Agenda item

Application No 22/00868/FUL - 34 The Broadway, Sandhurst

Proposed erection of a two-storey, four bedroom dwelling with associated garden, parking area and vehicular access from Gibbons Close.

Minutes:

Proposed erection of a two-storey, four bedroom dwelling with associated garden, parking area and vehicular access from Gibbons Close.

 

The Committee noted:

 

·       The supplementary report tabled at the meeting.

·       That Sandhurst Town Council offered no objection.

·       The 5 objections, 3 support letters and a general comment received as summarised in the agenda.

·       That a site visit had taken place on 10 June 2023, with the following

Councillors in attendance: Councillors Brown, Egglestone, Smith and Zahuruddin

 

Following the completion of planning obligation(s) under Section 106 of the Town and

Country Planning Act 1990 relating to the following measures;

 

- avoidance and mitigation of the impact of residential development upon the Thames

Basin Heaths Special Protection Area (SPA);

 

RESOLVED that the Assistant Director: Planning be authorised to APPROVE the application 22/00868/FUL 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 received by the Local Planning Authority on 7th

November 2022 and 30th March 2023:

PL-02-02 (revision F) received 7th November 2022

PL-02-03 (revision D) received 7th November 2022

PL-02-04 (revision B) received 30th March 2023

PL-02-01 (revision H) received 30th March 2023

REASON: To ensure that the development is carried out only as approved by the

Local Planning Authority.

 

03. No structure hereby permitted shall be built above existing ground level until

samples of the materials to be used in the construction of the external surfaces of

the development hereby permitted have been submitted to and approved 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 protective fencing and other protection measures set out in the Arboricultural

Assessment and Tree Protection Plan received 4th January 2023 shall be erected

and implemented in full 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. 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) No storage or disposal of any soil, building materials, rubble, machinery, fuel,

chemicals, liquids waste residues or materials/debris of any other description;

c) No installation of any temporary structures of any description including site

office/sales buildings, temporary car parking facilities, portable-toilets, storage

compounds or hard standing areas of any other description;

d) No soil/turf-stripping; raising or lowering of existing levels; excavation or

alterations to the existing surfaces/ground conditions of any other description;

e) No installation of any underground services, temporary or otherwise, including;

drainage, water, gas, electricity, telephone, television, external lighting or any

associated ducting;

f) No parking or use of tracked or wheeled machinery or vehicles of any description;

g) 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;

h) 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

 

05. A photograph showing the erected protective fencing and other tree protection

measures shown on the Tree Protection Plan received 4th January 2023 shall be

submitted to the Local Planning Authority prior to the commencement of

development. In order to ensure its appropriate monitoring and implementation,

photographs shall thereafter be submitted at 4-week intervals 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]

 

06. No development shall commence until:

(i) a site layout plan at a minimum scale of 1:200 showing the proposed layout of

all underground services and external lighting and

(ii) a programme for the phasing and timing of works

have been submitted to and approved in writing by the Local Planning Authority.

Details of the site layout plan shall include: -

a) Accurate trunk positions and canopy spreads of all retained trees/hedgerows

and mature groups of shrubs.

b) Surface water/ foul drainage and associated inspection chambers (existing

reused and new)

c) Soak-aways (where applicable)

d) Gas, electricity, telecom and cable television.

e) Lighting columns and all associated ducting for power supply.

f) Phasing and timing of works.

The development shall be carried out in full accordance with the approved site

layout and the approved programme.

REASON: - In order to safeguard tree roots and thereby safeguard existing trees

and other vegetation considered worthy of retention and to ensure new soft

landscape planting areas are not adversely affected and can be used for their

approved purpose, in the interests of the visual amenity of the area.

 

07. The new dwelling 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 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]

 

08. No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority, to accommodate:

(a) Parking of vehicles of site personnel, operatives and visitors

(b) Loading and unloading of plant and vehicles

(c) Storage of plant and materials used in constructing the development

(d) Wheel cleaning facilities

(e) Temporary portacabins and welfare for site operatives

and each facility shall be retained throughout the course of construction of the

development, free from any impediment to its designated use. No other areas on

the site, other than those in the approved scheme shall be used for the purposes

listed (a) to (e) above.

REASON: In the interests of amenity and road safety.

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

 

09. The new dwelling shall not be occupied until the associated vehicle parking for three cars has been surfaced and provided in accordance with the approved drawing PL-02-01 Revision H. The spaces shall thereafter be retained and 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

 

10. Notwithstanding the "Cycle Storage" location shown on the approved plan, the new dwelling shall not be occupied until a scheme has been submitted to the Local

Planning Authority for covered and secure cycle parking facilities with one secure,

covered cycle parking space per bedroom within the property. The covered and

secure cycle parking facilities shall be located to the front of the property and not

obstructing parking or pedestrian access. The dwelling shall not be occupied until the

approved scheme has been implemented. The facilities shall thereafter be retained.

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

Policies: BFBLP M9, Core Strategy DPD CS23

 

11. The new dwelling shall not be occupied until a scheme has been submitted to the

Local Planning Authority for refuse storage for at least three bins with a sufficiently

wide route that bins can be wheeled to the roadside for collection without obstructing

parking or pedestrian access. The dwelling shall not be occupied until the approved

scheme has been implemented. The refuse storage areas shall thereafter be

retained.

REASON: In order that the dwelling is served with refuse storage and collection.

 

12. The new dwelling shall not 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 approved 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]

 

13. The development (including parking and driveways) 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]

 

14. No construction works shall take place until details showing the finished floor levels of the dwelling 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]

Should the applicant fail to complete the required S106 agreement by 15 September

2023, the Assistant Director: Planning be authorised to either extend the period

further or refuse the application for the following reasons:

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).

Supporting documents: