Agenda item
21/01052/FUL 18 Heath Hill Road, North Crowthorne, Berkshire RG45 7BX
Proposed conversion of existing residential care home to form 8no. flats (2x1 bed, 5x2 bed and 1x3 bed), including external alterations.
Minutes:
Proposed conversion of existing residential care home to form 8no. flats (2x1 bed, 5x2 bed and 1x3 bed), including external alterations.
The Committee noted:
· The supplementary report tabled at the meeting.
· The comments of Crowthorne Parish Council as detailed
in the agenda.
· The 6 representations received as summarised in the agenda.
Following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act to secure SPA Mitigation, RESOLVED that the application be APPROVED subject to the following conditions amended, added to or deleted as the Assistant Director: Planning considers necessary:
01. The development hereby permitted shall be begun before the expiration of three
years from the date of this permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990.
02. The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details, received by the Local Planning Authority,
01 (Location Plan)
07 Rev. E (Site Plan Proposed)
08 Rev D (Proposed Ground Floor Plan)
09 Rev. A (First floor plan)
10 Rev. A (Second Floor Plan)
11 Rev. C (Elevations Proposed)
12 Rev A (Cycle Store details)
Arboriculture Assessment and Method Statement (ref. MW.21.0809.AIA)
REASON: To ensure that the development is carried out only as approved by the
Local Planning Authority.
03. No development shall take place until a plan showing visibility splays at the site
access onto Heath Hill Road North 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]
04. No development shall take place until details of the accessway along the northwestern side of the building have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
(a) Confirmation that all obstructions to the width of the accessway will be removed
such that the full width between the boundary and side of the building is available for
vehicle movement;
(b) Details of signage and markings to indicate vehicle priority and to ensure that the
accessway and waiting areas at either end will be kept clear and unobstructed; and
(c) Details of how enforcement of the areas to be kept clear and unobstructed in (b)
above will be enforced.
No dwelling shall be occupied until the accessway has been laid out within the site in
accordance with the approved details and the accessway shall be operated in
accordance with the approved details at all times.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23, NPPF paragraphs 110b) and 112c)]
05. No dwelling shall be occupied until a means of access for pedestrians to Heath Hill Road North and to the rear parking area has been constructed in accordance with the approved plans.
REASON: In the interests of accessibility and to facilitate access by pedestrians.
[Relevant Policies: BFBLP M6, Core Strategy DPD CS23]
06. No dwelling shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawing and the electric vehicle charging infrastructure has been provided. Thereafter, the parking spaces and turning space shall be kept available for parking and turning at all times and electric vehicle charging infrastructure shall be maintained in working order.
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, and parking which is designed to enable charging of plug-in and other ultra-low emission vehicles in safe, accessible and convenient locations.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23, NPPF paragraph 112e)]
07. No dwelling shall be occupied until 16 secure and covered cycle parking spaces have been provided in the location identified for cycle parking on the approved plans within the development. The cycle parking spaces and facilities shall thereafter be retained. The door(s) to the cycle store shall be of a sliding or roller-shutter design. Any door replacement or repair shall only be with a sliding or roller-shutter type door.
REASON: In the interests of accessibility of the development to cyclists and to ensure
that the cycle store can be accessed when the door(s) are open.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
08. No gates shall be provided at the vehicular access to the site.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
09. No development (including initial site-clearance) shall commence until a detailed
scheme for the protection of existing trees to be retained, in accordance with British
Standard 5837 (2012) 'Trees in relation to design, demolition and construction -
Recommendations' (or any subsequent revision), has been submitted to and
approved in writing by the local planning authority. Protection measures shall be
phased as necessary to account for and provide protection during demolition,
construction and hard landscaping works. Details shall include an approved
development layout plan at a minimum scale of 1:200, showing the following:
a) Accurate trunk positions and canopy spreads of all existing trees within the site
and on adjoining land adjacent to the development as identified within the
Arboriculture Assessment and Method Statement (ref. MW.21.0809.AIA) ,
b) Proposed location/s of protective barrier/s, supported be a metal scaffold
framework, constructed as a minimum in accordance with Section 6 (Figure 2), to
include appropriate weatherproof tree protection area signage securely fixed to the
outside of the protective fencing structure at regular intervals.
c) Illustration/s of the proposed protective barriers to be erected.
d) Proposed location/s and illustration/s of site-specific ground protection measures
within the main root protection areas of retained trees, designed as necessary for
pedestrian light traffic or heavy plant machinery, as necessary to prevent
contamination and ground compaction
e) Annotated minimum distances between protective barriers and trunks of retained
trees at regular intervals
f) All fenced off areas clearly annotated as tree protection areas/construction
exclusion zones
g) Notes regarding restrictions which apply to tree protection areas/construction
exclusion zones
h) Arboricultural site monitoring - Note confirming that all protection measures are to
be routinely monitored by site visits undertaken by a project arboriculturist (appointed
by the land owners), at maximum 4-week intervals for the duration of all works on site
to ensure full compliance with the approved tree protection and monitoring scheme.
