Minutes:
22/00578/REM Land West Of Maize Lane and East Of Old Priory Lane (Land Parcel 3), Warfield, Bracknell, Berkshire
Reserved Matters Application relating to scale, layout, appearance and landscaping in respect of 175 dwellings pursuant to outline planning permission 20/00214/OUT, including submission of details pursuant to Conditions 05 (Tree Retention/Removal), 06 (Tree Protection) and 09 (Hard and Soft Landscaping).
The Committee noted that:
· Councillor Smith withdrew from the meeting for the consideration of this item owing to his declaration of interest.
· There had been no new representations following those raised in the Planning Committee of 20 July.
· That a site visit had taken place on 9 September with the following Councillors in attendance: Councillors Barnard, Brown, Collings, Hayes, O’Regan, Penfold and Smith.
RESOLVED that the application be APPROVED subject to the following conditions:
1. The development hereby permitted shall be carried out only in accordance with the following plans:-
Site Location Plan – 21203 - S101
Proposed Site Layout – 21203 - P101AS
Coloured Site Layout – 21203 - C101G
Masterplan with Coloured Layout – 21203 - C103G
Building Materials Layout – 21203 - P102AD
Boundary Materials Layout – 21203 - P103M
Affordable Housing Layout – 21203 - P104M
Plots 1-3 Proposed Plans and Elevations - 21203 -P110A
Plots 4-5 and 6-7 Proposed Plans and Elevations - 21203 -P143B
Plots 8, 13, 45, 50 and 175 Proposed Plans and Elevations - 21203 -P112A
Plots 9-10 and 11-12 Proposed Plans and Elevations - 21203 -P113A
Plot 14 Proposed Plans and Elevations - 21203 -P114A
Plots 15-16, 34-35 and 71-72 Proposed Plans and Elevations - 21203 -P111B
Plots 17, 33, 36 and 39 Proposed Plans and Elevations - 21203 -P115B
Plot 18 Proposed Plans and Elevations - 21203 -P116B
Plots 19-30 Apartment Building A - Proposed Ground and First Floor Plans – 21203 P160C
Plots 19-30 Apartment Building A - Proposed Second Floor and Roof Plans - 21203-P161D
Plots 19-30 Apartment Building A - Elevations - 21203 - P162C
Plots 31-32 and 37-38 Proposed Plans and Elevations - 21203 -P117A
Plot 40-41 and 42-43 Proposed Plans and Elevations - 21203 -P118C
Plot 44 Proposed Plans and Elevations - 21203 -P119B
Plots 46-49 Proposed Plans and Elevations - 21203 -P120A
Plots 51-52 Proposed Plans and Elevations - 21203 -P121B
Plots 53-55 and 73-75 Proposed Plans and Elevations - 21203 -P122B
Plots 56-58 Proposed Plans and Elevations - 21203 -P123B
Plots 59-70 Apartment Building B1 and B2 - Floor Plans -21203 -P166D
Plots 59-70 Apartment Building B1 and B2 - Elevations - 21203 -P168D
Plots 76-87 Apartment Building C - Grd & 1st Floor Plans - 21203 -P170C
Plots 76-87 Apartment Building C- Second Floor & Roof Plans - 21203 -P171D
Plots 76-87 Apartment Building C - Elevations - 21203 -P172D
Plots 88 and 89 Proposed Plans and Elevations - 21203 -P124A
Plots 90, 92, 93, 103, 115, 116, 117, 118 and 144 Proposed Plans and Elevations - 21203 -P125B
Plots 91 and 133 Proposed Plans and Elevations - 21203 -P126B
Plot 94 Proposed Plans and Elevations - 21203 -P144B
Plots 95-97 Proposed Plans and Elevations - 21203 -P145B
Plots 98, 100, 102, 119, 145 and 150 Proposed Plans and Elevations - 21203 -P129B
Plots 99 and 154 Proposed Plans and Elevations - 21203 -P127D
Plot 101, 152 and 153 Proposed Plans and Elevations - 21203 -P146B
Plots 104-110 Apartment Building D - Floor Plans - 21203 -P176D
Plots 104-110 Apartment Building D - Elevations - 21203 -P177C
Plots 111-112 and 113-114 Proposed Plans and Elevations - 21203 - P130B
Plots 120-121, 126-127, 128-129 and 148-149 Proposed Plans and Elevations - 21203 -P131B
Plots 122 and 131 Proposed Plans and Elevations - 21203 -P132B
Plots 123 and 124 Proposed Plans and Elevations - 21203 -P147A
Plots 125, 130 and 168 Proposed Plans and Elevations - 21203 -P134B
Plot 132, 139, 140, 141, 163 and 166 Proposed Plans and Elevations - 21203 -P135B
Plots 134 and 147 Proposed Plans and Elevations - 21203 -P136B
Plots 135-136 Proposed Plans and Elevations - 21203 -P137B
Plots 137-138, 142-143, 164-165 and 169-170 Proposed Plans and Elevations - 21203 -P138C
Plots 146, 167, 171 and 172 Proposed Plans and Elevations - 21203 -P139A
Plot 151 Proposed Plans and Elevations - 21203 -P140B
Plot 155-156 and 161-162 Proposed Plans and Elevations - 21203 -P141C
Plots 157-158 and159-160 Proposed Plans and Elevations - 21203 -P142D
Plots 173 and 174 Proposed Plans and Elevations – 21203-P178B
Ancillary Buildings Proposed Plans and Elevations - Sheet 1 - 21203 -P150E
Ancillary Buildings Proposed Plans and Elevations - Sheet 2 - 21203 -P151C
Hard Landscape Plans Sheet 1 – 33577 LN-LD-301 Rev H
Hard Landscape Plans Sheet 2 – 33577 LN-LD-302 Rev H
Hard Landscape Plans Sheet 3 – 33577 LN-LD-303 Rev I
Hard Landscape Plans Sheet 4 – 33577 LN-LD-304 Rev I
Hard Landscape Plans Sheet 5 – 33577 LN-LD-305 Rev I
Hard Landscape Plans Sheet 6 – 33577 LN-LD-306 Rev I
Hard Landscape Plans Sheet 7 – 33577 LN-LD-307 Rev H
Hard Landscape Plans Sheet 8 – 33577 LN-LD-308 Rev H
Soft Landscape Plans Sheet 1 – 33577 LN-LD-401 Rev J
Soft Landscape Plans Sheet 2 – 33577 LN-LD-402 Rev J
Soft Landscape Plans Sheet 3 – 33577 LN-LD-403 Rev K
Soft Landscape Plans Sheet 4 – 33577 LN-LD-404 Rev K
Soft Landscape Plans Sheet 5 – 33577 LN-LD-405 Rev K
Soft Landscape Plans Sheet 6 – 33577 LN-LD-406 Rev K
Soft Landscape Plans Sheet 7 – 33577 LN-LD-407 Rev J
Soft Landscape Plans Sheet 8 – 33577 LN-LD-408 Rev J
Plant Schedule and Notes – 33577 LN-LD-409 Rev K
Outline Planting Notes and Management Strategy – 33577 LN-LD-410
Tree Retention and Removal Plan, Tree Protection Plan and Arboricultural Method Statement – August 2023
REASON: To ensure that the development is constructed as approved by the Local Planning Authority.
2. The internal floor layout of house type 3D (plots 40, 41, 42, 43, 137, 138, 142, 143, 164, 165, 169, 170, and 173) shall be laid out as approved and thereafter retained as such with a maximum of 3 bedrooms at any time.
REASON: To ensure adequate parking provision is provided in the interests of highways safety.
[Relevant Policies: BFBLP EN3, M9, CSDPD CS14, CS23, SEP NRM6]
3. No superstructure works shall be carried out 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 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]
4. No development shall commence until details of the foundation structure of Building B1 (plots 59-64) and Building B2 (65-70) have been submitted to and approved in writing by the Local Planning Authority. The foundations of Building B1 and Building B2 must be designed and constructed to a depth that takes full account of the site-specific sub soil type present together with the species and ultimate mature sizes of all existing protected trees on site within potential below ground influencing distance of the approved development.
Details shall be site specific and include: -
a) 1:200 layout and construction profile drawings of the proposed structure, showing existing levels, proposed foundation depth below ground level and full structure specification.
b) Site specific details of the soil type.
The foundation structure shall be implemented in full accordance with the approved details.
Full compliance with this condition is required in addition to satisfying minimum NHBC guidance relating to foundation structures, in order to obtain separate building regulation approval.
REASON: - To safeguard the long-term retention and management of protected trees in the vicinity considered important to the visual amenity of the area from any tree related subsidence pressure.
5. The development hereby permitted shall not be begun until details showing the finished floor levels of the proposed buildings hereby approved in relation to fixed datum points showing the land levels across the site have been submitted to and approved in writing by the Local Planning Authority and 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]
6. No dwelling shall be occupied until its associated boundary treatments have been provided in accordance with the approved details and retained permanently thereafter.
REASON: In the interests of the appearance of the site.
[Relevant Plans and Policies: BFBLP EN20, CSDPD CS7]
7. No building hereby permitted shall be occupied until a means of vehicular access has been constructed in accordance with details which have been submitted to and approved by the Local Planning Authority.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
8. No building hereby permitted shall be occupied until means of access to it for pedestrians and cyclists has been constructed in accordance with details which have been submitted to and approved by the Local Planning Authority.
REASON: In the interests of accessibility and to facilitate access by pedestrians and cyclists.
[Relevant Policies: BFBLP M6, Core Strategy DPD CS23]
9. No building hereby permitted shall be occupied until a plan showing visibility splays has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with approved details. The land within the visibility splays, with the exception of trees adjacent to the principal street through the development, shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and 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]
10. No dwelling(s) shall be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway and the adjacent footway. The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection. The visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
11. The gradient of private drives shall not exceed 1 in 12.
REASON: To ensure that adequate access to parking spaces and garages is provided.
[Relevant Policies: Core Strategy DPD CS23]
12. The car parking for the development hereby permitted shall not be brought into use until the following details have been submitted to and approved in writing by the Local Planning Authority and shall be retained as approved:
(a) surface materials and markings;
(b) location and design of any lighting;
(c) pedestrian routes within car parking areas;
(d) the location of level car parking spaces for people with disabilities including details of marking out and signage;
(e) the location of visitor car parking spaces including details of marking out and signage;
(f) gradients of the pedestrian and access routes; and
(g) location of electric charging points.
REASON: In the interests of accessibility and 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]
13. No parking space shall be brought into use until the approved scheme in respect of that parking area has been complied with in full. Thereafter the parking areas shall be maintained in accordance with the approved scheme and be retained and kept available for parking at all times. There shall be no restrictions on the use of the car parking spaces shown as visitor parking for the occupiers of, or visitors to, any of the dwellings hereby permitted.
REASON: In the interests of accessibility and 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]
14. No dwelling shall be occupied until the associated vehicle parking has been 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]
15. The garages hereby permitted shall contain a separately accessed storage room which shall be thereafter retained as such. The remainder of the garage, which shall have minimum dimensions of 6m (length) by 3.5m (width) by 2.4m (height), shall be retained for the use of the parking of motor vehicles at all times.
REASON: To ensure that the development is provided with adequate parking in the interests of highway safety.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
16. The car parking pergola (relating to plots 35-37) and car ports (relating to plots 1, 2, 18 & 44) hereby approved shall be retained for the use of the parking of motor vehicles at all times and, notwithstanding the provisions of Part 1 Classes A and E of Schedule 2 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, and no gate or door shall be erected to the front.
REASON: To ensure that the development is provided with adequate parking in the interests of highway safety.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
17. No dwelling shall be occupied until the secure and covered cycle parking spaces have been provided in accordance with the approved plans. The cycle parking facilities shall thereafter be retained.
REASON: In the interests of accessibility of the development to cyclists.
[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]
18. No gates shall be provided on any vehicular route within the site.
REASON: In the interests of highway safety.
[Relevant Policies: Core Strategy DPD CS23]
19. Details of wooden bollards to prevent vehicular access on the footway/cycleways adjacent to Plot 134 to be submitted and approved by the Local Planning Authority. Works to be implemented and completed prior to the opening of the route, and retained as approved.
REASON: In the interests of pedestrian and cyclist safety.
[Relevant Policies: Core Strategy DPD CS23]
20. Details of wooden bollards to prevent parking on the footway opposite parking spaces for Plots 35-37 to be submitted and approved by the Local Planning Authority. Works to be implemented and completed prior to the opening of the route, and retained as approved.
REASON: In the interests of pedestrian safety.
[Relevant Policies: Core Strategy DPD CS23]
21. Prior to commencement of development a permeable paving management and maintenance plan shall be submitted to and approved by the Local Planning Authority. The plan shall include required activities to be undertaken by property owners to ensure permeable paving will function as surface water attenuation features for the lifetime of the development. The approved plan shall be implemented in full.
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.
22. Prior to the completion of any dwellings above damp proof course level evidence should be provided to the Local Planning Authority that the property deeds for each house specifies that the permeable paving must be retained and maintained by the property owner.
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.
23. With respect to proposed SuDS and groundwater levels, a risk assessment shall be undertaken that assesses the risk of floatation on the structural stability and operation of the proposed SuDS. Evidence to be submitted may include floatation calculations to demonstrate impact of ground water on proposed SuDS. Where risk is identified, measures shall be proposed to mitigate the risks. This shall be submitted to and approved by the Local Planning Authority. Mitigation hereby approved shall be carried out and maintained in accordance with the approved scheme.
REASON: To ensure that the site is properly drainage and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.
24. Prior to commencement of development, details of SuDS features, to include the bio-retention feature adjacent to the principal street, shall be submitted to and approved by the Local Planning Authority. Works to be implemented in accordance with approved plans.
REASON: To ensure that the site is properly drained and does not increase the risk of flooding; and in the interests of landscaping, drainage and highway safety.
[Relevant Policies: Core Strategy DPD CS1]
25. Prior to commencement of development details of the Hedge Lane bridleway crossing and raised table adjacent to plot 117 to be submitted to and approved by the Local Planning Authority. Works to be implemented and completed prior to the opening of the route for public use.
REASON: In the interests of pedestrian, cyclist and equestrian safety.
[Relevant Policies: Core Strategy DPD CS23]
26. No dwelling hereby permitted shall be occupied until bin storage and/or bin collection points serving it has been provided in accordance with the approved details. The bin storage and bin collection points shall thereafter be retained.
REASON: To ensure the provision of satisfactory waste collection facilities in the interests of amenity.
[Relevant Policies: BWLP WLP6 and WLP9]
27. No development hereby permitted, including any vegetation clearance, shall commence until a badger sett survey of the development site and immediately adjacent areas has been undertaken. This survey shall be undertaken prior to the start of works on site and a report detailing the results of the surveys is to be submitted to and approved in writing by the Local Planning Authority. If surveys show that a licence to disturb a badger sett is required a copy of a valid licence is to be submitted to the Local Planning Authority prior to the commencement of works within 30m of badger setts; and/or works which have the potential to disturb the setts, as advised by the Project Ecologist.
REASON: To ensure that badgers are not adversely affected by the proposals.
28. No part of the development shall be occupied until a scheme for informing buyers and residents about the importance of biodiversity in gardens and good management of grassland has been submitted to the Local Planning Authority and approved in writing. The development shall be implemented in accordance with the scheme.
REASON: In the interests of nature conservation
[Relevant Plans and Policies: CSDPD CS1 CS7]
29. No development shall commence until either:
a) confirmation has been provided to the Local Planning Authority from the sewerage undertaker that sufficient capacity within the sewerage infrastructure exists to serve the development; or
b) a scheme for the improvement of the existing sewerage system by the sewerage undertaker to ensure that sufficient capacity is provided to serve the development has been provided to the Local Planning Authority. No dwelling shall be occupied until the scheme for improvement of the existing sewerage system has been completed in full as approved.
REASON: To ensure that the development is adequately served by sewerage infrastructure.