Agenda item

Outline application for the erection of two dwellings and garages following the demolition of existing dwelling and garage (with all matters reserved).

 

Outline application for the erection of two dwellings and garages following the demolition of existing dwelling and garage (with all matters reserved).

 

The Committee noted:

· That Bracknell Town Council considered no objection.

· The 6 letters of objection and 2 letters neither objecting or supporting as detailed in the agenda.

 

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,

 

 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.  Application for approval of the details of the landscaping, layout, scale, access and appearance of the development (hereinafter called "the reserved matters") shall be made to the Local Planning Authority before the expiration of three years from the date of this permission. The plans and particulars in relation to the Reserved Matters shall be submitted in writing to the Local Planning Authority and shall be carried out as approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990

 

02.  The development hereby permitted shall be begun not later than the expiration of two

years from the final approval of the reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved.

REASON: To comply with Section 92 of the Town and Country Planning Act 1990.

 

03.  The development hereby permitted shall be carried out only in accordance with the following approved plans received on 04.06.2019:

 

Location Plan, drawing no. Willow-PL-Existing-01RA

 

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

 

04.  The development (including site clearance and demolition) shall not be begun until:-

 

(i) all the buildings/structures on the site and any trees to be felled have been further surveyed for the presence of bats, (in accordance with Elite Ecology Bat Activity Survey Report August 2019) and

(ii) the further survey has been submitted to and approved by the Local Planning Authority, and

(iii) either the Local Planning Authority has agreed that no relocation of bats is necessary or a scheme for the relocation of an bats has been submitted and approved by the Local Planning Authority. The scheme shall be performed, observed and complied with.

 

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1]

 

05.  Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a)         identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

b)         show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy.

 

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1]

 

06.  The demolition shall not be begun until a scheme for the provision of biodiversity enhancements (not mitigation), including a plan or drawing showing the location of these enhancements, has been submitted to and approved in writing by the local Planning Authority.

The approved scheme shall be performed, observed, complied with and retained.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

07.  No construction works shall take place until an Energy Demand Assessment demonstrating that at least 10% of the development's energy will be provided from on-site renewable energy production, has been submitted to and approved in writing by the Local Planning Authority. The dwelling as constructed shall be carried out in accordance with the approved assessment and retained as such thereafter.      

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

[Relevant Policy: Core Strategy DPD CS12]

 

08.  No part of any dwelling shall 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 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: Core Strategy DPD CS10]

 

09.  The development 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).  The surface water drainage works shall be completed before occupation of the dwellings/buildings hereby permitted and 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]

 

10.  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.

 

11.  No development shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained has been submitted to and approved in writing by the Local Planning Authority, in accordance with British Standard 5837:2012 ‘Trees in relation to design, demolition and construction - Recommendations’. Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works/building construction works/hard landscaping works.  Details shall include an approved development layout plan at a minimum scale of 1:200 and show the following:

 

a) Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development.

b) Positions and spreads of existing hedgerows and groups of mature shrubs.

c) All proposed tree, hedge or shrub removal; shown clearly with a broken line. 

d) Proposed locations of protective barriers, that are a minimum height of 2.0 metres and supported by a metal scaffold framework, constructed in accordance with Section 6 (Figure 2) and which include appropriate weatherproof signage (such as “Keep Out - Construction Exclusion Zone”) affixed at regular intervals to the outside of the protective fencing structure.

e) Illustrations of the proposed protective barriers to be erected.

f) Proposed location and illustration of ground protection measures within the root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent ground compaction and contamination.

g) Annotations at regular intervals, of the minimum protective distances between barriers and trunks of retained trees.

h) All fenced-off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones.

i) Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones.

 

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

 

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.

 

12.  The protective fencing and other protection measures specified by condition 11 shall be erected in the locations agreed in writing by the Local Planning Authority 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 (unless agreed otherwise in writing by the Local Planning Authority). 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)     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.

 

13.  No development shall commence until a detailed site-specific method-statement for the construction of all hard surfaced areas of any description within the root protection area (RPA) of retained trees has been submitted to and approved 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 Method Statement shall be implemented in full accordance with the approved scheme, under arboricultural supervision, prior to the occupation of the dwelling. The approved surfacing shall be retained 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

 

14.  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)     Soakaways (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.

 

15.  No development shall take place 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 ‘Trees in relation to design, demolition and construction - Recommendations’ (or any subsequent revision), for all existing retained trees within the site and on neighbouring land adjacent to the approved development.  The details to 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, and

 

(ii) a programme and method of implementation have been submitted to and approved in writing by the Local Planning Authority.

 

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.