Agenda item

The conversion and erection of extensions to Fines Bayliwick Hotel to provide 11no. 2 bedroom apartments following the demolition of extensions to the building. [This application constitutes a resubmission of refused planning application 21/00460/FUL].

 

The conversion and erection of extensions to Fines Bayliwick Hotel to provide 11no. 2 bedroom apartments following the demolition of extensions to the building. [This application constitutes a resubmission of refused planning application 21/00460/FUL].

 

The Committee noted:

 

• The 8 objections received as outlined in the report.
• Th The Site visit that had taken place on 9 December with the following Councillors in attendance: Brown, Zahuruddin, Hayes, Penfold and Collings.
• The supplementary report tabled at the meeting.

 

 

RESOLVED Following the completion of planning obligation(s) under Section 106 of the Town and Country Planning Act 1990 relating to:

1. Measures to avoid and mitigate the impact of residential development upon the Thames Basins Heath SPA
2. SuDS Obligations and Monitoring Fee (TBC)
3. Community Facilities Contribution
4. Open Space of Public Value Contribution

 

that the Assistant Director: Planning be authorised to APPROVE the application 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 and other submitted details received by the            Local Planning Authority on 14.06.2022 and 06.12.2023:

 

            NATH-006 REV B

            NATH-005

            NATH-003

            NATH-002

            NATH-001

            2303063-03

            100020449

 

            Arboricultural Survey and Impact Assessment , Fines Bayliwick House Hotel,           Bracknell, April 2022

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

 

03.       No development shall take place until samples of the materials to include     bricks, roof tiles, boarding and balcony screens 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.       No unit 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]

 

05.       No unit shall be occupied until the associated vehicle parking and turning      space 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]

 

06.       No unit shall be occupied until secure and covered parking for bicycles has    been provided in accordance with the approved drawing.

            REASON: In order to ensure bicycle facilities are provided.

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

           

 

07.       The development hereby permitted shall not be begun 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 without the prior written permission of the             Local Planning Authority.

            REASON: In the interests of amenity and road safety.

 

08.       No development shall take place until full details of the Drainage System has             been submitted to and approved in writing by the Local Planning Authority.

            This shall include:

            i) Results of intrusive ground investigations demonstrating the depth of the     seasonally high groundwater table.

            ii) Calculations demonstrating the drainage design can accommodate the       design rainfall using FEH rainfall data

            iii) Full details of all components of the proposed drainage system including         dimensions, locations, gradients, invert and cover levels, headwall details,            planting (if necessary) and drawings as appropriate taking into account the       groundwater table.

            iv) Where offsite discharge into public sewers is proposed, Thames Water            consent to discharge at proposed discharge rate.

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

            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.

           

 

 

09.       No development shall commence until details of how the surface water drainage system (inclusive of flood mitigation measures) shall be maintained          and managed after completion have been submitted to and approved in       writing by the Local Planning Authority. The details shall include confirmation    of the required maintenance activities with expected frequency, with site             specific assessments included to demonstrate that health and safety has       been fully considered in the design and that access and egress for future residents will be maintained during any operations to repair or replace           drainage features.

            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.

           

 

10.       Prior to practical completion of any unit a verification report, appended with            substantiating evidence demonstrating the agreed/approved construction            details and specifications have been implemented, will need to be submitted            and approved in writing by the Council. This will include photos of excavations             and soil profiles/horizons, any placement of tanking, crating, connecting pipe          work, hydrobrakes or control mechanisms, and cover systems.

            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.

           

 

11.       No unit hereby permitted shall be occupied until the sustainable urban       drainage scheme for this site has been completed in accordance with the      submitted details. The sustainable urban drainage scheme shall be managed        and maintained thereafter in accordance with the agreed management and      maintenance plan. Written confirmation of agreements for the management   and maintenance of the drainage scheme shall be submitted and approved by    the Local Planning Authority.

            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.

 

12.       No development (including initial site clearance) shall commence until a       programme of supervision/monitoring for all arboricultural protection          measures, has been submitted to and approved in writing by the Local         Planning Authority.  Details shall include: -

            a)         Induction and personnel awareness of arboricultural matters.

            b)         Identification of individual responsibilities and key personnel.

            c)         Statement of delegated powers.

            d)         Timing and methods of site visiting and record keeping.

            e)         Procedures for dealing with variations and incidents.

           

            The programme of arboricultural monitoring shall be undertaken in full        compliance with the approved details. A copy of the signed inspection report           shall be sent to the local Authority following each visit. 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]

 

13.       The development hereby permitted shall not be begun until:

            (i) a site layout plan 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           t                       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 and cabling for EV                         charging.

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

            f)          Phasing and timing of works.

