Agenda item

Application No 20/00155/FUL - Wyevale Garden Centre, Forest Road, Binfield

Erection of 20 dwellings with associated landscaping, open space and car parking following the demolition of existing buildings.

Minutes:

Erection of 20 no. dwellings with associated landscaping, open space and car parking following the demolition of existing buildings

 

The Committee noted:

 

·                  The additional information contained in the supplementary report of the Head of Planning tabled at the meeting.

·                  Binfield Parish Council’s objections, as detailed in the agenda papers.

·                  Two letters containing objections and one in support as summarised in the agenda papers.

 

RESOLVED that following the completion of planning obligations under Section 106 of the Town and Country Planning Act relating to:

 

·                  A contribution towards community facility improvements at Farley Hall Community Centre

·                  Management and maintenance plan for on-site open space (and commuted sum if developer wishes to transfer open space to Council for future maintenance and management)

·                  Contribution towards Active OSPV for improvements to tennis facilities at Farley Wood Centre

·                  SuDS specification and Maintenance and Monitoring Scheme including monitoring contribution

·                  S278 agreement to secure minor improvements to pedestrian footway on the northern side of Forest Road and improved road markings along Forest Road in the immediate vicinity of the site access.

 

The Head of Planning be authorised to APPROVE the application 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 3 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 in accordance with the following approved plans:

                       

20-J3173-LP Location Plan received 02.03.2020

20-J3173-EBST200D External Boundary and Surface Treatment Plan received 01.06.2020

20 – J3173-100A Streetscenes AA and BB received 7.05.2020

20 – J3173-100A Streetscenes AA and BB received 7.05.2020

20-J3173-01B Proposed Site Layout received 07.05.2020

20-J3173 - 02 Plot 1 and 2 Elevations received 02.03.2020

20-J3173 - 03 Plot 1 and 2 Floor Plans received 02.03.2020

20-J3173-04A Plot 3 Elevations received 07.05.2020

20-J3173 - 05 Plot 3 Floor Plans received 02.03.2020

20-J3173 - 06 Plot 4 Elevations received 02.03.2020

20-J3173 - 07 Plot 4 Floor Plans received 02.03.2020

20-J3173 – 08A Plot 5 Elevations received 17.04.2020

20-J3173 – 09A Plot 5 Elevations received 17.04.2020

20-J3173 – 10 Plot 6 and 7 Elevations received 02.03.2020

20-J3173 – 11 Plot 6 and 7 Floor Plans received 02.03.2020

20-J3173 – 12A Plot 8 Elevations received 17.04.2020

20-J3173 – 13A Plot 8 Elevations received 17.04.2020

20-J3173 – 14A Plot 8 Floor Plans received 17.04.2020

20-J3173 – 15 Plot 8 Floor Plans received 02.03.2020

20-J3173 – 16 Plot 9 Elevations received 02.03.2020

20-J3173 – 17 Plot 9 Floor Plans received 02.03.2020

20-J3173 – 18 Plot 10 Elevations received 02.03.2020

20-J3173 – 19 Plot 10 Floor Plans received 02.03.2020

20-J3173 – 20 Plot 11 Elevations received 02.03.2020

20-J3173 – 21 Plot 11 Floor Plans received 02.03.2020

20-J3173 – 22A Plot 12 Elevations received 17.04.2020

20-J3173 – 23A Plot 12 Floor Plans received 17.04.2020

20-J3173 – 24 Plot 13 Elevations received 02.03.2020

20-J3173 – 25 Plot 13 Floor Plans received 02.03.2020

20-J3173 – 26 Plot 14 Elevations received 02.03.2020

20-J3173 – 27 Plot 14 Floor Plans received 02.03.2020

20-J3173 – 28 Plots 15 and 16 Elevations 02.03.2020

20-J3173 – 29 Plots 15 and 16 Floor Plans 02.03.2020

20-J3173 – 30 Plots 15 and 16 Floor Plans 02.03.2020

20-J3173 – 31A Plot 17 Elevations received 17.04.2020

20-J3173 – 32A Plot 17 Floor Plans received 17.04.2020

20-J3173 – 33A Plot 18 Elevations received 17.04.2020

20-J3173 – 34A Plot 18 Floor Plans received 17.04.2020

20-J3173 – 35A Plot 20 Elevations received 17.04.2020

20-J3173 – 36A Plot 20 Floor Plans received 17.04.2020

20-J3173 – 37A Car barns to Plots 1, 2 and 5 received 17.04.2020

20-J3173 – 38A Car barns to Plots 3-4 and 17-18 received 17.04.2020

20-J3173 – 39 Single garages to Plots 13 and 14 received 02.03.2020

20-J3173 – 40 Double Garage to Plot 9 received 02.03.2020

20-J3173 – 41 Double Garage to Plot 10 received 02.03.2020

20-J3173 – 42 Plot 19 Elevations received 17.04.2020

20-J3173 – 43 Plot 19 Floor Plans received 17.04.2020

20-J3173- FM200A Facing Materials Plan received 17.04.2020

20-J3173-FBT200 Feature Boundary Treatments received 02.03.2020

20-J3173-POS200A Public open space plan received 17.04.2020

18-154/200 D General Arrangement received 17.04.2020

 

REASON: To ensure that the development is carried out only as approved. 

 

03.       Notwithstanding the information indicated on the Facing Materials Plan 20-J3173-FM200, no structure hereby permitted shall be built above damp-proof course level 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.

 

04.       The development hereby permitted shall not commence until details showing the finished floor levels of the dwellings hereby approved in relation to a fixed datum point 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. Finished floor levels shall be set no lower than 47.60 metres above Ordnance Datum as shown in Appendix A of the Flood Risk Addendum 1.

 

REASON: In the interest of the character of the area, to ensure level access for future occupiers and to reduce the risk of flooding to future occupants in accordance with para. 163 of the NPPF.

[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

 

05.       Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that order with or without modification), no enlargement, addition, improvement or other alteration permitted by Classes A, B, C, D and E of Part 1 of the Second Schedule of the 2015 Order shall be carried out to the dwellings hereby permitted.

 

REASON: The site is located in a countryside location where strict controls over the form, scale and nature of development are required to preserve the intrinsic character and beauty of the countryside. Furthermore, the site is subject to a Tree Preservation Order where strict control over future development is required in order to ensure future protection of valued trees.

 

06.       Notwithstanding the provisions of Part 1 Class F of the Second Schedule of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that order with or without modification), no hard surface shall be provided for any purpose within the curtilage of any dwellinghouse.

 

REASON: In the interest of the health of nearby trees.

 

07.       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 with or without modification), no windows at first floor level or above shall be installed on the following elevations of the dwellings hereby approved, with the exception of those shown on the approved plans: i) Eastern side elevation of Plots 2 and10 ii) Western side elevation of Plot 4 iii) Both side elevations of Plots 3, 8,12,13,14,15,16 and 18 iv)North-facing elevations of Plots 5, 7, 17 and 20, and iv) South-facing side elevations of Plots 6, 9, 11 and 19.

 

REASON: In the interests of the amenity of future occupiers.

 

08.       The following first-floor windows of the dwellings hereby permitted, 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 fixed with the exception of a top hung openable fanlight: i) South-facing elevation to Plots 5, 8, 14 and 16 ii) East and west elevations to Plot 10, iii) North-facing elevation to Plot 15. Any replacement windows shall be glazed and fixed to this standard, and retained as such.

 

REASON: In the interests of the amenity of future occupiers.

 

09.       No dwelling hereby permitted shall be occupied until details have been submitted to the Local Planning Authority confirming that provision has been made and implemented for the installation of superfast broadband (fibre optic) internet connections for the entire development.

 

REASON: In the interests of the amenities of future occupiers.

 

10.       Development other than that required to be carried out as part of an approved scheme of remediation must not commence until parts 1 to 4, and part 5 if required, of this condition have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until part 4 has been complied with in relation to that contamination.

 

1.         Site Characterisation

An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

 

(i)         a survey of the extent, scale and nature of contamination;

(ii)        an assessment of the potential risks to:

          human health,

          property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

          adjoining land,

          groundwaters and surface waters,

          ecological systems,

          archeological sites and ancient monuments;

 

(iii)       an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

 

2.         Submission of Remediation Scheme

A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

 

3.         Implementation of Approved Remediation Scheme

The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

 

4.         Reporting of Unexpected Contamination

In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of part 1, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of part 2, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with part 3.

 

If required by the approach identified in the approved remediation scheme:

 

5.         Long Term Monitoring and Maintenance

A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over a period to be agreed with Local Planning Authority, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Local Planning Authority.

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced, and submitted to the Local Planning Authority.

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors.

 

11.       There shall be no built development or raising of existing ground levels on site within the 1% annual exceedance probability flood extent with an appropriate allowance for climate change.

 

REASON: To prevent an increase in flood risk elsewhere and to reduce the risk of flooding to the proposed development and future occupants in accordance with para. 163 of the NPPF.

 

12.       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.

 

13.       The development hereby permitted shall be implemented in accordance with the submitted Energy Statement prepared by JSP Ltd Sustainability dated February 2020 and thereafter the buildings constructed by the carrying out of the development shall be operated in accordance with the submitted Energy Statement.  No dwelling hereby permitted shall be occupied until the renewable energy has been installed in accordance with the approved Energy Statement and thereafter it shall be retained and maintained as approved.

                       

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

 

14.       No dwelling shall be occupied unless and until an interpretation board identifying the heritage interest of the retained walled-garden feature has been erected in accordance with details which have been submitted to and approved by the Local Planning Authority. The Interpretation board shall thereafter be maintained in a good condition and retained.

 

REASON: In the interests of understanding the historic environment.

 

15.       No work shall be undertaken to the historic wall until the following details have been submitted to and approved in writing by the local planning authority:

 

a)         Sample panels of all facing brickwork which demonstrates the brick types, colours, textures, face bonds, mortar mixes and pointing styles, are to be erected on site, to be maintained there during the course of construction and may be incorporated in the approved works;

b)         Samples and/or manufacturer's details of the roof materials are to be provided;

The repair of the historic wall shall be completed prior to the first occupation of any dwelling hereby permitted and shall not be carried out otherwise than in accordance with the details thus approved.

 

No dwelling hereby permitted shall be occupied until the historic wall has been repaired in accordance with the details thus approved.

 

REASON: In order to safeguard the settings of the Listed Buildings and the non-designated heritage asset in accordance with the requirements of national and development plan policy.

 

16.       The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority, for off-site highway works comprising:

 

(a)        Minor improvements to pedestrian footway on the northern side of Forest Road, including provision of tactile paving dropped-kerb crossing of the site access and edge protection to the rear of the footway along the site frontage, to improve safety for pedestrians; and

(b)        Improved road markings along Forest Road in the immediate vicinity of the site access.

The dwellings provided by the carrying out of the development shall not be occupied until the offsite highway works have been completed in accordance with the approved scheme, and in accordance with a s278 agreement to be completed with the Local Highway Authority.

 

REASON: In the interests of highway safety.

[Relevant Policies: BFBLP M6, Core Strategy DPD CS23

 

17.       No development shall take place until a plan has been submitted to and approved in writing by the Local Planning Authority which shows the area between the forward visibility curve and highway boundary to the north of the approved public open space. The area between the forward visibility curve and highway boundary to the north of the approved public open space 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: BSP T1, Core Strategy DPD CS23]

 

18.       No development shall take place until a plan showing visibility splays between the shared accessway serving plots 15, 16, 17 and 18 and the access road through the development has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details. 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 adjacent carriageway.

           

REASON: In the interests of highway safety.

[Relevant Policies: BSP T1, Core Strategy DPD CS23]

 

19.       No dwelling shall be occupied until the visibility splays and forward visibilities shown on the General Arrangement Plan (drawing 18-154/200 revision D) have been provided. These areas 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: BSP T1, Core Strategy DPD CS23]

 

20.       No dwelling shall be occupied until that part of the access road which provides access to the dwelling and its parking, along with adjacent footways, margins and street lighting, has been constructed in accordance with the approved plans.

 

REASON: In the interests of highway safety.

[Relevant Policies: BSP T1, Core Strategy DPD CS23]

 

21.       Dwellings on plots 1, 2, 3, 4, 5, 6, 7, 8, 9, 15, 16, 17 and 18 shown on the approved plans shall not be occupied until that part of the shared accessway or shared footpath which provides access to the dwelling and its parking, along with adjacent margins and street lighting placed within these margins, has been constructed in accordance with the approved plans.

 

REASON: In the interests of highway safety.

            [Relevant Policies: BSP T1, Core Strategy DPD CS23]

 

22.       No dwelling 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: BSP T1, BFBLP M9, Core Strategy DPD CS23]

 

23.       The car barns hereby approved for plots 1, 2, 3, 4, 5, 15, 16, 17, 18 and 19 on the approved plans shall be retained for the use of the parking of vehicles at all times and, notwithstanding the provisions of the Town and Country (general Permitted Development) Order 1995 (or any order revoking or re-enacting that Order with or without modification), no enlargements, improvements or alterations shall be made to the car barn, and no gate or door shall be erected to the front of the car barn.

 

REASON: To ensure that the development is provided with adequate parking to prevent the likelihood of on-street parking which could be a danger to other road users.

[Relevant Policy: BFBLP M9]

 

24.       Within the garage accommodation hereby approved for plots 8, 9, 10, 12, 13, 14 and 20 on the approved plans, an area of at least 6.0m back from the garage door by 3.5m in width shall be retained for the use of the parking of vehicles at all times.

 

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

[Relevant Policy: BFBLP M9]

 

25.       No development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities. No dwelling shall be occupied until the approved scheme has been implemented. The facilities shall be retained thereafter.

 

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

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

 

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

           

REASON: In the interests of highway safety.

[Relevant Policies: BSP T1, Core Strategy DPD CS23]

 

27.       Bollards to restrict vehicular movement, or a suitable alternative submitted to and approved in writing by the Local Planning Authority, shall be provided in the following locations within the development, and thereafter retained:

 

(a)        at all of the locations indicated on the approved Proposed Site Layout plan (drawing number 20-J3173-01 revision A);

(b)        at the western end of the permeable block paved access, south of the car parking for plot 12 and north of the front garden for plot 13 shown on the approved plans, to the east service margin alongside the access road; and

(c)        at the northern and southern ends of the footpath which forms the western boundary of the public open space shown on the approved plans.

           

REASON: In the interest if highway safety, to prevent vehicles from driving along or parking in unsuitable locations, which would be a danger to pedestrians and other road    users.

[Relevant Policies: BFBLP M6, Core Strategy DPD CS23]

 

28.       No development shall take place until:

 

(a)        details of the location and proposed construction of 5 visitor car parking spaces, and

(b)        details of the signing for the visitor car parking spaces, including how any electric vehicle enabled visitor spaces will be signed so as to make clear that spaces are available to all vehicle types have been submitted to and approved in writing by the Local Planning Authority. No dwelling hereby permitted shall be occupied until the visitor car parking spaces have been provided and signed in accordance with the approved details and the spaces and signage shall thereafter be retained.

 

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: BSP T1, BFBLP M9, Core Strategy DPD CS23]

 

29.       The access road shall be constructed to adoptable standards from its junction with Forest Road up to and including the full extent of the turning head to the west of Plot 12 and south of Plot 10 shown on the approved plans, including carriageway suitable to accept a 26 tonne waste collection vehicle and adjacent footways, verges and margins.

 

            REASON: In order to accommodate refuse collection using Bracknell Forest Council's refuse vehicle.

 

30.       Dwellings 1, 2, 8, and 9 shall not be occupied until the associated bin collection point has been provided in the location shown on the approved plan:

 

(a)        south of Plot 3, for use by dwellings on Plots 1 and 2; and

(b)        south-west of Plot 10, for use by dwellings on Plots 8 and 9;

 

            for residents to place bins for collection on the relevant collection day.

                       

            REASON: To ensure that refuse collection can be undertaken for the development.

