Agenda item

Section 73 application to vary Condition 02 (approved drawings) of Planning Permission 21/00217/FUL (Construction of a replacement building to provide 8 No. residential flats with ancillary car parking and landscaping.) [Note for clarification: application proposes internal changes to ensure compliance with Building Regulations and change to size of flats provided at 2nd floor level which necessitates changes to fenestration including the provision of 2no. additional dormer windows].

Section 73 application to vary Condition 02 (approved drawings) of Planning Permission 21/00217/FUL (Construction of a replacement building to provide 8 No. residential flats with ancillary car parking and landscaping.) [Note for clarification: application proposes internal changes to ensure compliance with Building Regulations and change to size of flats provided at 2nd floor level which necessitates changes to fenestration including the provision of 2no. additional dormer windows].

 

The Committee noted:

·       The objections of Crowthorne Parish Council as outlined in the report.

• 3 letters off objections as outlined In the report.
• A further letter of representation as outlined in the report.
• The supplementary report tabled at the meeting.
• The further letter of objection as outlined in the supplementary report.
• The further letter of support as outlined in the supplementary report.
• The representations from the applicant as outlined in the supplementary report.
• The Site visit that had taken place on 15 letters off objections as outlined In the report.
• A letter off support as outlined in the report.
• The supplementary report tabled at the meeting.
• The Site visit that had taken place with Councillors Brown, Smith, Egglestone, Karim and McKenzie-Boyle present.

 

RESOLVED that with the addition of the following informative:

 

The applicant is advised that the application submitting details pursuant to Condition 03 of this permission will be determined by the Planning Committee who wish to be assured that the proposed materials, including the reclaimed bricks, respect the character of the Conservation Area.

 

The application be APPROVED subject to a deed of variation to the original s106 agreement dated 25 October 2022 and the following conditions:

 

01. The development hereby permitted shall be begun before 03.11.2025. 

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: -

1152 1000 B Proposed Site Plan

1152 1004 A Rear and Side Elevations

1152 1003 A Front and Side Elevations

1152 1002 A Second Floor and Roof Plan

1152 1001 Ground and First Floor Plan

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

 

03. The following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work is begun:

a) Sample panel of all facing materials to be used and a sample panel(s) of brickwork which  shall use re-claimed bricks which demonstrates the brick type, colour, texture, face bond,

mortar mix and pointing, to be erected on site and maintained there during the course of construction;

b) Samples and/or manufacturer's details of the roof materials for the proposed works,

c) Plan and elevation, with materials annotated, of all new window openings (showing brick gauged headers);

d). Plan and elevation drawings, with materials annotated, of all new doors at a minimum scale of 1:10 with typical moulding and architrave.

The relevant part of the works shall not be carried out otherwise than in accordance with the approved details.

REASON: In order to safeguard the appearance of a building in a Conservation Area in accordance with the requirements of policy.

[Relevant Policies: BFBLP LP 28, LP 29, LP 50]

 

04. The following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work is begun:

-schedule of materials and finishes for the hard landscaping including car parking and access road surfaces. 

All work shall be carried out in full accordance with the approved document(s).

REASON: In order to safeguard the appearance of the site in a Conservation Area in accordance with the requirements of policy.

[Relevant Policies: BFBLP LP 28,  LP 29, LP 50]

 

05. No development (other than the construction of the access) shall take place until the access onto Church Street has been constructed in accordance with the details to be submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of highway safety.

[Relevant Policies: BFBLP LP 25, LP 26]

 

06. No dwelling shall be occupied until the access road between the adopted highway of Church Street and the car parking and turning area including provision for both vehicles and pedestrians has been constructed in a bound or bonded material in accordance with the approved plans.

REASON: In the interests of highway safety.

[Relevant Policies: BFBLP LP 25, LP26]

 

07. No dwelling shall be occupied until the associated vehicle parking and turning space for 17 cars to park and turn has been surfaced and marked out in accordance with the approved drawing. The spaces shall thereafter be kept available for the parking of cars 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 LP 25, LP 26,  LP 62]

 

 

 

08. The development shall not be occupied until (a) details of the location of 1 visitor car parking space, and (b) details of the signing for the visitor space have been submitted to and approved in writing by the Local Planning Authority. The visitor car parking space shall be provided

and signed in accordance with the approved details and the space and signage shall thereafter be retained 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 LP 25,  LP 62]

 

09. The development shall not be occupied until17 secure and covered cycle parking spaces have been provided in the location identified for cycle parking on the approved plans within the development. The cycle parking spaces and facilities shall thereafter be retained.

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

[Relevant Policies: BFBLP LP 25,  LP 62]

 

10. No development shall take place until a Construction Transport Management Plan has been submitted to and approved in writing by the Planning Authority to include:

(a) Details of parking for contractors and visitors;

(b) Details of areas for storage of plant and materials;

(c) Details of areas for welfare and associated cabins;

(d) Details of wheel wash to be provided to avoid deposition of material on the highway; and

(e) Swept path drawings indicating that the largest anticipated construction vehicle can turn around within the site and leave in a forward gear onto Church Road.

The approved Construction Transport Management Plan shall be adhered to throughout the demolition and construction period.

REASON: To mitigate and control environmental effects during the demolition and construction phases and in the interests of highway safety.

[Relevant Policies: BFBLP LP 25,  LP 62]      

 

11. No development (including demolition and site clearance) shall take place until a Construction Environmental Management Plan (CEMP) to control the environmental effects of the demolition and construction work has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include measures for:

-the control of dust, odour and other effluvia

-the control of noise (including noise from any piling and permitted working hours)

-the control of pests and other vermin (particularly during site clearance)

-the control of surface water run-off)

-the control of noise from delivery vehicles, and times when deliveries are accepted and when materials can be removed from the site

-the control of waste from the site so that NO BURNING will commence.

Construction activity shall be carried out in accordance with the approved CEMP.

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

[Relevant Policies: BFBLP LP 58]

 

12. During the construction of the development hereby approved the Arboricultural Method Statement Addendum and Tree Protection Plan produced by ATS dated June 2021 shall be complied with in full.

REASON: In order to safeguard trees and other vegetation considered to be worthy of retention.

[Relevant Policy: BFBLP LP 54]

 

 

 

 

13. The following window(s) in the development hereby permitted or any replacement window shall not be glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or equivalent). They shall at all times be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed.

- Flat 6 – 2 x windows, first floor living, kitchen/diner windows south-eastern (side) elevation

- Flat 5 - 1 x first floor bedroom windows south-eastern (side) elevation

- Flats 7 and 8 - dormer windows south-eastern (side) elevation

- Flat 3 -2 x windows,  ground floor living room and kitchen diner window south-eastern (side) elevation

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policy: BFBLP LP 50]

 

14. The Technical Briefing Note, Addendum Bat Roost Assessment Report, dated Dec 2020 produced by aspect ecology, shall be complied with in full during the development.

REASON: In the interests of biodiversity.     

[Relevant Policy: BFBLP LP 53]

 

15. No dwelling shall be occupied 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 to include the retention of the hedge on the northwestern boundary, proposed numbers/densities locations.

b)Comprehensive 5 year post planting maintenance schedule.

c)Paving including paths, patios, proposed materials and construction methods, parking courts, etc.

d)Location, site specific design (including foundation requirements), and implementation method statement for permanent low barriers to prevent vehicle parking access onto retained soft landscaping areas forming part of the Root Protection areas of protected trees affecting the site.

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 BS 8545:2014 - Trees: from nursery to independence in the landscape - Recommendations 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. The areas shown for soft landscaping purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose

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

[Relevant Policy: BFBLP LP 54]

 

 

 

16. 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 in accordance with the approved drawings (GTA submission dated 21st July 2021) These shall include:

full details of all components of the proposed drainage system including dimensions, permeable paving construction, locations, gradients, invert and cover levels, headwall details, planting (if necessary) and drawings as appropriate taking into account the groundwater table. The agreed details shall be fully implemented within the development.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding.

[Relevant Policy: BFBLP LP 57]

 

17. No dwelling shall be occupied until details of how the surface water drainage 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.

[Relevant Policy: BFBLP LP 57]

 

18. No dwelling 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 .

[Relevant Policy: BFBLP LP 57]             .

 

19. Prior to practical completion of any dwelling 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 Local Planning Authority. This will include photos of excavations and soil profiles/horizons, any placement of tanking, crating, connecting pipe work, aquacludes or aquabrakes, cover systems.

Reason: To ensure that the site is properly drained and does not increase the risk of flooding.

Relevant Policy: BFBLP LP 57]     

 

20. 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: BFBLP  LP 55]

 

 

 

 

 

 

21. No dwelling shall be occupied until details of boundary treatments have been submitted to and approved in writing by the Local Planning Authority. All boundary treatments should provide for the free movement of wildlife to and from the site. The approved scheme shall be implemented in full before the occupation of any of the flats approved in this permission.

REASON: In the interests of the visual amenities of the area and in the interests of biodiversity.

[Relevant Policy: BFBLP LP 50]

 

22. The rooflight in Flat 8 on the south-eastern (side) elevation or any replacement rooflight shall be set more than 1.7 metres above the floor of the room in which the roof light is installed.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policy: BFBLP LP 50]

 

23. No part of the development shall be occupied until details of on-site refuse storage for waste material awaiting disposal (including details of any screening) have been submitted to and approved in writing by the Local Planning Authority. Such facilities shall be provided in accordance with the approved details prior to the first occupation of the development and thereafter permanently retained.

REASON: To ensure the provision of satisfactory waste storage facilities in the interests of amenity.

[Relevant Policy: BFBLP LP 50, LP 58]

 

24. No part of the development hereby permitted shall be begun until details showing the finished floor levels of the building, and entrances to the flats, 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 and to provide level access. [Relevant Policies: BFBLP LP 50 and LP 38]