Agenda item

PS 21/00657/FUL Windmill Farm, Malt Hill, Warfield, Bracknell

Erection of 6 no. four-bed dwellings with parking and landscaping and construction of new access track following demolition of existing agricultural buildings and removal of existing access track.

Minutes:

Erection of 6 no. four-bed dwellings with parking and landscaping and construction of new access track following demolition of existing agricultural buildings and removal of existing access track

 

The Committee noted:

  • The supplementary report tabled at the meeting.
  • That Warfield Parish Council objected to the proposal as detailed in the agenda.
  • The 10 letters of objection as summarised in the agenda.

 

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.

 

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:

Location Plan- 2010-P-100 R01

Proposed Access Plan 2010-P-200 R03

Proposed Site Plan (Roof level) 2010-P-250 R05

Proposed Site Plan (Ground Level) 2010-P-251 R05

Proposed Site Plan (First Floor) 2010-P-252 R04

Existing and Proposed Side Elevations 1 2010-P-400 R01

Existing and Proposed Side Elevations 2 2010-P-401 R02

Existing and Proposed Side Elevations 3 2010-P-402 R01

Proposed Elevations 1 2010-P-450 R01

Proposed Elevations 2 2010-P-451 R01

 

Forwards Visibility drawing number 2103045-03 revision A dated 08/09/2022;

 

Swept Path Analysis Fire Tender drawing numbers: 2103045-TK04 revision B, 2103045-TK06 and 2103045-TK07 all dated 11/10/2022.

 

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

 

03. No development, other than demolition, 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.

 

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

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

 

04. 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, 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]

 

05. All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected by 2m high (minimum) welded mesh panels, supported by a metal scaffold framework, constructed in accordance with Section 6.2 of British Standard 5837:2012, or any subsequent revision. The

development shall be carried out in accordance with the approved drawings.

 

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]

 

06. The dwellings 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 enable the movement of mammals and other wildlife through the site. The approved scheme shall be implemented in full before the occupation of any of the buildings 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, Core Strategy DPD CS7]

 

07. 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 shall be submitted prior to practical completion of any dwelling hereby approved.

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

 

REASON: to achieve net gains for biodiversity in line with paragraph 174 of the NPPF

 

08. No development hereby permitted (including site clearance and demolition) shall take place until a wildlife protection scheme for construction has been submitted to and approved in writing by the Local Planning Authority. The scheme shall

include:

  i) an appropriate scale plan showing where construction activities are restricted;

  ii) details of protective measures to avoid impacts during construction;

  iii) a timetable to show phasing of construction activities; and

  iv) details of persons responsible for compliance with legal consents, planning conditions, installation of protective measures, inspection and maintenance.

 

The wildlife protection scheme shall be implemented and maintained in accordance with approved details during the duration of operational work.

 

REASON: In the interests of nature conservation

[Relevant Plans and Policies: Core Strategy DPD CS1, CS7]

 

09. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set

out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

 a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

 b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting

places.

 

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed.

 

REASON: In the interests of biodiversity and dark skies.

[Relevant Plans and Policies: CSDPD CS1CS7 and WNP 13.]

 

10. Prior to the commencement of development, a Phase II report (Site investigation) shall be submitted to and approved in writing by the Local Planning Authority. The Phase II report shall be completed by a competent person to fully and effectively characterise the nature and extent of any land and/or groundwater contamination and its implications.

 

The Phase II report must be conducted in accordance with DEFRA and the Environment Agency's "Model Procedures for the Management of Land Contamination, CLR 11".

 

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of

the site or surrounding areas.

[Relevant Policies: Policy EN25 BFBLP]

 

11. Following completion of the desk top study (Phase I) and site investigation (Phase II) required by the above condition, a remediation scheme to deal with any contaminants identified (including gas protection measures if necessary) must be submitted to and approved in writing by the local planning authority prior to the commencement of development. The scheme shall include an implementation timetable, monitoring proposals and a remediation verification methodology. The remediation scheme must be carried out in accordance with

the implementation timetable.

 

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of

the site or surrounding areas.

[Relevant Policies: Policy EN25 BFBLP]

 

12. A Site Completion Report shall be submitted to, and approved in writing by, the local planning authority upon completion of the remediation/mitigation work in accordance with the agreed implementation timetables. The report shall include confirmation that all remediation measures have been carried out fully in accordance with the approved remediation scheme and detail the action taken and verification methodology used (including details of the sampling and analysis programme) at each stage of the remediation/mitigation works to confirm the

adequacy of decontamination. The Site Completion Report must also include details of future monitoring and reporting if this is deemed necessary, or a statement to the effect that no future monitoring is required, with an explanation as to why future monitoring is not necessary

 

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of

the site or surrounding areas.

[Relevant Policies: Policy EN25 BFBLP]

 

13. No dwelling shall be occupied until the new (northern) vehicular access route within the site has been constructed and the existing (southern) vehicular access route has been removed in accordance with the approved plans and in

accordance with surfacing and construction details which have been submitted to and approved in writing by the Local Planning Authority. The new access way shall be retained thereafter.

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

14. No development shall take place until details of the junction between the northern vehicular access route within the site and the adopted highway of Malt Hill has been approved in writing by the Local Planning Authority including provision of a bound or bonded surface material across the entire width of the access for a distance of at least 6.0m measured from the back edge of the carriageway of Malt Hill. No dwelling shall be occupied until that junction has been constructed in accordance with the approved details.

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

15. No dwelling shall be occupied until all the visibility splays shown on the approved drawings have been provided. These areas 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]

 

16. No dwelling shall be occupied until the associated vehicle parking and turning space for that dwelling has been surfaced and marked out 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]

 

17. The car ports hereby approved shall be retained for the use of the parking of cars at all times and, notwithstanding the provisions of the Town and Country (General Permitted Development) (England) Order 2015 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car port, and no gate or door shall be erected to the front of the car port.

 

REASON: To ensure that the development is provided with adequate parking to prevent the likelihood of parking in ono-approved and obstructive locations which would be a danger to other road users and prevent emergency services access to dwellings.

[Relevant Policy: BFBLP M9]

 

18. 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 with the provision compliant with the Council's Parking Standards SPD (March 2016). No dwelling shall be occupied until the approved

scheme has been implemented. The facilities shall thereafter be retained and not used for any other purpose than cycle parking.

 

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

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

 

19. No dwelling shall be occupied until a Bin Collection Point has been provided in the location shown on the approved plans (within 25m of the carriageway of Malt Hill) and sized to accommodate 18 bins (3 per dwelling on peak collection days).

The Bin Collection Point shall be retained thereafter and new residents shall be informed of the need to place their bins at the Bin Collection Point ready for collection day.

 

REASON: In order to ensure that waste collection can be undertaken by Bracknell Forest Council and in the interests of highway safety, character of the area and amenity of residents.

[Relevant Policies: BFBLP 'Saved' Policies EN20, Core Strategy DPD CS7 and CS23]

 

20. No gates shall be provided at the vehicular access to the site from Malt Hill or across any vehicular access route within the site.

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

21. No development (including any demolition or site clearance) shall take place, until a Construction (and Demolition) Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority.

The CEMP shall include as a minimum:

  (i) Routing of construction and demolition traffic (including directional signage and appropriate traffic management measures);

  (ii) Details of the parking of vehicles of site operatives and visitors;

  (iii) Areas for loading and unloading of plant and materials;

  (iv) Areas for the storage of plant and materials used in constructing the development;

  (v) Location of any temporary portacabins and welfare buildings for site operatives;

  (vi) Details of any security hoarding;

  (vii) Details of any external lighting of the site;

  (viii) Swept paths of the largest anticipated construction vehicle, indicating that it can arrive in a forward gear, turn around within the site, and depart in a forward gear back onto the adopted highway network;

  (ix) Measures to control the emission of dust, dirt, noise and odour during demolition and construction;

  (x) Measures to control surface water run-off during demolition and construction;

  (xi) Construction and demolition working hours and hours during which delivery vehicles or vehicles taking materials away are allowed to enter or leave the site; and

  (xii) Details of wheel-washing facilities during both demolition and construction phases. The approved Construction Environmental Management Plan shall be adhered to throughout the demolition and construction period.

 

REASON: In the interests of highway safety, amenity of neighbours, and to mitigate and control environmental effects during the demolition and construction phases.

[Relevant Policies: BFBLP EN20, EN25, M9; Core Strategy DPD CS1, CS7, CS23]

 

22. 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]

 

23. The development shall not be begun until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate:

  (a) that before taking account of any on-site renewable energy production 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) that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be at least 20%).

 

The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.

 

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

[Relevant Plans and Policies: CSDPD Policy CS12]

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk