Agenda item

Proposed erection of 2 x 3 bedroom, semi-detached houses with associated vehicular access and parking spaces.

Proposed erection of 2 x 3 bedroom, semi-detached houses with associated vehicular access and parking spaces.

 

The Committee noted:

·       The supplementary report tabled at the meeting.

That no objection had been received from Sandhurst Town Council.

·       That 6 representations had been received as summarised in the agenda.

·       That a site visit took place on the 14 May 2022 which was attended by Councillors Brossard, Brown, Dudley and Virgo.

 

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:

 

- SPA Mitigation

 

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 09.06.21:

Proposed House Plans (B/03)

Proposed Elevations (B/04)

 

Received 26.07.21:

Location Plan (B/01)

Block Layout Plan Proposed (B/02A)

 

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

 

03.  No works to the development hereby permitted shall take place 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, Core Strategy DPD CS7]

 

04.  Notwithstanding what is shown on the approved plans, the first floor side windows on the development hereby permitted shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent) unless the parts of the window which are clear glazed are more than 1.7 metres above the floor of the room in which the window is installed.  They shall at all times be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

05.  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the side elevations of the development hereby permitted except for any which may be shown on the approved drawing(s), unless they are glazed with a minimum of Pilkington Level 3 obscure glass (or equivalent) and fixed shut, or the parts of the window, opening or enlargement which are clear glazed and/or openable are more than 1.7 metres above the floor of the room in which it is installed. 

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

06.Notwithstanding the provisions of the Town and Country Planning (General    Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at second floor level or above on the development hereby permitted.

REASON: To prevent the overlooking of neighbouring properties or an increase in parking demand.

[Relevant Policies: CSDPD CS23, BFBLP EN20, M9]

 

07. The development shall not be occupied until the associated vehicle parking for 4 cars, with 2 car parking spaces for each of the new dwellings, has been surfaced and provided in accordance with the approved drawing. The spaces shall thereafter be kept available for parking at all times.

REASON: To ensure that the development is provided with adequate car parking to prevent the likelihood of on-street car parking which would be a danger to other road users.

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

 

08. No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities providing 1 covered and secure cycle parking space per bedroom in each dwelling. The dwellings shall not be occupied until the approved scheme has been implemented. The facilities shall be retained as such thereafter.

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

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

 

09. The dwellings hereby approved shall not be occupied until a scheme for suitable waste and recycling bin storage has been submitted to and approved in writing by the Local Planning Authority. The bin storage shall be provided prior to the occupation of any dwellings.

REASON: In the interest of the amenities of the area.

 

10. Prior to the commencement of development, including any initial clearance, a scheme for the protection of the trees and other vegetation on site shall be submitted to and approved in writing by the Local Planning Authority which includes the following information:

-           Incorporation of a ‘wood-mulch mat’ into the Tree Protection Plan that covers the area between the tree T1 and proposed driveway & path.

-           Confirmation by plan submission (e.g. the Tree Protection Plan) where the service route would be installed to avoid the RPAs of protected trees (T1 and T6); with subsequent phased installation of protective fencing and any other measures cited in the Arboricultural Report.

-           Indication that the area directly in front of the two units and the proposed pathway be retained as soft-landscaping area (Reason – to reduce adverse impact on RPA of T1).  This area should be retained as soft-landscaping area for the foreseeable future.

-           Include details of specific ground protection measures for the RPA of T1

-           Include details of areas designated for material storage and site office and welfare facilities in plan form for the approval of the Planning Authority.

 

An updated Tree Protection Plan and Arboricultural Report should be submitted incorporating this scheme. Thereafter all approved tree/vegetation protection measures shall be erected in accordance with BS 5837:2012 (or any subsequent revision) Section 6 prior to the commencement of development, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright until the completion of all building operations on the site.

 

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: BFBLP EN1 and EN20, CSDPD CS7]

 

11. The development shall not be begun 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 parking spaces being brought into use, whichever is sooner. All hard landscaping works shall be carried and completed prior to the parking spaces being brought into use. 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.

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]

 

12. The development 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.

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

REASON: In the interests of ecological conservation.

 

13. No construction works shall take place until details showing the finished floor levels of the dwellings hereby approved in relation to a fixed datum point have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

REASON: In the interests of the character of the area.

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

 

14. The development hereby permitted shall not be begun until details of a scheme (Working Method Statement) to control the environmental effects of construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:

(i) specifications of control of noise arrangements for construction.

(ii) methodology of controlling dust, smell and other effluvia

(iii) site security arrangements including hoardings

(iv) construction methodology

(v) hours during the construction and demolition phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site.

The development shall be carried out in accordance with the approved scheme.

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

 

15. No dwelling shall be occupied 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]

 

16. No construction works shall take place until an Energy Demand Assessment demonstrating that at least 10% of the development's energy will be provided from on-site renewable energy production, has been submitted to and approved in writing by the Local Planning Authority. The dwelling as constructed shall be carried out in accordance with the approved assessment and retained as such thereafter.

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

[Relevant Policy: Core Strategy DPD CS12]

 

17. 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]

 

18. The development hereby permitted shall not be begun 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 of any of the dwellings approved in this permission.

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

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

 

19. No development shall take place until details of the new access onto The Breech has been submitted to and approved in writing by the Local Planning Authority. The access shall be constructed in accordance with these details.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]