Copy of signed report to be forwarded to the local authority following each site visit.
The development shall be carried out in full accordance with approved scheme.
REASON:- In order to safeguard trees and other vegetation considered to be worthy
of retention in the interests of the visual amenity of the area.
[Relevant Policies: Core Strategy CS7, Bracknell Forest Borough Local Plan EN1]
10. The protective fencing and other protection measures specified by condition 09 shall be installed in the locations agreed in writing by the local planning authority prior to the commencement of any development works, including any initial clearance, and
shall be maintained fully intact and (in the case of the fencing) upright, in its approved
locations at all times, until the completion of all building operations on the site. Where
phased protection measures have been approved, no works shall commence on the
next phase of the development until the protective fencing barriers and other
protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following:-
a) No mixing of cement or any other materials.
b) Storage or disposal of any soil, building materials rubble, machinery, fuel,
chemicals, liquids waste residues or materials/debris of any other description.
c) Siting of any temporary structures of any description including site office/sales
buildings, temporary car parking facilities, porta-loos, storage compounds or hard
standing areas of any other description.
d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the exiting surfaces/ground conditions of any other description.
e) Installation/siting of any underground services, temporary or otherwise including:
drainage, water, gas electricity, telephone, television, external lighting or any
associated ducting.
f) Parking/use of tracked or wheeled machinery or vehicles of any description.
In addition to the protection measures specified above.
a) No fires shall be lit within 20 metres of the trunks of any trees or the centre line of
any hedgerow shown to be retained.
b) No signs, cables, fixtures or fittings of any other description shall be attached to
any part of any retained tree.
REASON:- In order to safeguard trees and other vegetation considered to be worthy
of retention in the interests of the visual amenity of the area.
[Relevant Policies: Core Strategy CS7, Bracknell Forest Borough Local Plan EN1]
11. No development shall commence until a detailed site-specific construction method statement for all hard surfaced areas of any description within the minimum root protection areas of retained trees calculated in accordance with British Standard 5837 (2012) 'Trees in relation to design, demolition and construction - Recommendations' or any subsequent revision, has been submitted to and approved in writing by the local planning authority. Details shall be based on a porous 'No Dig' principle of construction, avoiding any excavation of existing levels in all areas concerned, and shall include:-
a) An approved development layout plan identifying all areas where special
construction measures are to be undertaken.
b) Materials including porous surface finish.
c) Construction profile/s showing existing/proposed finished levels together with any
grading of levels proposed adjacent to the footprint in each respective structure.
d) Program and method of implementation and arboricultural supervision.
The construction method statement shall be implemented in full accordance with the
approved scheme, under arboricultural supervision, prior to the occupation of the
dwelling. The 'No Dig' structure shall be retained in perpetuity thereafter.
REASON:- In order to alleviate any adverse impact on the root systems and the longterm health of retained trees, in the interests of the visual amenity of the area.
[Relevant Policies: Core Strategy CS7, Bracknell Forest Borough Local Plan EN1]
12. The development 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, wellformed specimens of a minimum quality that is compatible with British Standard
3936:1992 (Part 1) 'Specifications For Trees & Shrubs' and British Standard 4043
(where applicable) or any subsequent revision. Any trees or other plants which within
a period of 5 years from the completion of the development, die, are removed,
uprooted, are significantly damaged, become diseased or deformed, shall be
replaced during the nearest planting season (1st October to 31st March inclusive)
with others of the same size, species and quality as approved.
REASON: In the interests of good landscape design and the visual amenity of the
area.
[Core Strategy DPD CS7, BFBLP 'Saved' Policies EN2 and EN20]
13. Those windows shown on the approved drawings as having obscured glazing in part or full shall at all times be so fitted. The obscure glazing shall be a minimum of
Pilkington Level 3 or equivalent.
REASON: To prevent the overlooking of neighbouring property.
[Relevant Policies: BFBLP EN20]
14. The rooflights in the roof slope of the proposed development shall at all times be no less than 1.7 metres above internal floor level.
REASON: To prevent the overlooking of neighbouring property.
[Relevant Policies: BFBLP EN20]
15. The materials to be used in the construction of the external surfaces of the development hereby permitted shall be of similar appearance to those of the existing building.
REASON: In the interests of the visual amenities of the area.
[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]
16. No external demolition or construction work shall take place outside the hours of 8:00hrs and 18:00hrs Monday to Friday; 8:00hrs and 13:00hrs Saturday and not at all on Sundays and Public Holidays.
REASON: In the interests of the amenities of the area.
[Relevant Policies: BFBLP EN25]
Supporting documents: