OFFICER REPORT
1.
SUMMARY
1.1 The proposed
redevelopment of the site for 1no. dwelling and the re-use of the
existing vehicular access, access
drive and the on-site parking and turning area would be on land
that is considered previously developed land. The
proposal would therefore constitute appropriate development
in the Green Belt in accordance with para 149 g) of the NPPF. The
garden proposed to serve the new dwelling is already lawfully in
use as residential garden. The LPA cannot demonstrate that the
proposed development would result in a greater impact to the
openness of the Green Belt than the existing development it
replaces/re-uses. The proposal would also not conflict with the
purposes of including land within the Green Belt.
1.2 The proposal
would not adversely impact upon the residential amenities of
neighbouring properties or the character and appearance of the
surrounding area.
1.3 No
unacceptable highway safety implications would result from the
proposal, with acceptable visibility achieved at the existing
access and parking for both vehicles and cycles provided in
accordance with the Council’s Parking Standards SPD.
1.4 Planning
conditions are recommended in relation to trees, biodiversity and
energy sustainability.
1.5 The proposal
would not require SPA mitigation given it is located more than 5km
from the SPA. The scheme would be CIL liable.
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RECOMMENDATION
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Planning permission be granted subject to the
conditions in Section 11 of this report.
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- REASON FOR
REPORTING APPLICATION TO THE PLANNING COMMITTEE
2.1 The
application has been reported to the Planning Committee as more
than 5 objections have been received.
3.
PLANNING STATUS AND SITE DESCRIPTION
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PLANNING STATUS
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Green Belt
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Outside 5km of
the Thames Basin Heath SPA
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3.1 The
application site lies to the north of the highway on Church
Road.
3.2 A pair of
single storey garages occupy part of the application site, accessed
from Church Road via a gravel access drive that leads to an on-site
parking and turning area. The garages have been used for parking
and storage connected to the residential dwelling known as no. 2
Toonagh on Winkfield Street. The remainder of the land to the
south/south-east and west of the existing garages forms part of the
residential garden of no. 2 Toonagh.
3.3 To the north
of the application site are stables and a barn. There are
residential dwellings to the north-west and west of the site
fronting onto Winkfield Street and further dwellings to the south
fronting onto Church Road.
- RELEVANT SITE
HISTORY
4.1 The most
relevant applications relating to the site are:
10/00555/FUL
approved October 2010 to widen existing access onto Church Road
(A330).
21/00129/LDC
granted April 2021 for a certificate of lawfulness for use of land
as lawful curtilage area for the property, used for purposes
incidental to the enjoyment of the dwellinghouse.
4.2 The area of
land established as residential garden by the lawful development
certificate 21/00129/LDC is shown in red on the plan below:
- THE
PROPOSAL
5.1 Planning
permission is sought for the demolition of the existing garages and
the erection of a new single storey 2 bedroom dwelling.
5.2 An existing
vehicular access from Church Road (approved by permission
10/00555/FUL) leading to an existing gravel access drive and gravel
parking and turning area which currently serves the existing
garages would be utilised to serve the proposed dwelling. A small
section of the access drive would be widened in part at surface
level to accommodate access by a fire tender.
5.3 The proposed
dwelling would be provided with a private garden. The garden
proposed for the new dwelling is already in lawful use as
residential garden by no. 2 Toonagh, established by a lawful
development certificate, ref: 21/00129/LDC.
5.4 The proposed
dwelling would be 12.75m x 6.55m, with an eaves height of 2.7m and
ridge height of 2.9m. It would comprise an open plan
kitchen/dining/living room, 2no. bedrooms, 1 with en-suite and a
bathroom.
Proposed floor layout
below:
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REPRESENTATIONS RECEIVED
Winkfield
Parish Council
6.1 Winkfield
Parish Council recommend refusal as the proposal is an
overdevelopment in the Green Belt.
Other
representations
6.2 12no.
letters of objections received which raise the following:
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Site is within the Green Belt.
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Proposal is inappropriate.
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There is so much brownfield space in the Bracknell area to be built
on, why develop on
a field.
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Increase in volume of building will impact upon the Green Belt.
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Urbanising impact of development.
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Housing redevelopments have taken place within Maidens Green. To
protect the village, no further new builds should be permitted.
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Application is for financial gain.
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Proposal will set a precedent.
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Unnecessary development and does not benefit the wider
community.
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Single storey building out of keeping with other dwellings in the
area.
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Design of building out of keeping in the area.
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Proposed dwelling would be sited close to existing stables.
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Proposed dwelling will be close to an adjoining site where security
is paramount to welfare of animals kept on land.
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Highway safety issues – increased use of access, increased
traffic, issues of speeding on road, footpath outside of the site
well used by pedestrians.
6.3 3no. letters
of support received (2 from the same postal address) which raise
the following:
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Smaller houses are needed in the area.
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Makes a change from larger dwellings consented in the area.
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Will allow older people to downsize and stay in the area.
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Support the recommissioning of redundant buildings to provide much
needed affordable small homes in an area.
- SUMMARY OF
CONSULTATIONS RESPONSES
Highways
Officer
7.1 No objection
subject to conditions.
Biodiversity
Officer
7.2 No objection
subject to conditions.
- 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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CS1 & CS2 of CSDPD
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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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Green Belt
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CS9 of CSDPD, Saved Policy GB1 of the
BFBLP
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Consistent
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Residential amenity
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EN20 and EN25 of BFBLP.
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Consistent
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Parking
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Saved policy M9 of BFBLP
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Consistent
NPPF refers to LAs 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 and CS24 of CSDPD
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Consistent
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Energy 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 policy 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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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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- PLANNING
CONSIDERATIONS
9.1 The key
issues for consideration are:
i.
Principle of development
ii.
Impact on residential amenity
iii.
Impact on character and appearance of surrounding area
iv.
Impact on highway safety
v.
Trees
vi.
Biodiversity
vii.
Thames Basin Heath SPA
viii.
Community Infrastructure Levy (CIL)
ix.
Energy sustainability
x.
Drainage/SuDS
i. Principle of Development
9.1 The site is
located within the Green Belt, as shown on the Bracknell Forest
Borough Policies Map (2013). The following policies are therefore
of relevance:
Section 13 of
the NPPF (July 2021) refers to protecting Green Belt land.
9.2 Para 137
states that the Government attaches great importance to Green
Belts. The fundamental aim of Green Belt policy is to prevent urban
sprawl by keeping land permanently open; the essential
characteristics of Green Belts are their openness and their
permanence
9.3 Paras 147
and 148 state: Inappropriate development is, by definition, harmful
to the Green Belt and should not be approved except in very special
circumstances. When considering any planning application, local
planning authorities should ensure that substantial weight is given
to any harm to the Green Belt. ‘Very special
circumstances’ will not exist unless the potential harm to
the Green Belt by reason of inappropriateness, and any other harm
resulting from the proposal, is clearly outweighed by other
considerations.
9.4 Paras 149
and 150 set out what may constitute appropriate development in the
Green Belt:
Para 149. A
local planning authority should regard the construction of new
buildings as inappropriate in the Green Belt. Exceptions to this
are:
a) buildings for
agriculture and forestry;
b) the provision
of appropriate facilities (in connection with the existing use of
land or a change of use) for outdoor sport, outdoor recreation,
cemeteries and burial grounds and allotments; as long as the
facilities preserve the openness of the Green Belt and do not
conflict with the purposes of including land within it;
c) the extension
or alteration of a building provided that it does not result in
disproportionate additions over and above the size of the original
building;
d) the
replacement of a building, provided the new building is in the same
use and not materially larger than the one it replaces;
e) limited
infilling in villages;
f) limited
affordable housing for local community needs under policies set out
in the development plan (including policies for rural exception
sites); and
g) limited
infilling or the partial or complete redevelopment of previously
developed land, whether redundant or in continuing use (excluding
temporary buildings), which would:
- not have a
greater impact on the openness of the Green Belt than the existing
development; or
- not cause
substantial harm to the openness of the Green Belt, where the
development would re-use previously developed land and contribute
to meeting an identified affordable housing need within the area of
the local planning authority.
Para 150.
Certain other forms of development are also not inappropriate in
the Green Belt provided they preserve its openness and do not
conflict with the purposes of including land within it. These
are:
a) mineral
extraction;
b) engineering
operations;
c) local
transport infrastructure which can demonstrate a requirement for a
Green Belt location;
d) the re-use of
buildings provided that the buildings are of permanent and
substantial construction;
e) material
changes in the use of land (such as changes of use for outdoor
sport or recreation, or for cemeteries and burial grounds); and
f)
development, including buildings, brought forward under a Community
Right to Build Order or Neighbourhood Development Order.
Core Strategy
Policy CS9: Development on Land Outside Settlements:
9.5 The Council
will protect land outside settlements for its own sake,
particularly from development that would adversely affect the
character, appearance or function of the land; and
i. Protect the
defined gaps within or adjoining the Borough from development that
would harm the physical and visual separation of settlements either
within or adjoining the Borough.
or
ii. Maintain the
Green Belt boundaries within Bracknell Forest and protect the Green
Belt from inappropriate development.
Bracknell
Forest Borough Local Plan:
9.6 Saved Policy
GB1: Building in the Green Belt sets out that approval will not be
given, except in very special circumstances, for any new building
in the Green Belt unless it is acceptable in scale, form, effect,
character and siting, would not cause road safety or traffic
generation problems and is for one of the following purposes:
- construction
of buildings for agriculture or forestry; or
- construction
of buildings essential for outdoor sport and recreation or other
uses of land which preserve the openness of the Green Belt; or
- construction
of buildings essential for cemeteries; or
- replacement,
alteration or limited extension of existing dwellings; or
- construction
of domestic outbuildings incidental to the enjoyment of an existing
dwelling.
9.7 As the site
is located within the Green Belt, the main considerations from a
policy perspective are:
1. Whether the
proposed development constitutes inappropriate development in the
Green Belt;
2. The effect of
the proposal on the openness of the Green Belt;
3. Impact on
purpose of including the land within the Green Belt.
1. Whether
the proposal constitutes appropriate development
9.8 The proposal
relates to the demolition of a pair of single storey garages and
the erection of a new single storey dwelling with associated
parking and garden. There are no planning records for the erection
of the garages, however, there is a Building Control record dating
back to the 1980s for the erection of a detached garage. Council
aerial photographs dating back to 1993 evidence the existence of
garages in this location. The garages have been used for parking
and storage ancillary to the residential use of the existing
dwelling at no. 2 Toonagh.
9.9 Para 149 g)
of the NPPF allows for limited infilling or the partial or complete
redevelopment of previously developed land (PDL), whether redundant
or in continuing use (excluding temporary buildings), which would
not have a greater impact on the openness of the Green Belt than
the existing development.
9.10 The
definition of PDL is provided within the glossary of the NPPF and
states:
Land which is or was occupied by a permanent structure, including
the curtilage of the developed land (although it should not be
assumed that the whole of the curtilage should be developed) and
any associated fixed surface infrastructure. This excludes: land
that is or was last occupied by agricultural or forestry buildings;
land that has been developed for minerals extraction or waste
disposal by landfill, where provision for restoration has been made
through development management procedures; land in built-up areas
such as residential gardens, parks, recreation grounds and
allotments; and land that was previously developed but where the
remains of the permanent structure or fixed surface structure have
blended into the landscape.
9.11 Taking into account the definition of PDL
as set out in the NPPF, the existing garages (currently used for
ancillary residential purposes connected to no. 2 Toonagh)
are permanent, lawful structures. The garages have not been used
for the purposes of agriculture or forestry, minerals extraction or
waste disposal and are sited outside of lawful residential garden
area of the existing dwelling at no. 2 Toonagh, the extent of which
is shown on the red line plan below:
Red line plan accompanying application
21/00129/LDC
Similarly, the access drive and turning area
serving the existing garages are existing, permanent areas of hard
surfacing connected to the ancillary residential use of the
existing garages and by default have also not been used for the
purposes of agriculture or forestry, minerals extraction or
waste disposal. The buildings and associated areas of hard
surfacing are existing and in good condition. The definition of PDL
in the Framework states that land in built-up areas such as
residential gardens is excluded from being PDL. However,
residential gardens that are not located in built up areas can be
considered as PDL. The existing garages, parking and access drive
are used for residential purposes connected to no. 2 Toonagh and
the application site could reasonably be considered as wholly part
of the existing dwelling at no. 2. However, the application site is
not considered to be within a built-up area. The site is located
outside of both a defined settlement boundary and a Green Belt
village. The site is not surrounded by existing dwellings. It is
not read in the context of the existing linear development of
housing that fronts onto the highway which is seen along Winkfield
Street and Maidens Green and forms part of the village of Maidens
Green. There are existing buildings directly to the
north/north-east of the site (stables and a barn), but these are
not in residential use. Between the application site and the
highway to the south is an open field. On balance, the application
site is not considered to be within a built-up area. The site
comprises existing buildings and existing areas of hard surfacing
and is therefore classified as previously developed land.
9.12 The proposed new dwelling would be sited in
the same location as the pair of existing garages it would replace
and would utilise the existing vehicular access, access drive
(which would be widened in part) and the on-site parking and
turning area and as such would be on land that is considered
previously developed land.
9.13 The residential garden to serve the
proposed dwelling is already lawfully in use as residential garden
by the existing dwelling at no. 2 Toonagh. As such, there would be
no material change of use of land as the land would remain in use
as residential garden connected to the proposed
dwelling.
9.14 As such,
the proposal is considered as appropriate development in the Green
Belt assessed under Para 149 g) of the NPPF as the redevelopment of
previously developed land, subject to ensuring there would be no
greater impact on the openness of the Green Belt than the existing
development.
2. Impact on
openness
9.15 The
proposed dwelling would have a floor area of 85sqm, the same as the
floor area of the existing garages which would be demolished and
replaced with the new dwelling.
9.16 The
proposed dwelling would have an eaves height of 2.7, a 0.8m
increase compared to the existing garages it would replace; and a
ridge height of 2.9m, a reduction of
0.45m when compared to the existing garages. The proposed dwelling
would result in an increase in volume of approximately 11% when
compared to the existing garages it would replace.
9.17 Based on these parameters, the proposed dwelling
would have the same floor area as the existing garages. Whilst
there would be a modest increase in volume, the proposed dwelling
would have a flat roof and overall lower ridge height than that of
the existing garages it would replace which would mitigate its bulk
and mass and the LPA would therefore not be able to demonstrate
that the proposal would result in a materially greater impact than
the existing development that would result in harm to the openness
of the Green Belt.
9.18 The
proposed dwelling would be sited in the same position as the
existing garages which would be demolished. The siting of the
proposed dwelling would also relate well to the existing built form
(existing stables and a barn) to the north/north-east of the site
to the benefit of the openness of the Green Belt.
9.19 The existing vehicular access from Church
Road, the existing driveway and on-site parking and turning area
that currently serves the existing garages would be retained and
re-used for the proposed dwelling. A small section of the existing
driveway would be widened to accommodate access by a fire tender;
however, this would be at surface level only and would not harm to
the openness of the Green Belt. The existing barn and stables to
the north/north-east have a similar access and parking arrangement
on a larger area of hardstanding.
9.20 The
residential garden proposed to serve the new dwelling would not
represent a material change of use of land. The land is already in
lawful use as residential garden (established by application ref:
21/00129/LDC) by the owner/occupier of no. 2 Toonagh and the land
would simply swap to become the private garden for the proposed
dwelling. As such, this would not result in any greater impact on
the openness of the Green Belt as the land is already lawfully used
as residential garden. The proposed
dwelling would replace existing garages used by the owner/occupier
of the existing dwelling at no. 2 Toonagh. Whilst the proposal
would result in the creation of a new dwelling, it would comprise a
small 2 bedroom unit which would not result in an appreciable
increase in residential activity or vehicular movements connected
to this residential use when compared to the ancillary residential
use of the garages connected to the existing dwelling at no. 2
Toonagh. As such, this would not result in
unacceptable harm to the openness of the Green Belt when compared
to the current use.
9.21 A planning
condition is recommended to remove permitted development rights for
extensions and outbuildings within the application site to protect
the openness of the Green Belt.
3. Impact on purpose of including the land
within the Green Belt
9.22 Para 137 of
the NPPF states: The Government attaches great importance to Green
Belts. The fundamental aim of Green Belt policy is to prevent urban
sprawl by keeping land permanently open; the essential
characteristics of Green Belts are their openness and their
permanence.
9.23 Para 138
goes onto state:
Green Belt
serves five purposes:
a) to check the
unrestricted sprawl of large built-up areas;
b) to prevent
neighbouring towns merging into one another;
c) to assist in
safeguarding the countryside from encroachment;
d) to preserve
the setting and special character of historic towns; and
e) to assist in
urban regeneration, by encouraging the recycling of derelict and
other urban land.
9.24 The
proposed dwelling would be sited on the same footprint as the
existing garages it would replace, with no increase in floor area
and a nominal increase in volume. The private garden area to serve
the proposed dwelling is already lawfully used as garden. The
existing vehicular access, drive (which would be widened in part)
and parking area serving the garages would be re-used by the new
dwelling. As such, the proposal would not lead to sprawling
development into the Green Belt, would not result in towns merging
and would also not result in encroachment into the countryside.
9.25 The setting
and special character of historic towns would be unaffected by this
proposal. In terms of urban regeneration, although this is a Green
Belt site, it would result in the re-use of part of a previously
developed site.
9.26 As such,
the proposed development would not conflict with the purposes of
including land within the Green Belt.
9.27 To
summarise, the proposed redevelopment of the site for 1no. dwelling
and the re-use of the existing vehicular access, access drive (which would be widened in
part) and the on-site parking and turning area would be on land
that is considered previously developed land and would
therefore constitute appropriate development in the Green Belt in
accordance with para 149 g) of the NPPF. The residential garden
proposed to serve the new dwelling would not represent a material
change of use of land as the land is already lawfully in use as
garden. The LPA cannot demonstrate that the proposed development
would result in a greater impact to the openness of the Green Belt
than the existing development is replaces/re-uses. The proposal
would also not conflict with the purposes of including land within
the Green Belt.
9.28 The
proposal is therefore acceptable in principle in accordance with
Saved Policy GB1 of the BFBLP, CS9 of the CSDPD and the NPPF,
subject to other material planning considerations including impact
to residential amenity, highway safety, etc, which are considered
below.
ii. Residential amenity
9.29 The
proposed dwelling would be sited some 80m from existing dwellings
at nos. 1-3 Toonagh to north-west, some 65m from Clare House to the
west and 85m from existing dwellings to the south/south-west on
Church Road. Given these separation distances, the single storey
height of the dwelling and screening provided by existing
trees/vegetation, the proposed dwelling would not result in an
adverse impact to surrounding dwellings through overlooking, loss
of privacy or overbearing/visual impact.
9.30 In relation
to the residential amenities of future occupiers of the proposed
dwelling, all habitable rooms would be served by windows as a
source of daylight and ventilation. On-site parking for 2no.
vehicles would be provided in accordance with the Council’s
Parking Standards, along with bin and cycle storage and private
garden space propionate to the size of the dwelling.
9.31 There are
existing stables and a barn located to the north/north-east of the
application site. The stables are used for private equestrian use
by the existing dwelling at Merrydown, Winkfield Street and are not
in commercial use (controlled by condition on planning permission,
ref: 09/00757/FUL). The existing barn is used for agriculture. It
is not considered that due to the size of the buildings and their
uses that there would be unacceptable harm to future occupiers of
the proposed dwelling from noise and disturbance. New planting
(native hedge) is proposed along the northern boundary of the site
where it adjoins the existing stables which would provide some
screening for the proposed development.
9.32 As such,
the proposal would not be considered to adversely affect the
residential amenities of neighbouring occupiers and acceptable
living conditions would be provided for future occupiers of the
proposed dwelling, in accordance with Saved Policy EN20 of the
BFBLP and the NPPF.
iii. Impact on character and appearance of surrounding area
9.33 The
proposed dwelling would be sited some 65m from the highway to the
south on Church Road at the closest point. Due to its setback from
the road, screening around the southern boundary of the site
comprising trees and vegetation which would be retained and the
flat roof design of the dwelling with a maximum height of 2.9m, the
proposed dwelling would not appear prominent in the
streetscene.
9.34 Externally,
the proposed building would comprise red brick, horizontal timber
cladding and glazing with a flat roof. The existing buildings
(stables and barn) to the north/north-east of the site comprise a
mix of horizontal timber cladding and brick. The proposed design of
the building would be of modern appearance, whilst still reflecting
the materials seen on buildings close to the site. The flat roof
proposed would minimise the bulk and mass of the building. Details
of materials will be secured by planning condition.
9.35 The
surrounding area comprises a mix of styles of dwellings, with no
uniform design prevalent within the area. Due to the variety of
design in the area, the setback of the proposed dwelling from the
public highway and that it would not appear prominent from public
vantage points, the design of the dwelling and its size and scale
would not detract from the character and appearance of the
surrounding area.
Proposed elevations
9.36 The
existing vehicular access from Church Road, the existing driveway
and on-site parking and turning area that currently serves the
existing garages would be retained and re-used for the proposed
dwelling. A small section of the existing driveway would be widened
to accommodate access by a fire tender and an additional area of
hardstanding is proposed along the southern elevation of the
building as a patio area, however, these additional areas of hard
surfacing would be at surface level only and would not result in
adverse harm to the rural character of the area.
9.37 The
proposed dwelling, its associated garden, parking, access drive and
vehicular access would occupy a plot that is 0.23 hectares. This
development plot would be larger in size than some existing plots
within Maidens Green, including Clare Cottage (approximately 0.06
hectares), Cats Eye Cottage (approximately 0.1 hectares) and nos. 3
and 4 Yew Tree Cottage (between approximately 0.02 and 0.03
hectares). The plot would accommodate the proposed dwelling, a
proportionate sized garden, on-site parking, cycle and bin storage.
Whilst the proposed dwelling would comprise a single storey 2
bedroom dwelling that would be smaller in size than some of the
larger detached dwellings found within Maidens Green, there are
other examples of bungalows within the area, including dwellings
known as Cherry Tree and New Ashdown to the south of the highway on
Maidens Green. The proposed dwelling and its plot are not in a
readily visible location and the proposal would therefore result in
neither demonstrable or unacceptable harm to the character and
appearance of the surrounding area.
9.38 There are
some trees to the north-west of the existing building along with
trees to the
south/south-east
of the building. 2no. trees are scheduled for removal – a
Wild Cherry and Plum, however these are Category C trees and not of
visual/landscape importance and their removal would not result in
harm to the rural character of the area. Additional planting is
proposed within the site.
9.39 The site is
located some 200m from the Winkfield Conservation Area to the
east/south-east, with open fields, trees and hedgerow in-between.
Due to this separation distance, screening and modest height of the
proposed dwelling, the proposal would not impact upon the
Conservation Area.
9.40 A planning
condition is recommended to remove permitted development rights for
extensions and outbuildings to protect the visual amenities and
rural character of the area. A further planning condition is
recommended relating to landscaping and means of enclosure in the
interests of the rural character of the area.
9.41 As such,
the proposal would not adversely affect the character and
appearance of the surrounding area and would be in accordance with
Saved Policy EN20 of the BFBLP, Policy CS7 of CSDPD and the
NPPF
iv. Transport
Road
Classification
9.42 The A330 Church Road is a
primary distributor road within Winkfield which provides one of the
main connections between Ascot and Maidenhead. This section of the
A330 is subject to a 30mph speed limit but is not street
lit.
9.43 Church Road is ancient
highway meaning the 2.4m/2.75m wide footway and verge adjacent to
the existing shared access for No.2 Toonagh is adopted.
Access
Arrangement
9.44 2 Toonagh will retain
vehicular and pedestrian access from Winkfield Street.
9.45 The new dwelling will be
served by the existing shared access to the rear from Church
Road.
9.46 The existing access will be
able to achieve the required visibility splays of 2.4m x 43m to the
left and right.
9.47 The existing entrance gates
are setback 18m from the adopted highway to ensure all vehicles can
stop off the adopted highway before the gates are
opened/closed.
9.48 The existing access drive
is between 4.8m and 5.0m wide. A small section (see extract below)
where there is a bend in the drive will be widened to ensure a fire
tender can safely access the site.
Parking
Provision/requirement
9.49 2 Toonagh provides at least
3 car parking spaces to the front of the property via Winkfield
Street to comply with the Local Authority's current Parking
Standards SPD (2016).
9.50 The new 2-bedroom
residential dwelling will be provided with 2 car parking spaces to
comply with the Local Authority's current Parking Standards SPD
(2016).
9.51 The retained driveway will
measure 14.8m wide by 12.4m long (shortest distance) / 17.4m long
(longest distance). This will ensure all vehicles including a fire
tender (2.7m by 7.7m rbfrs) can safely enter and leave the site in
a forward gear.
Vehicle Movements
9.52 The proposal is not
considered to have a detrimental effect on the local highway
network. (NPPF paragraph 111).
Cycle Provision
9.53 A cycle store will be
provided to accommodate at least 2 bicycles.
Refuse Provision
9.54 A bin store is proposed to
the north-east of the dwelling on the existing parking area. A bin
collection point is shown close to the vehicular access onto Church
Road. Future occupiers will need to transfer bins to/from
the bin collection point on bin collection day and an informative
is recommended to address this matter.
9.55 Subject to the
imposition of conditions, the proposal is considered to be in
accordance with CS23 of the CSDPD, Saved Policy M9 of the BFBLP,
the Parking Standards SPD and the NPPF and would not result in a
detrimental impact on highway safety.
v. Biodiversity
9.56 The
Preliminary Ecological Appraisal and Preliminary Roost Assessment
Survey (the Ecology report) submitted with the application
concludes there is no evidence of protected species and limited
potential for them to be using the site.
9.57 There are
some features of the site that are likely to be valuable for
biodiversity that should be retained and enhanced:
Orchard
9.58 The
arboricultural survey identifies 9 apple trees (T04, T05, T08,
T10-T15) which may form a traditional orchard. The People’s
Trust for Endangered Species defines a traditional orchard as at
least five trees with canopies less than 20 metres apart.
Therefore, this group of trees qualifies as a traditional orchard,
a NERC listed Habitat of Principal Importance (HPI) for
conservation. The orchard is not proposed for removal. Any
dead trees should not be removed, and any fallen deadwood should be
retained within the orchard area. Three new native trees are
proposed for planting adjacent to the orchard. However, it may be
more valuable to replant some fruit trees on vigorous rootstocks to
maintain the orchard as a valuable habitat in its own right.
Potential for
reptiles
9.59 The Ecology
report identifies that hedgerow on site offer suitable reptile
habitat but suggests these will not be affected by the proposals.
However, the proposed site shows the installation of post and rail
fencing on the north and western boundaries which may require
clearance of hedgerows. Therefore, a method statement should be
secured by planning condition to document how the fencing will be
installed without removing the hedgerow/grassland edge habitat that
reptiles may be using (or measures to protect animals if that is
required).
9.60 The Ecology
report makes several recommendations for biodiversity enhancements
such as a wildflower meadow area, bat and bird boxes, a pond, log
piles and planting fruit trees to support a wider range of
species.
9.61 Planning
conditions are recommended to secure details of landscaping,
biodiversity enhancements and a biodiversity method statement
relating to the demolition of the existing garages. Subject to the
imposition of these conditions, the proposal would not adversely
impact upon biodiversity, in accordance with Policies CS1 and CS7
of the CSDPD.
vi. Trees
9.62 There are
trees on and surrounding the site which are not subject to Tree
Preservation Orders. The site also is not located within a
Conservation Area.
9.63 The
application is accompanied by an Arboricultural Impact Assessment,
Method Statement and Tree Protection Plan. Tree protection measures
include the new foundations for the dwelling formed within the void
of the existing garage, with no requirement for additional
excavations. The existing vehicular access, access drive and
parking areas will be retained and therefore no additional impacts
will result to the root protection area (RPA) of existing
trees/vegetation.
9.64 The small
section of the access drive which would be widened is located
outside the RPA of adjoining trees/vegetation. A planning condition
is recommended to ensure that the development is undertaken in
accordance with the Arboricultural Impact Assessment, Method
Statement and Tree Protection Plan.
9.65 2no. trees
are scheduled for removal – a Wild Cherry and Plum, however
these are Category C trees and there is no objection to their
removal. New tree planting is proposed which will be secured by a
landscaping condition.
9.66 Subject to the
imposition of conditions, the proposal is considered to be in
accordance with Policy EN1 of the Bracknell Forest Borough Local
Plan and the NPPF and would not result in an adverse impact on
trees.
vii. Thames Basin Heath Special Protection Area (SPA)
9.67 The site is
located outside of the 5km buffer of the SPA. As such, no SPA
mitigation would be required via Section 106 Agreement.
viii. Community Infrastructure Levy (CIL)
9.68 Bracknell
Forest Council commenced charging for its Community Infrastructure
Levy (CIL) on 6th April 2015. CIL applies to any new build
including those involving the creation of additional dwellings. It
is applied as a charge on each square metre of new development.
9.69 The amount
payable varies depending on the location of the development within
the borough and the type of development. The charging schedule
states how much CIL will be charged (in pounds per square metre of
net additional floorspace) based on the development type and
location within the borough.
9.70 The
application site lies within the zone of the Northern
Parishes.
ix. Energy sustainability
9.71 Policy CS10
of the CSDPD requires the submission of a Sustainability Statement
in relation to water usage (average water use of 110
litre/person/day). A planning condition is recommended to secure
the submission of a Sustainability Statement to satisfy the
requirements of Policy CS10 of the CSDPD.
9.72 Policy CS12
of the CSDPD requires development proposals for less than five net
additional dwellings to provide at least 10% of their energy
requirements from on-site renewable energy generation. A planning
condition is recommended to secure the submission of an Energy
Demand Assessment to satisfy the requirements of Policy CS12 of the
CSDPD.
x. Drainage/SuDS
9.73 The
application site is located within Flood Zone 1.
9.74 The
existing hard surfaced areas - the vehicular access, gravel drive
and on-site parking and turning area would be re-used as part of
the development and comprise a gravel finish which is SUDs
compliant.
9.75 A new
soakaway and underground sewer treatment plant is proposed within
the site to serve the proposed dwelling and an existing drainage
ditch within the site would remain unaffected by the proposal.
9.76 As such,
the proposal would not increase flood risk either within the site
or off-site.
10.
CONCLUSION
10.1 The
proposed redevelopment of the site for 1no. dwelling and the re-use
of the existing vehicular access,
access drive and the on-site parking and turning area would be on
land that is considered previously developed land. The
proposal would therefore constitute appropriate development
in the Green Belt in accordance with para 149 g) of the NPPF. The
residential garden proposed to serve the new dwelling would not
represent a material change of use of land as the land is already
lawfully in use as garden. The LPA cannot demonstrate that the
proposed development would result in a greater impact on the
openness of the Green Belt than the existing development is
replaces. The proposal would also not conflict with the purposes of
including land within the Green Belt.
10.2 The
proposal would not adversely impact upon the residential amenities
of neighbouring properties and character and appearance of
surrounding area.
10.3 No
unacceptable highway safety implications would result from the
proposal, with acceptable visibility achieved at the existing
access and parking for both vehicles and cycles, in accordance with
the Council’s Parking Standards SPD.
10.4 Planning
conditions are recommended in relation to trees, biodiversity and
energy sustainability.
10.5 The
proposal would not require SPA mitigation given it is located more
than 5km from the SPA. The scheme would be CIL liable.
10.6 The
application is therefore recommended for conditional approval.
-
RECOMMENDATION
11.1 That
the application be approved subject to the following
conditions:
1. 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.
2. The
development hereby permitted shall be carried out only in
accordance with the following approved plans received by the Local
Planning Authority:
Drawing titled
location plan dated 27 January 2022
Drawing titled
pro plans and elevations dated 27 January 2022
Drawing titled
pro site plan dated 1 June 2022
Drawing titled
pro bike and bin store dated 1 June 2022
Drawing titled
visibility splays dated 27 January 2022
Drawing ref: AIA
01 Rev A dated 27 January 2022
Drawing ref: TPP
01 Rev A dated 27 January 2022
REASON: To
ensure that the development is carried out only as approved by the
Local Planning Authority.
3. The development
hereby permitted shall not be begun 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, CSDPD CS7]
4. The dwelling
hereby permitted shall not be occupied until a scheme depicting
hard and soft landscaping has been submitted to and approved in
writing by the Local Planning Authority. The scheme shall include a
3 year post planting maintenance schedule. All planting comprised
in the soft landscaping works shall be carried out and completed in
full accordance with the approved scheme, in the nearest planting
season (1st October to 31st March inclusive) to the completion of
the development or prior to the occupation of any part of the
approved development, whichever is sooner. All hard landscaping
works shall be carried and completed prior to the occupation of any
part of the approved development. As a minimum, the quality of all
hard and soft landscape works shall be carried out in accordance
with British Standard 4428:1989 ‘Code Of practice For General
Landscape Operations’ or any subsequent revision. All trees
and other plants included within the approved details shall be
healthy, well-formed specimens of a minimum quality that is
compatible with British Standard 3936:1992 (Part 1)
‘Specifications For Trees & Shrubs’ and British
Standard 4043 (where applicable) or any subsequent revision.
Any trees or other plants which within a period of 5 years from the
completion of the development, die, are removed, uprooted, are
significantly damaged, become diseased or deformed, shall be
replaced during the nearest planting season (1st October to 31st
March inclusive) with others of the same size, species and quality
as approved. The areas shown for soft landscaping purposes on the
approved plans shall thereafter be retained as such.
REASON: In the interests of good landscape
design and the visual amenity of the area.
[Relevant Policies: BFBLP EN2 and EN20, CSDPD
CS7]
5. The dwelling
hereby permitted shall not be occupied 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 the dwelling approved in
this permission.
REASON: In the
interests of the visual amenities of the area and to safeguard
existing retained trees, hedges and shrubs.
[Relevant Plans and
Policies: BFBLP EN20, CSDPD CS7]
6. The
development hereby permitted 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 approved 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: CSDPD CS10]
7. The
development hereby permitted shall not be begun until 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, has been submitted to and approved in
writing by the Local Planning Authority. The development shall be
implemented in accordance with the Assessment, as approved, and
retained as such thereafter.
REASON: In the
interests of the sustainability and the efficient use of
resources.
[Relevant Plans
and Policies: CSDPD CS12]
8. The
development hereby permitted shall not be begun (including
demolition, ground works and site clearance) until a method
statement for the sensitive demolition to avoid the potential of
harm to protected species (including nesting birds and reptiles) on
site has been submitted to and approved by the Local Planning
Authority. The content of the method statement shall include:
• the
purpose and objectives for the proposed works
• detailed
designs and/or working methods to achieve the stated objectives
• extent
and location of the proposed works shown on an appropriate plan
• a
timetable for implementation
• details
of persons responsible for implementing the works
The works shall
be carried out strictly in accordance with the approved
details.
REASON: In the
interests of nature conservation
[Relevant Plans
and Policies: CSDPD CS1, CS7]
9. The
development hereby permitted 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. An ecological site inspection report
shall be submitted within three months of the first occupation
(major)/prior to practical completion of any dwelling hereby
approved (minor). The approved scheme shall be performed, observed
and complied with.
REASON: In the
interests of nature conservation
[Relevant Plans
and Policies: CSDPD CS1, CS7]
10. The
development shall be undertaken in accordance with the document
entitled Arboricultural Method Statement and associated drawings
Arboricultural Impact Assessment (drawing ref: AIA 01 Rev A) and
Tree Protection Plan (drawing ref: TPP 01 Rev A) by Arbtech dated
December 2021.
REASON: In order
to safeguard trees and other vegetation.
[Relevant
Policies: BFBLP EN1 and EN20, CSDPD CS7]
11. No part of the development
shall be occupied until vehicle parking, access and turning space
has been surfaced and provided in accordance with the approved
drawing. The space shall be kept available for parking and
turning.
REASON: To ensure that the
development is provided with adequate parking facilities in order
to reduce the likelihood of roadside parking which could be
detrimental to the free flow of traffic and to highway safety and
to facilitate vehicles entering and leaving the highway in forward
gear.
[Relevant Policies: BFBLP M9,
CSDPD CS23]
12. No part of the development
shall be occupied until the visibility splays shown on the approved
drawing has been provided. The areas within these splays shall be
kept free of all obstructions to visibility above a height of 0.6
metres from the surface of the carriageway.
REASON: In the interests of
highway safety.
[Relevant Policies: CSDPD
CS23]
13. No part of the development
shall be occupied until covered and secure cycle parking facilities
have been provided in accordance with the approved drawing. 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 cycle parking facilities in
order to encourage the use of alternative modes of
transport.
[Relevant Policies: BFBLP M9,
CSDPD CS23]
14. No part of the development
shall be occupied until a bin storage area has been provided in
accordance with the approved drawing. The 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 waste/recycling
facilities.
15. Any gates provided shall
open away from the highway and be set back a distance of at least
18 metres from the highway boundary.
REASON: In the interests of
highway safety.
[Relevant Policies: CSDPD
CS23]
16.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]
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. The applicant
is advised that the following conditions require discharging prior
to commencement of development:
3. Materials
6.
Sustainability Statement
7. Energy Demand
Assessment
8. Sensitive
demolition
9. Biodiversity
enhancements
3. The applicant
is advised that the following conditions require discharging prior
to occupation:
4.
Landscaping
5. Boundary
treatments
4. Although they
must be complied with, no details are required to be submitted in
relation to the following conditions:
1. Time
limit
2. Approved
plans
10. Tree
protection measures
11. Parking and
turning
12. Visibility
splays
13. Cycle
parking
14. Bin
storage
15. Gates
16. SUDS
5. Future occupiers will need to carry their
bins/refuse to/from the bin collection point on bin collection
day.
6. In relation
to condition 4 (landscaping), the Preliminary Ecological Appraisal
and Preliminary Roost Assessment Survey make recommendations on
landscaping to support biodiversity.
7. 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.
8. No building 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.