           

            The development shall be carried out in accordance with the approved site layout plan 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.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

14.       The development hereby permitted shall not be begun until:

           

            (i) details of all proposed alterations to the ground levels within the site within    5 metres of the minimum 'Root Protection Areas' calculated in accordance         with BS 5837 (2012) recommendations (or any subsequent revision), for all         existing retained trees within the site and on neighbouring land adjacent to             the approved development

            (ii) a programme and method of implementation.

           

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

           

            The details in respect of (i) shall include:

            a) Existing and proposed finished levels.

            b) Any proposed soil level re-grading in relation to existing retained trees,             hedges, and other vegetation.

            c) Proposed retaining structures required to address level differences      adjacent to retained trees and hedges and other vegetation.

           

            The development shall be carried out in accordance with the approved site layout plan and the approved programme.

           

            REASON: In the interests of safeguarding the long term health and survival of retained trees, hedges and other vegetation considered worthy of retention.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

15.       No development hereby permitted shall be begun until a site specific method           statement (Method Statement) for the removal of all existing hard surfaced    areas and structures of any other description, located within the minimum        Root Protection Areas (RPAs) of trees to be retained, has been submitted to          and approved in writing by the Local Planning Authority.  Details shall             include:-

            A) A site plan identifying all areas where such work is to be undertaken.

            b) Reinstatement to soft landscape area including proposed ground de-       compaction works.

            c) Timing and phasing of works.

            The approved Method Statement shall be observed, performed and complied         with.

           

            REASON: - In order to safeguard tree roots and thereby safeguard trees in       the interests of the visual amenity of the area.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

16.       No development shall commence until a detailed site specific construction    method statement (Construction Method Statement) for all hard surfaced    areas of any description to include a Root Bridge construction system within      the minimum root protection areas of retained trees calculated in accordance      with British Standard 5837:2012 'Trees In Relation To Construction             Recommendations', or any subsequent revision, has been submitted to and         approved in writing by the Local Planning Authority. Details shall be based on   a porous 'No-Dig' principle of construction, avoiding any excavation of existing      levels in all areas concerned, and shall include: -

           

            a) An approved development layout plan identifying all areas where special construction measures are to be undertaken.

                       

            b) Materials including porous surface finish.

           

            c) Construction profile/s showing existing /proposed finished levels together            with any grading of levels proposed adjacent to the footprint in each    respective structure.

           

            d) Program and method of implementation and arboricultural supervision.

           

            The Construction Method Statement shall be implemented in full accordance           with the approved scheme, under arboricultural supervision, prior to the          occupation of the units. The No Dig structure shall be retained in perpetuity         thereafter.

           

            REASON: In order to alleviate any adverse impact on the root systems and    the long term health of retained trees, in the interests of the visual amenity of           the area.

           

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

17.       The protective fencing and other protection measures specified in the            Arboricultural   Survey and Impact Assessment shall be erected 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) Storage or disposal of any soil, building materials, rubble, machinery, fuel,          chemicals, liquids waste residues or materials/debris of any other description.

            c) Siting of any temporary structures of any description including site   office/sales buildings, temporary car parking facilities, porta-loos, storage      compounds or hard standing areas of any other description.

            d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other     description.

            e) Installation/siting of any underground services, temporary or otherwise    including; drainage, water, gas, electricity, telephone, television, external      lighting or any associated ducting.

            f) Parking/use of tracked or wheeled machinery or vehicles of any      description. In addition to the protection measures specified above, a) 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. b) 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.

            [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

 

18.       The development hereby permitted shall not be begun until comprehensive           details of both hard and soft landscaping works have been submitted to and   approved in writing by the Local Planning Authority.  These details shall         include: -

            a) Comprehensive planting plans of an appropriate scale and level of detail   that provides adequate clarity including details of ground preparation and all     other operations associated with plant and grass establishment, full schedules of plants,    noting species, and detailed plant sizes/root stock     specifications, planting layout, proposed numbers/densities locations.

            b) Details of semi mature tree planting.

            c) Comprehensive 5 year post planting maintenance schedule.

            d) Underground service and external lighting layout (drainage, power,             communications cables, pipelines etc. indicating lines, manholes etc.), both   existing reused and proposed new routes.

            e) Means of enclosure (walls and fences etc)

            f) Paving including pedestrian open spaces, paths, patios, proposed materials     and construction methods,

           

            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.

            [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

           

 

19.       The development hereby permitted 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             approved 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: CSDPD CS10]

 

20.       The development hereby permitted shall not be begun until an Energy            Demand Assessment demonstrating that:

           

            (a)  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)  a proportion of the development's energy requirements will be provided           from on-site renewable energy production (which proportion shall be 20%          unless otherwise agreed in writing by the Local Planning Authority).

            has been submitted to and approved in writing by the Local Planning          Authority. The building 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]

 

21.       No gates shall be provided at the vehicular access to the site.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]