Agenda item

18/00639/FUL Conyngwood, Mushroom Castle, Winkfield Row, Bracknell, Berkshire RG42 7PL

Erection of 1 no. 5 bed detached dwelling, 2 no. 4 bed detached dwellings and 2 no. 3 bed semi-detached dwellings following demolition of existing dwelling.

Minutes:

Erection of 1 no. 5 bed detached dwelling, 2 no. 4 bed detached dwellings and 2 no. 3 bed semi-detached dwellings following demolition of existing dwelling.

 

A site visit had been held on Saturday, 10 August 2019, which had been attended by Councillors Angell, Brossard, Brown, Dudley, Ms Gaw, Gbadebo, Green, Mrs Mattick, Mossom, Parker, Skinner, Virgo and Turrell.

 

The Committee noted:

  • The supplementary report of the Head of Planning tabled at the meeting.
  • A total of 11 objections received, as summarised in the Agenda papers.

 

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); and,

- clause to secure the maintenance of the SuDs systems for the lifetime of the

development.

 

RESOLVED that the Head of Planning be authorised to APPROVE the application 18/00639/FUL subject to the following conditions amended, added to or deleted as the Head of 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 shall be carried out in accordance with the following plans and

details received by the Local Planning Authority:

Location Plan

CMC 2016/100 D - Proposed site plan (with levels) and site sections

CMC 2016/11 B - Plots 1 and 2 Elevations

CMC 2016/12 B - Plots 1 and 2 Plans

CMC 2016/13 C - Plot 3 Elevations

CMC 2016/14 C - Plot 3 Plans

CMC 2016/15 B - Plot 4 Elevations

CMC 2016/16B - Plot 4 Plans

CMC 2016/17 - Plot 5 Elevations

CMC 2016/18 - Plot 5 Plans

2097-04 J - Drainage Layout

2097-DS-REv F.- Sustainable Drainage Strategy May 2019

296/04C- Landscape and Planting Plan

296/01E - Tree Survey, Constraints and Protection Plan

296/02B - Standard Tree Protection fence detail to BS5837 (2012)

296/03C Construction detail for 'no dig' Permeable Driveway

Tree Condition Survey, Arboricultural Implications Assessment and Protection

Recommendations including site specific soil analysis and landscape/ planting

proposals - May 2018 (March 2019 update).

REASON: To define the permission

 

03. Prior to commencement of the superstructure samples of the materials to be used in the construction of the external surfaces of the development hereby permitted shall be 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. The first floor window in the east elevation of plot 1 hereby permitted shall not be

glazed at any time other than with a minimum of Pilkington Level 3 obscure glass (or

equivalent). It shall at all times be non-opening unless the part of the window that can

be opened is more than 1.7m above the floor of the room that it serves.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

05. No development shall take place until means of access has been constructed, and access / widening works undertaken along Mushroom Castle in accordance with details which have first been submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of highway safety and given concerns about the right of the applicants to do works to Mushroom Castle, these works should be carried out prior to the construction of the dwellings.

[Relevant Policies: Core Strategy DPD CS23]

 

06. The dwellings shall not be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided between driveway accesses and the shared surface road, and the access of Conyngwood with Mushroom Castle. The dimensions shall be measured along the edge of the drive and the edge of the road 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]

 

07. No dwelling shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with drawing CMC 2016/100D. 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]

 

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: CSDPD CS23]

 

09. The garage accommodation shall be retained for the use of the parking of vehicles and cycles at all times.

REASON: To ensure that the Local Planning Authority's vehicle parking standards

are met.

[Relevant Policy: BFBLP M9]

10. 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]

 

11. A landscape and ecological management plan (LEMP) shall be submitted to, and

approved in writing by, the Local Planning Authority prior to the occupation of the

development. The content of the LEMP shall include the following:

a. Description and evaluation of features to be managed and enhanced

b. Ecological trends and constraints on site that might influence management

c. Aims and objectives of management and biodiversity enhancement

d. Appropriate management options for achieving aims and objectives

e. Prescriptions for management actions

f. Preparation of a work schedule (including an annual work plan capable of being

rolled forward over a five-year period)

g. Details of the body or organisation responsible for implementation of the plan

h. On-going monitoring and remedial measures

The LEMP shall also include details of the legal and funding mechanism(s) by which

the long-term implementation of the plan will be secured by the developer with the

management bodies responsible for its delivery. The plan shall also set out (where

the results from monitoring show that conservation aims and objectives of the LEMP

are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning

biodiversity objectives of the originally approved scheme.

REASON: To ensure long term management of landscaping to support reptiles in the

receptor area and to ensure appropriate management of landscaping for biodiversity

across the site. This is particularly important given the adjacent Local Wildlife Site

woodland.

[Relevant Policies: CSDPD CS1 CS7]

 

12. Prior to commencement of the superstructure details of the boundary treatments

(fencing, hedges, walls) shall be 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 and shall be retained as approved thereafter.

REASON: To allow movement of wildlife, including reptiles and badgers across the

site and in the interests of residential amenity.

[Relevant Policies: CSDPD CS1 CS7, BFBLP EN20]

 

13. The reptile relocation area shown in Figure 1 of the GS Ecology letter dated

November 2018 shall be implemented as such and thereafter retained.

REASON: To support reptile populations and habitat connectivity.

[Relevant Policies: CSDPD CS1 CS7]

 

14. All ecological measures and/or works shall be carried out in accordance with the

details contained in GS Ecology Ecological Assessment dated October 2017 and GS

Ecology letter dated November 2018. An ecological site inspection report shall be

submitted for approval in writing within three months of the first occupation of any

dwelling hereby approved.

REASON In the interest of bio-diversity

[Relevant Policies: CSCPD CS1 CS7]

 

15. Notwithstanding the submitted information no development (other than demolition) shall commence until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority.  This shall demonstrate that a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be at least 10%).  The buildings 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]

 

16. The development hereby permitted shall be implemented in accordance with the

submitted Sustainability Statement, in so far as it relates to water usage, and shall be

retained in accordance therewith.

REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

 

17. No development (other than demolition) shall take place until full details of the

Drainage System(s) have been submitted to and approved in writing by the Local

Planning Authority. These shall include full details of all components of the proposed

drainage system including dimensions, locations, gradients, invert and cover levels,

permeable block paving details, rainwater harvesting specifications, headwall details,

planting (if necessary) and drawings as appropriate taking into account the

groundwater table.

The proposal shall be implemented in accordance with the approved details.

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

of flooding.

[Relevant Policies: CSDPD CS1]

 

18. Prior to occupation of any property 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 Policies: CSDPD CS1]

 

19. The protective fencing and other protection measures shown on drawing 296/01D

shall be erected in the locations shown 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. Where phased protection

measures have been approved, no works shall commence on the next phase of the

development until the protective fencing barriers and other protective measures have

been repositioned for that phase in full accordance with the approved details. 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]

 

20. The development hereby permitted shall not be occupied until the off- site highway works proposed within the submitted Transport Statement have been completed.

REASON: In the interests of highway safety.

[Relevant Plans and Policies: BFBLP M4]

 

21. No noisy work, including but not exclusively, operating heavy machinery, use of power tools or piling, relating to the development hereby approved, including works of demolition or preparation prior to building operations, shall take place other than between the hours of 08:00 and 18:00 Monday to Friday and 08:00 to 13:00 Saturdays and at no time on Sundays or public holiday.

REASON: To protect the occupiers of neighbouring properties from noise and disturbance outside the permitted hours during the construction period

 

Supporting documents: