Agenda item

Erection of 3 storey building (with parking, refuse and cycle storage at lower ground floor level), comprising 2no. retail units at ground floor level and 8no. one bedroom flats above, with associated parking following demolition of existing building.

Erection of 3 storey building (with parking, refuse and cycle storage

at lower ground floor level), comprising 2no. retail units at ground

floor level and 8no. one bedroom flats above, with associated parking

following demolition of existing building.

 

The Committee noted:

 

·       The supplementary report tabled at the meeting.

·       That Crowthorne didn’t raise an objection to the application.

·       The 13 representations received as summarised in the agenda.

 

RESOLVED that the Assistant Director: Planning be authorised to APPROVE the application subject to the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act relating to the following matters, and the following conditions, added to or deleted as the Assistant Director: Planning considers necessary:

 

- Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath SPA.

- Requirement to enter into an appropriate agreement with the Highway Authority under the Highways Act 1980 to form the pedestrian access onto High Street and for any incidental works affecting the adjoining highway (including any footway or verge).

- Contributions towards community facilities.

- Off-site OSPV contributions.

- SuDS monitoring fee.

 

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: -

2534 - 10 AMENDED - PROPOSED FLOOR PLANS 21st Sep 2021

2534 -11 AMENDED PLAN - PROPOSED PLANS AND ELEVATIONS 21st Sep 2021

2534 – 12C AMENDED PLAN - SITE PLAN AND BASEMENT PLANS 11th Apr 2022

2534 - 13 AMENDED PLAN - STREET SCENES AND SECTION 21st Sep 2021

201354/DS/01 REV/A DRAINAGE STRATEGY SITE PLAN 21st Apr 2022

2534-12C Site Plan showing parking space link to land uses

20.99 - 003 Swept Path Plot - FTA 10m Delivery Vehicle

           

REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

 

03. Prior to commencement of any development above slab level, samples of the external materials to be used in the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved materials.

REASON: In the interests of the visual amenities of the area.

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

 

04. Prior to commencement of any development above slab level, details showing the finished floor levels of the buildings in each phase hereby approved in relation to a fixed datum point shall be 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 character of the area.

 

05. No development shall commence 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, confirming the provision of the approved enhancements on site, shall be submitted within three months of the first occupation of the development.

The approved scheme shall be performed, observed and complied with.

REASON: In the interests of achieving net gains for biodiversity

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

06. The building hereby permitted shall not be occupied until hard and soft landscaping, including boundary treatments and other means of enclosure, has been provided for in accordance with a scheme 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 in accordance with British Standard 4428:1989 ‘Code Of practice For General Landscape Operations’ or any subsequent revision and completed in full accordance with the approved scheme.

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 next 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. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

07. Prior to the commencement of development an Air Quality Assessment demonstrating any likely changes in air quality exposure to air pollutants as a result of the proposed development, including any impacts on air quality management areas, shall be submitted to and approved in writing by the Local Planning Authority. The assessment is to compare the air quality following completion of the development with that expected at the time without the development. The assessment will need to:

 

1) assess the existing air quality in the study area (existing baseline)

2) predict the future air quality without the development in place (future baseline)

3) predict the future air quality with the development in place (with development)

4) details of mitigation

 

The Air Quality Assessment must include impacts on nitrogen dioxide and particles (PM10 and PM2.5), as well as the cumulative impact with other committed developments. Consideration must also be given to potential uncertainties in predicting future emissions from vehicles in the future, i.e. predict potential future air quality with and without the development/committed developments in place assuming no improvements in emissions from vehicles to compare against predicted future air quality with improvements in vehicle emissions. Isopleths maps of air quality concentrations and exceedance areas must also be included in the Air Quality Assessment Report so the public can easily see potential impacts on air quality.

REASON: To be sure that the development won’t significantly add to the concerns of the existing Air Quality Management Area.

 

08. The sound rating level (established in accordance with BS4142:2014) of any plant, machinery and equipment installed or operated in connection with this permission shall not exceed, at any time, the prevailing background sound level at the nearest residential or noise sensitive property.

If the plant, machinery or equipment is to be enclosed details of the enclosure shall be submitted and approved by the Local Planning Authority before the commencement of development.

REASON: To protect the existing and future residents of the village and the occupants of nearby residential properties from noise.

 

09. The dwellings hereby approved shall not be occupied until noise mitigation measures for protecting the proposed dwellings external amenity areas from noise from the road traffic and existing plant and machinery have been implemented in full in accordance with a scheme that has been submitted to and approved in writing by the Local Planning Authority. The noise mitigation measures shall be retained and maintained thereafter in accordance with the approved scheme.

REASON: To protect future residents from noise from road traffic (volumes pre 2020).

(complied with  BS8233:2014 recommendations.)

 

10. The means of vehicular access to and egress from the permitted building shall be from Thornley Place only. There shall be no vehicular access or egress from the site onto High Street during demolition or construction phases. No gates shall be provided at the vehicular access to the site.

REASON: In the interests of highway safety and to reduce the likelihood of deliveries occurring on High Street, which would be a danger to other road users.

[Relevant Policies: Core Strategy DPD CS23]

 

11. No dwelling or commercial unit shall be occupied until a means of access for pedestrians has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority in the following locations:

(a) onto High Street;

(b) to the rear car park and delivery area; and

(c) to the cycle and refuse storage area at lower ground floor level.

All ramps and gradients shall be compliant with Section 5.2: Ramps of the Department for Transport document 'Inclusive Mobility' and the Designing for Accessibility in Bracknell Forest SPD.

REASON: In the interests of accessibility and to facilitate access by pedestrians, including those with disabilities.

[Relevant Policies: BFBLP M6 and M7, Core Strategy DPD CS23]

 

12. (a) No dwelling or commercial unit shall be occupied until space has been laid out within the site in accordance with approved plan 2534-12C for 20 cars to be parked, vehicles to turn, for the loading and unloading of delivery vehicles, and for refuse collection to take place.

 

(b) Parking spaces shall be restricted to the land uses annotated on the approved plan as follows:

C = Commercial users, 5 spaces per retail unit, 10 spaces total;

R = Residential users, 1 space per 1-bedroom flat, 8 spaces total;

V = Visitors, 2 spaces.

 

(c) Parking spaces numbered 14 (residential) and 5 (commercial) on the approved plan shall have disabled parking space transfer areas marked to the side which is away from adjacent parking spaces and also marked to the rear (into the car park aisle).

 

(d) No dwelling or commercial unit shall be occupied until details of the signage for the car parking spaces along with signage for the High Street frontage of the building stating that all deliveries are to be made to the rear via Heath Hill Road South and Thornley Place have been submitted to and approved in writing by the Local Planning Authority.

 

Thereafter, the car parking spaces shall be provided and signed in accordance with the approved details and the signage shall be provided on the frontage to High Street.

 

The parking spaces, signage and areas for turning, deliveries and refuse collection shall thereafter be retained.

 

REASON: To ensure that the development is provided with adequate car parking, including for disabled users; for turning; and to allow for deliveries and refuse collection. To prevent the likelihood of on-street car parking and deliveries which would be a danger to other road users.

[Relevant Policies: BFBLP M7 and M9, Core Strategy DPD CS23]

 

13. No dwelling or commercial unit shall be occupied until 8 secure and covered cycle parking spaces for residents and 2 secure and covered cycle parking spaces for commercial uses have been provided in the locations identified for cycle parking on the approved plans within the development. The cycle parking spaces and facilities shall thereafter be retained.

REASON: In the interests of accessibility of the development to cyclists.

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

 

14. No development (including any site clearance or demolition) shall commence, until a Construction (and Demolition) Environmental Management Plan (CEMP) has been submitted to and has been approved in writing by the Local Planning Authority, setting out.

a) routing of construction and demolition traffic (including directional signage and appropriate traffic management measures);

b) parking of vehicles for site operatives and visitors;

c) areas for loading and unloading of plant and materials;

d) areas for the storage of plant and materials used in constructing the development;

e) location of any temporary portacabins and welfare buildings for site operatives;

f) any security hoardings;

g) any external lighting of the site;

h) methods of piling for foundations;

i) measures to control the emission of dust, dirt, noise and odour during demolition and

construction;

j) measures to control surface water run-off during demolition and construction;

k) construction and demolition working hours, and times during which delivery vehicles and vehicles taking materials away are allowed to enter or leave the site;

m) wheel-washing facilities during both demolition and construction phases; and

n) areas for the turning of construction and demolition vehicles such that the largest anticipated vehicles can turn and leave the site in a forward gear.

 

The approved CEMP shall be adhered to throughout the demolition and construction period.

 

No work relating to the development hereby approved, including works of preparation prior to building operations, shall take place outside the hours of 0800 and 1800 Monday to Friday; 0800 and 1300 Saturday and at no time on Sundays and Public Holidays.

 

The approved Construction Environmental Management Plan shall be operated/observed for the duration of the construction phase.

REASON: In the interests of the amenities of the area and highway safety.

[Relevant Policies BRBLP: EN20, Core Strategy DPD CS23]

 

15. No development shall take place until full details of the Drainage System(s) have been submitted to and approved in writing by the Local Planning Authority. These shall include:

·       Results of intrusive ground investigations demonstrating infiltration testing in accordance with the BRE365 at the proposed design depth and the depth of the seasonally high groundwater table.

·       Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, planting (if necessary) and drawings as appropriate taking into account the groundwater table.

 

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

 

16. The development hereby permitted shall not be begun until an Energy Demand Assessment demonstrating that:

(a)  the proposed development will reduce carbon dioxide emissions by at least 10% against the appropriate Target Emission Rate as set out in Part L of the Building Regulations (2006), and

(b)  a proportion of the development’s energy requirements will be provided from on-site renewable energy production (which proportion shall be 20%)

has been submitted to and approved in writing by the Local Planning Authority. The building shall thereafter be constructed in accordance with the approved assessment and retained as such thereafter.

REASON: In the interests of the sustainability and the efficient use of resources.

[Relevant Plans and Policies: CSDPD CS12]

           

17. The development shall not be begun until a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of 110 litres/ person/day, has been submitted to, and agreed in writing by, the Local Planning Authority. The development shall be implemented in accordance with the Sustainability Statement, as approved, and retained as such thereafter.

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

 

18. The use of the 2no. ground floor units shall be restricted solely to uses allowed under Use Class E(a), E(c), E(g)(i) or E(g)(ii) of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended), (or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification).

REASON: To prevent uses which would result in a demand for parking which cannot be accommodated on site and which would increase the likelihood of on-street car parking and deliveries which would be a danger to other road users.

[Relevant Policies: BFBLP M7 and M9, Core Strategy DPD CS23]

 

In the event of the S106 agreement not being completed by 19th August 2022, the Assistant Director: Planning be authorised to either extend the period further or refuse the application for the following reasons: -

 

01     In the absence of a planning obligation to secure suitable avoidance and mitigation measures and access management monitoring arrangements, in terms that are satisfactory to the Local Planning Authority, the proposal would be contrary to Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 (as amended), Policy NRM6 of the South East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan, Policy CS14 of the Core Strategy Development Plan Document and the Thames Basin Heaths Special Protection Area Supplementary Planning Document (2018).