative Layout
considered at Appeal
Proposed Layout
9.9 The main access
road extends across the depth of the site, providing views
through to
the belt of trees which form part of the landscape setting to
Binfield Park and which are located beyond the
site’s northern boundary. Shared access drives
are provided to east and
west of this central road and allow more informal treatment
of the road surfacing
and maximise the potential for greening and tree planting within
the
streetscene.
9.10 A footway is shown across the
frontage of the site, set back behind the retained
hedgerow and linking the 2no. pedestrian access points onto
Tilehurst Lane which were approved
at outline stage, with an internal path that provides access to the
‘heritage park’ to the north-east of the housing, an
area of public open space to serve the
development and the wider community.
9.11 Amendments to the layout have
been secured in order to ensure that the majority of
dwellings face onto this pedestrian
access, providing surveillance and ensuring the
development has an appropriate relationship with the site’s
frontage to Tilehurst
Lane.
9.12 The small block of apartments
at the site’s eastern end is linked by a unit above a
central archway to
a pair of semi-detached properties. It has been sited so as to
conclude the view down the east-west axis and its elevational
treatment provides visual interest in
concluding this vista.
9.13 Immediately to its south, is
the attenuation pond, a SuDS feature required by the drainage
strategy approved at outline stage. At the time of the appeal, the
indicative layout showed the pond
stretching across the depth of the site at its southern end,
with development to its
west, adjacent to the Grade II Listed lodge. Detailed drainage
information submitted pursuant to
conditions of the outline permission have facilitated
a redesign of the drainage scheme resulting in swales being located
along the site’s
southern
edge close to the houses and within the south-eastern corner of the
site at the point closest to the
curtilage of this Listed Building. The retention of this area as
undeveloped land, is considered to improve the relationship
between the built form and this heritage
asset.
9.14 As originally submitted, the
proposed layout was considered to be too formal for this
edge of settlement site and amendments
were sought to ensure that the layout was more organic and informal
in order that it respond more appropriately to the semi- rural
context of the site. The layout and grain of the development now
appears less suburban and the road layout
and use of shared surfaces allows for tree planting
within the streetscene. The Urban Design
Officer has confirmed that she is now generally
supportive of the scheme and the layout of the development is
considered acceptable.
Appearance
9.15 The design of the units is
traditional employing pitched roofs and simple gable
features. Many have porches or chimney
features and architectural detailing is provided by projecting
elements, quoins and soldier coursing. A number of units
located in
visually significant locations along the site’s main access
road or adjacent to the proposed footway are dual or triple aspect
in order to provide appropriate
surveillance
and visual interest within the streetscene.
Example of dwelling
at site entrance (Plot 14)
Example of
semi-detached dwellings (Plots 22 and 23)
Plots 34 – 39
(Plots 36, 38 and 39 Affordable).
9.16 Materials are noted within the design
statement as being brick with tile roofs, and with some
units employing vertical tile hanging or timber boarding. In
response to comments
made by the Urban Design Officer, the use of render has been
removed from the scheme. The houses would be
traditionally detailed with cills and heads to windows and the car
barns would be timber clad. No details of the proposed
materials
have been submitted and this matter can be dealt with by means of a
condition.
9.17 The proposal is considered to
be of an appropriate layout, scale and appearance to be sympathetic
to the character and appearance of the area and therefore comply
with Policy CS7 of the CSDPD and EN20 of the BFBLP.
iii.
Heritage Impact
9.18 The development of the
application site has the potential to impact upon the
significance of
designated heritage assets as a result of development within their
setting, including the Grade II*
Binfield Park and Grade II Listed South Lodge and the
adjacent Grade II
Listed Entrance Piers. This issue was considered by the Inspector
when allowing the appeal who also considered the impact of the
development on the
significance of the site which forms part of the former parkland to
Binfield Park as a
non-designated heritage asset.
9.19 In allowing, the development, the
Inspector concluded that the development would be
harmful to the heritage
significance of Binfield Park, South Lodge and Gate Piers,
Western Gate Piers and the former parkland,
however that when applying the
‘heritage balance’ set out in the NPPF, the public
benefits of the scheme outweighed
the harm
identified.
9..20 Whilst the principle of development
within the setting of the aforementioned listed buildings has
therefore been established and a level of harm to the significance
of the heritage assets accepted, the current
application has been assessed in terms of any
particular impact on these assets resulting from the scale,
appearance or layout of the proposed development.
9.21 Historic England were consulted in respect
of the proposal, given its potential impact upon
a Grade II* Listed Building however made no comments. The
Council’s Heritage Advisor, initially raised
concerns in respect the rigid, suburban form of the
layout which failed to respond to the historical
context and character of the site and to the
utilitarian design of those units closest to South Lodge which were
considered
unsympathetic to the setting of this listed building. However, in
relation to the revised plans the Heritage
Advisor confirms:
‘The amended site layout
plans have been amended to include a less rigid and
formal layout on ….. This has included a
more sinuous appearance to the street
layout, less regular
locations for the housing along the streets, and changes to the
design of the units at the eastern end
closest to the Listed South Lodge to increase
architectural interest
as well as changes to the area of the swale closest to South
Lodge so it
now remains undeveloped’.
9.22 The comments conclude: ‘The
amendments to the proposed overall layout and
detailing of houses closest to the Listed South Lodge are
considered to be more sympathetic to the
setting of the Listed Buildings. These changes, which in
combination with the use
of good quality materials, when submitted, would be
considered more appropriate to the setting of the Listed Buildings
and there are no further
comments’.
9.23 In light of this advice and
given that the principle of the development has been
established, it is considered that the
appearance, layout and scale of the development
is now acceptable in heritage terms.
iv. Impact on
Highway Safety
9.24 Means of access was
determined at outline stage at which time consideration was
given to the impact of
trips on the wider network and also the visual impact of
creating new access
points onto Tilehurst lane. Parking has been provided to meet
adopted car parking standards and is provided in a
variety of forms throughout the
development. The Highways Officer has confirmed that there are no
objections to the proposed
development subject to appropriate conditions.
v. Residential
Amenity
9.25 Saved
Policy EN20 of the BFBLP seeks to protect the amenity of
surrounding properties. This policy
requires the Council to have regard to ensuring that new
development does not adversely affect the amenity of surrounding
properties and adjoining areas.
Existing Residents
9.26 The nearest residential properties are
situated to the south of the site on the opposite side
of Tilehurst Lane. Those properties in Pond Place have a side to
front relationship with the proposed new
development at a distance of over 28metres. Given this
degree of separation, and the intervening boundary screening along
Tilehurst Lane which is to be retained as part of the
development, the site will be
developed
without affecting the amenities of existing residents in terms of a
loss of light, loss of
privacy or an overbearing impact.
Future Occupiers
9.27 Overall the proposed layout provides the
dwellings with an acceptable level of
amenity in terms of separation
distances. Each house is provided with an enclosed garden area, and
there is a limited amount of space around the flats, between it and
the swale feature, to serve these
units.
9.28 Accordingly, the proposal is considered to
preserve the amenities of both existing
and future
occupiers and comply with Policy EN20 (g) of the BFBLP.
vi. Landscaping
and Trees
9.29 Concern has been
expressed by local residents in respect of the impact of the
development on the existing hedgerow along
Tilehurst Lane and this was a matter that was
considered in detail during the course of the appeal. In allowing
the appeal (known as Appeal A), and the
conjoined appeal relating to the 53 unit scheme further east along
Tilehurst Lane which was known as Appeal B, the Inspector
recognised that the introduction of development on
this site would have an impact on the character
of Tilehurst Lane stating:
‘The most significant
change would be through the introduction of the two proposed
accesses. This would necessitate the
removal of about 30 metres of hedgerow. In
addition, to maintain visibility
splays, the vegetation would need to be faced back up
to 2 metres for a length
of about 71 metres for Appeal A and 80 metres for Appeal B.
Furthermore, the proposed pedestrian accesses would require the
removal of about 2
metres of vegetation, together with visibility splays.
The visual
appearance of this is shown in Mr Smith’s evidence for the
appellant, which shows that due to existing planting, and
the proposal for additional planting,
the visual appearance of
Tilehurst Lane would be little altered when viewed from east
and west. In addition, the pedestrian accesses would lead into open
and planted areas
on Appeal A and would be near to garden areas on Appeal B, so that
views of the
housing would be limited.
It is true that the immediate
area of the two vehicular accesses would change
significantly as shown in Mr
Smith’s evidence. The loss of the hedgerow which contributes
particularly to the character and appearance of the lane would
cause some harm. However, this
would be for a limited distance, and has been planned to coincide
with an existing area of partial vegetation. While houses would be
visible from
both new accesses, planting within the appeal sites would ensure
that in the longer term any effects would be reduced and would not
be dissimilar to the existing residential development
on the opposite side of the road to Appeal Site A. Moreover,
the footway along the
part of Tilehurst Lane opposite Appeal Site A is mainly set
behind existing hedgerows on
the south side of the road where pedestrian views of
the site are
limited’.
9.30 A detailed landscaping scheme has been
submitted which indicates the retention of
all of the existing vegetation along
the Tilehurst Lane frontage, other than that required to be
removed in order to create the access and accepted at
appeal.
9.31 Native species planting is shown along the
site’s boundaries however more colourful
species are shown within the site. These are not considered to be
appropriate to the site’s edge
of settlement countryside location and the applicant has agreed to
submit plans showing more
appropriate planting. Details of these will be provided via the
Supplementary Report. The verges are shown as being planted
in accordance with the Council’s Streetscene Supplementary
Planning Document in order to prevent
indiscriminate parking.
9.32 Details of boundary treatments are
provided and show the use of brick walls in visually prominent
locations within the streetscene.
9.33 The submitted details retain trees
and hedges which are important to the character
and appearance of the
landscape, and provide additional planting within the site
including use of
native species street trees. On this basis, the landscaping of the
site is considered
to be consistent with Policies EN1 and EN2 of the BFBLP.
vii.
Biodiversity
9.34 The Biodiversity Officer
assessed the scheme as originally submitted and indicated
that amendments were required
before the scheme could be considered to protect and
enhance biodiversity.
The required changes related to the need for native species
planting, the inclusion of
mammal access points within boundary fences and the
provision of details of the locations of the
proposed log piles which are intended to provide
habitats for amphibians and reptiles.
9.35 Amended plans have been
provided addressing these issues and it is now considered
that the proposed scheme is consistent with Policies CS1 and CS7 of the CSDPD, the
NPPF, Circular 06/05, the NERC Act 2006
and the Conservation of Habitats and
Species Regulations 2017.
viii. Drainage
9.36 The issue of drainage was
considered at outline application stage, with a drainage
strategy being submitted
demonstrating that a development of 40 units on the site
could be appropriately drained. Conditions
of the appeal decision require the submission of a detailed
drainage scheme in accordance with the agreed drainage
strategy, details of off-site works and
connections and requiring a verification report
relating to
the design and construction of any SuDS feature. These have been
submitted and are being considered under
the terms of condition application 21/00089/COND. However the scale
and location of the drainage features potentially
impact upon the
layout of the proposed development and are therefore relevant to
the consideration of this application in that
regard.
9.37 The Council’s Drainage
Consultant has confirmed that the layout is acceptable in terms of
allowing space for flood risk and drainage infrastructure.
9.38 Whilst 3no. swales are
proposed close to dwellings along the frontage of the site, cross
sections have been provided indicating that these are relatively
shallow and will not
represent a risk to future occupiers.
Section showing
depth of swale adjacent to Plot 10.
9.39 The main swale, set in the
site’s south-east corner is enclosed by a gabion wall and a
900mm high timber post and 3 rail fence. Existing
vegetation would be retained beyond
the swale along the site’s eastern edge.
9.40 In light of these
considerations it is concluded that the proposed layout facilitates
the provision of the required SuDS
features.
ix. Waste
9.41 The Council’s Waste and
Recycling Officer has confirmed:
‘I have had a look at the
plans and have no issues with the bin store for flats 37-40.
This is large enough for the
bins required. All other properties must present bins to
the nearest
adopted road or RCP on collection day and stored within the
property boundary at all
other times’.
x. Affordable
Housing
9.42 The s106 Agreement signed in
respect of the outline permission requires the
submission of an Affordable
Housing Scheme prior to the commencement of the development,
and secures the provision of these affordable units however does
not specify the size or mix of these units which needs to be agreed
under the terms of this
reserved matters application.
9.43 As originally submitted as
part of this application, the mix of property sizes proposed for
affordable housing was considered unsatisfactory as it included a
high proportion of
smaller properties, including flats, which did not reflect the
market element which was made up of large three, four and five
bedroom houses. As a result, the
proposed affordable
housing did not meet the Council’s priority needs as set out
in the most recent Housing Needs
Assessment which identifies that the main need for
shared ownership units is for
smaller units (i.e. one and two bed homes) but that
the most critical need for
affordable rented housing is for larger units, with three and
four
bedroom properties in short very supply.
9.44 The application has since been revised to
offer the following housing mix, and the
Housing Enabling
Officer has confirmed that this mix is now acceptable, as it
delivers all of the
larger units for affordable rent:
|
|
Affordable Rent
|
Shared ownership
|
|
1 bed
flats
|
1 Plot
40
|
2 (Plots
38 and 39)
|
|
1 bed flat
M4(3)
|
1 (Plot
37)
|
|
|
2 bed
flats
|
|
1 (Plot
36)
|
|
2 bed
houses
|
2 (Plot 34
& 35)
|
|
|
3 bed
houses
|
2 (Plots
19 and 20)
|
|
|
4 bed
houses
|
1 (Plot
21)
|
|
|
Total
|
7
|
3
|
xi.
Community Infrastructure Levy (CIL)
9.45 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.
9.46 CIL applies to any new build (except
outline applications and some reserved matters
applications that leave some reserved matters still to be
submitted), including
extensions of 100 square metres of gross internal floor space, or
more, or new build that
involves the creation of additional dwellings. It is considered
that the development would be CIL
liable.
10.
CONCLUSIONS
10.1 This is a reserved matters
application following the granting of outline planning
permission on appeal. The application considers scale, layout,
appearance and
landscaping. The development proposed is exclusively two storey and
provides a mix of detached, semi-detached and
terraced units together with a small apartment
block. This accords with the form of
development shown on indicative plans
considered at the
appeal and the scale of development is considered to be acceptable
as it respects local patterns of development consistent with Policy
CS7 of the CSDPD.
10.2 The layout achieves an
appropriate relationship with Tilehurst Lane, with dwellings
being set back from the
road frontage, behind the existing hedgerow, but facing it. A
footway within the site, provides appropriate connectivity
across the site and into the Heritage Park which is located to the
north of the proposed housing.
10.3 The internal access road,
allows views across the site, to significant trees along its
northern edge, providing
some connection to the countryside beyond. The use of
shared surfaces to the east
and west of the central access spine, facilitates a more
informal access arrangement and maximises the opportunities for
greening the streetscene.
10.4 The design of the dwellings
is traditional, with a high level of detailing and is
considered to be
consistent with the local vernacular. Use of appropriate materials
can be secured by
condition and parking is provided to standard.
10.5 A detailed landscaping scheme
has been submitted and further amendments to it have been agreed to
increase the proportion of native species, non-ornamental planting.
On this basis, it is
considered acceptable by the Landscape and Biodiversity Officers.
The proposed layout
incorporates appropriate drainage features.
10.6 Revisions to the layout have been secured
which are considered to reduce any impact of the
proposed development on the setting of adjacent listed buildings
and it is therefore
considered that the proposed development complies with Development
Plan Policies CS1 CS7, BFBLP 'Saved' Policy EN20 and M9, and the
NPPF.
11.
RECOMMENDATION
The application is recommended to be APPROVED subject to the
following conditions:-
01. The development hereby
permitted shall be carried out only in accordance with
the following approved plans received by
the Local Planning Authority :
Site Plan 212-105-P8
Site Plan – GF Plans 212-106 P6
212-207 P1 Affordable Housing
Plot 1 Plans 212-P201
Plot 1 Elevations 212-P202
Plot 2 Plans 212-P203
Plot 2 Elevations 212-P204
Plot 3 Plans 212-P205A
Plot 3 Elevations 212-P206
Plot 4 Plans 212-P207
Plot 4 Elevations 212-P208
Plot 5 Plans 212-P209
Plot 5 Elevations 212-P210A
Plot 6 Plans 212-P211
Plot 6 Elevations 212-P212
Plot 7 Plans 212-P213
Plot 7 Elevations 212-P214
Plots 8 and 9 Plans 212-P215
Plots 8 and 9 Elevations 212-P216
Plots 10 and 11 Plans 212-P217
Plots 10 and 11 Elevations 212-P218
Plot 12 Plans 212-P219
Plot 12 Elevations 212-P20
Plot 13 Plans 212-P221
Plot 13 Elevations 212-P222
Plot 14 Plans 212-P223
Plot 14 Elevations 212-P224
Plot 15 Plans 212-P225
Plot 15 Elevations 212-P226
Plots 16 and 17 Plans 212-P227
Plots 16 and 17 Elevations 212-P228
Plot 18 Plans 212-P229
Plot 18 Elevations 212-P230
Plots 19, 20 and 21 Plans 212-P231
Plots 19, 20 and 21 Elevations 212-P232
Plots 22 and 23 Plans 212-P233
Plots 22 and 23 Elevations 212-P234
Plots 24 and 25 Plans 212-P235
Plots 24 and 25 Elevations 212-P236
Plot 26 Plans 212-P237
Plot 26 Elevations 212-P238
Plot 27 Plans 212-P239
Plot 27 Elevations 212-P240
Plot 28 Plans 212-P241
Plot 28 Elevations 212-P242
Plot 29 Plans 212-P243
Plot 29 Elevations 212-P244
Plot 30 Plans 212-P245
Plot 30 Elevations 212-P246A
Plots 31, 32 and 33 Plans 212-P247
Plots 31, 32 and 33 Elevations
212-P248A
Plots 34 – 40 Plans 212-P249
Plots 34 – 40
Elevations 212-P250
Plots 34 – 40
Elevations 212-P251
Garage Plot 1 212-P252
Garage Plot 2 212-P253
Garage Plot 3 212-P254
Garage Plot 4 212-P255
Garage Plots 5 and 6 212-P256
Garage Plot 13 212-P257
Garage Plot 14 212-P258
Garage Plot 26 212-P259
Garage Plot 27 212-P260
Garage Plot 28 212-P261
Garage Plot 29 212-P262
Garage Plot 30 212-P263
Plot/Swale Interface Cross Sections ES.20.057
P1
Hard Landscape Proposals and Boundary Treatments
Sheet 1 of 2 GL1701 03B
Hard Landscape Proposals and Boundary Treatments
Sheet 2 of 2 GL1701 04B
Soft Landscape Proposals Sheet 1 of 2 GL1701
01B
Soft Landscape Proposals Sheet 2 of 2 GL1701
02B
REASON: To ensure that the development is carried
out only as approved by the Local Planning Authority.
02. No development above slab level
shall take place until samples of the materials to
include bricks, tiles
and surface materials, together with details of external porches
and other features to be used in the
construction of the external surfaces of the
development hereby permitted have
been submitted to and approved in writing by the
Local Planning Authority. The
development shall be carried out in accordance with the
approved details.
