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: