Agenda and minutes

To approve as a correct record the minutes of the meeting of the Committee held on 19 January 2012.

RESOLVED that the minutes of the meeting of the Committee held on 19 January 2012 be agreed as a correct record and signed by the Chairman.

Members are required to declare any personal or prejudicial interests and the nature of that interest, in respect of any matter to be considered at this meeting.

Councillor Finch declared a personal and prejudicial interest in agenda item 5, 11/00015/FUL, Christine Ingram Gardens, as he lived in the road off which the development was situated.  He left the meeting during consideration of the item.

Conversion of roof space of blocks A and B to provide 6no. additional flats (3no. one bedroom flats and 1no. two bedroom flat in Block A,  2no. one bedroom flats in Block B).  Provision of 9 additional car parking spaces and 10 additional cycle spaces and relocation of visitor cycle store.

Councillor Finch declared a personal and prejudicial interest in agenda item 5, 11/00015/FUL, Christine Ingram Gardens, as he lived in the road off which the development was situated.  He left the meeting during consideration of the item.

The Committee noted

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Bracknell Town Council
• 30 representations that had been received
• An additional representation relating to the provision of additional car parking spaces for this application and application 12/00056/FUL.

The application had met the criteria for public speaking and the Committee was addressed by Mr. Alan Thomson, a local resident.

A Development Viability Appraisal submitted with the application, and independently assessed by the District Valuer Services, concluded that, if the 6 units were NewBuild HomeBuy, a contribution could also be secured towards the provision of affordable housing elsewhere in the borough.  The option of providing the fully policy compliant 12 affordable units on site was not considered to be viable or practical.  The delivery of all 12 affordable units onsite was also considered by the District Valuer Services potentially to render the development unviable.

Members of the Committee expressed concerns about –

• overdevelopment of the site
• inadequate provision of affordable housing

Notwithstanding the recommendation for approval of the Head of Development Management, the Committee

RESOLVED that the application be refused for the following reasons:

01.    The six additional flats proposed would result in an overdevelopment of the site to the detriment of local amenities.  The development would therefore be contrary to Policy EN20 of the Bracknell Forest Borough Local Plan and Policy CS7 of the Core Strategy Development Plan Document.

02.     In the absence of a planning obligation to secure affordable housing in terms that are satisfactory to the Local Planning Authority, the proposal is contrary to Policy H8 of the Bracknell Forest Borough Local Plan, Policy CS16 of the Core Strategy Development Plan Document and to Supplementary Planning Guidance on Affordable Housing (adopted September 2003), as revised by Planning Policy Statement 3 – ‘Housing’.

03.     The proposed development would unacceptably increase the pressure on highways and transportation infrastructure, public open space, built sports facilities, library facilities and community facilities. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secure contributions towards integrated transport and highway safety measures, open space,  built sports facilities,  library facilities and community facilities, the proposal is contrary to Policy CC7 of the South East Plan, Policies R5 and M4 of the Bracknell Forest Borough Local Plan and Policies CS6, CS8 and CS24 of the Core Strategy Development Plan Document and to Supplementary Planning Document Limiting the Impact of Development (adopted July 2007).

04    The occupants of the development would put extra pressure on the Thames Basin Heaths Special Protection Area and the applicants have not satisfactorily mitigated the development to comply with the Limiting the Impact of Development Supplementary Planning Document (July 2007).  In the absence of a section 106  ...  view the full minutes text for item 72.

Erection of 3 number three bedroom and 2 number four bedroom two storey houses with attached garages following the demolition of the existing 4 bedroom two storey house.

A site visit had been held on Saturday 11 February 2012 which had been attended by

Councillors Brossard, Davison, Dudley, Finnie, Heydon and Thompson.

The Committee noted

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Sandhurst Town Council, Thames Water Utilities Ltd and the Environment Agency.
• Representations that had been received from five addresses.
• Additional information submitted by the applicant indicating how the development met the three derogation tests in the habitat regulations.

RESOLVED that

(i)         Subject to the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to transport facilities; open space and recreation facilities; secondary education facilities; and Thames Basin Heath Special Protection Area, the Head of Development Management be authorised to approve the application subject to the following conditions:-

01.     The development hereby permitted shall be begun before the expiration of three years from the date of this permission.  

02.     The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority on 30 November 2011:          

          Drawing nos.SAN 1348/1N, 2E, 3C, 6B and 7B.                        

03.     No development shall take place until details of the materials 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.

04.    The development hereby permitted shall not be begun until:

1)   a scheme depicting hard and soft landscaping, including any landscaping to be retained, and

2)   a three year post planting maintenance scheme

have been submitted to and approved in writing by the Local Planning Authority.  The approved post-planting maintenance schedule shall be performed and complied with.

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, or as may otherwise be agreed in writing by the Local Planning Authority.  All hard landscaping works shall be carried out 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  ...  view the full minutes text for item 73.

Change of use from 2 no. 3 bed maisonettes to 1 no. 4 bed detached dwelling.

The Committee noted

• The supplementary report of the Head of Development Management tabled at the meeting.
• The comments of Sandhurst Town Council.
• Eight letters of support that had been received.

RESOLVED that the application be approved subject to the following conditions:-

01.     The development hereby permitted shall be begun before the expiration of three years from the date of this permission.    

02.     The development hereby permitted shall be carried out only in accordance with the following details received by the Local Planning Authority on 22 December 2011:      

          The layout and plans contained in the Estate Agent Sales Details.                          

Summary Of Reason(s) For Decision:

The following development plan policies have been taken into account in determining this planning application:

Bracknell Forest Borough Local Plan (BFBLP) Policies:

H11 – Retention of Housing Stock

Core Strategy Development Plan (CSDPD) Policies:

CS2 – Locational Principles

South East Plan (SEP) Policies:

CC6 - Sustainable Communities. & Character of Environment.

(Please note that this is not intended to be an exhaustive list).

The following material considerations have been taken into account:

Whilst the proposed development is contrary to BFBLP Policy H11 it is considered the proposal is an acceptable alternative use for the existing building.  The proposal will not adversely affect the character of the building, neighbouring property or the or significantly affect the amenities of neighbouring property.  The planning application is therefore approved.