REASON: In the interests of the visual amenities of the
area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD
CS7]
03. No dwelling hereby permitted
shall be occupied until the means of enclosure
associated with that
unit have been implemented in accordance with the approved
details. The means of enclosure shall thereafter be
retained and maintained.
REASON: In the interests of the amenities of future
occupiers.
04.
The garages hereby permitted shall contain a separately accessed
storage room which
shall be
thereafter retained as such. The remainder of the garage
accommodation, which shall have minimum dimensions of 6m
(length) by 3.5m (width) by 2.4m (height),
shall be retained for the use
of the parking of motor vehicles at all times.
REASON: To
ensure that the development is provided with adequate parking in
the interests of highway
safety.
05. No development
shall commence until details of the access roads within the site
have been submitted to and approved in writing by the
Local Planning Authority. No dwelling
hereby permitted shall
be occupied until that part of the access road which provides
access to it has been constructed in accordance with the approved
plans.
REASON: In
the interests of highway safety.
[Relevant
Policies: Core Strategy DPD CS23]
06. No dwelling
hereby permitted shall be occupied until associated vehicle parking
and turning space has been provided in
accordance with the approved site layout plan. The
spaces shall not thereafter be used for any
purpose other than parking and turning.
REASON: To
ensure that the development is provided with adequate parking [and
turning] in the
interests of highway safety.
[Relevant
Policies: BFBLP M9, Core Strategy DPD CS23]
07. No dwelling
hereby permitted shall be occupied until 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]
08. No dwelling
shall be occupied until visibility splays of 2.0 metres by 2.0
metres have been provided at the junction
of the driveway and the adjacent
footway/carriageway. The dimensions shall be measured along
the edge of the drive and the back of the
footway/ edge of the carriageway from their point of
intersection. The visibility
splays shall thereafter be kept free of all obstructions to
visibility over a
height of 0.6 metres measured from the surface of the
carriageway.
REASON: In
the interests of highway safety.
[Relevant
Policies: Core Strategy DPD CS23]
09. The
development hereby permitted shall not be begun until
(a)
details of the signing
for the visitor parking spaces, and
(b)
a schedule for their
provision linked to the occupation of dwellings within the
associated part of the site,
have been submitted to and
approved in writing by the Local Planning Authority. The car
parking spaces shall be provided and signed in accordance with the
approved details and the spaces and signage shall thereafter be
retained.
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: SEP T4, BFBLP
M9, Core Strategy DPD CS23]
10. The development hereby
permitted shall not be begun until a plan showing visibility
splays has been submitted to and
approved in writing by the Local Planning Authority. The
development shall be carried out in accordance with the approved
details. The visibility splays shall
thereafter be kept free of all obstructions to visibility over a
height of 0.6 metres measured from
the surface of the adjacent carriageway.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
11. The car ports
hereby approved shall be retained for the use of the parking of
motor vehicles at all times
and, notwithstanding the provisions of Part 1 Classes A and E of
Schedule 2 of the Town
and Country (General Permitted Development) (England)
Order 2015 (or any order
revoking or re-enacting that Order with or without
modification), no enlargements,
improvements or alterations shall be made to the car
port, and no gate or door
shall be erected to the front of the car port.
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]
12. No development shall take place
until details of the locations and infrastructure which
will be provided to enable at least 20% (1 in 5) of
all residential and visitor parking
spaces to be readily adaptable
to provide electric vehicle charging points have been
submitted to and approved in writing by the Local Planning
Authority. No dwelling hereby permitted
shall be occupied until the electric vehicle enabling
infrastructure has
been provided in accordance with the approved details. The electric
vehicle enabling
infrastructure shall thereafter be retained.
REASON: To ensure that the development is provided with adequate
access to electric vehicle charging infrastructure in
the interests of sustainability.
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: 05, 09 10 and 12.
The following condition
requires discharging prior to development above slab level:
02.
The following conditions
require discharging prior to occupation: 03, 06, 07 and
08.
The remaining conditions are
required to be complied with but do not require the
submission of further details.
03.
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.