 

31.       No development (including demolition and site clearance) shall take place, until a

            Construction (and Demolition) Environmental Management Plan (CEMP) has been    submitted to and approved in writing by the local planning authority.

            The CEMP shall include as a minimum;

(i)         Routing of construction and demolition traffic (including directional signage and appropriate traffic management measures);

(ii)        Details of the parking of vehicles of site operatives and visitors;

(iii)       Areas for loading and unloading of plant and materials;

(iv)       Areas for the storage of plant and materials used in constructing the development;

(v)        Location of any temporary portacabins and welfare buildings for site operatives;

(vi)       Details of any security hoarding;

(vii)      Details of any external lighting of the site;

(viii)     Details of the method of piling for foundations;

(ix)       Measures to control the emission of dust, dirt, noise and odour during demolition  and construction;

(x)        Measures to control surface water run-off during demolition and construction;

(xi)       construction and demolition working hours and hours during which delivery vehicles or vehicles taking materials away are allowed to enter or leave the site;

(xii)      Details of wheel-washing facilities during both demolition and construction phases; and

(xiii)     Areas for the turning of construction and demolition vehicles such that the largest anticipated vehicle can turn and leave the site in a forward gear.

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

 

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

            Relevant Policies: BFBLP EN20, EN25, M9; Core Strategy DPD CS1, CS7, CS23.

 

32.       No dwellings hereby permitted shall be occupied until hard and soft landscaping works have been completed in full accordance with a landscaping scheme that has been submitted to and approved in writing by the Local Planning Authority.  The landscaping scheme 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 grass and plant establishment, full schedules of plants, noting species and detailed plant sizes/root stock specifications, planting layout, proposed numbers/ densities, location.

(b)        Details of semi-mature tree planting including large native trees in the central area of open space,

(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)        Samples of the materials to be used in the hard surfacing of the areas shown on the Surface Treatment Plan 20 – J3173-EBST200D

(f)         Recycling/refuse or other storage units, play equipment

(g)        Other landscape features

 

            All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the approved details 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, or as may otherwise be agreed in writing by the Local Planning Authority.  All hard landscaping works shall be carried out 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.

 

33.       The protective fencing indicated on the Tree Protection Plan SPIT2195-03G (Appendix 3 of the Arboricultural Impact Assessment and Method Statement received by the Local Planning Authority on 02.03.2020), shall be erected in the locations indicated prior to the commencement of the development, including any initial site clearance, and shall be maintained fully intact and upright. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, other than the removal of existing hardstanding in accordance with the techniques set out in the submitted Method Statement. The fencing shall be retained in its agreed location during the course of construction works, noting that this involves some re-siting of the protective fencing post-demolition. The development shall be carried out in accordance with the submitted Method Statement which includes other protective measures such as no dig construction areas and sensitive demolition.

 

            REASON: In order to safeguard trees and other vegetation in the interest of the character and amenity of the area.

 

34.       All boundary treatments (fencing, hedges, walls) shall be implemented on each plot prior to its occupation, in accordance with the approved details as shown on Drawing 20-J3173-EBST200D External Boundary and Surface Treatment Plan received 01.06.2020, and thereafter permanently retained.

 

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

 

35.       If more than 2 years elapse between the previous phase 1 and phase 2 ecological surveys and the due commencement date of works, an updated survey shall be carried out by a suitably qualified ecologist. A report confirming the results and implications of the assessment, including any revised mitigation measures, shall be submitted to the Local Planning Authority before construction works commence on site.

 

REASON: To ensure the status of priority and protected habitats and species on site has not changed since the last survey.

 

36.       No development shall take place (including ground works and vegetation clearance) until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the local planning authority. The CEMP (Biodiversity) shall include the following:

 

a)         Risk assessment of potentially damaging development activities

b)         identification of "biodiversity protection zones"

c)         practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during development (may be provided as a set of method statements)

d)         the location and timing of sensitive works to avoid harm to biodiversity features

e)         the times during development when specialist ecologists need to be present on site to oversee works

f)          responsible persons and lines of communication

g)         the role and responsibilities on site of an ecological clerk of works or similarly competent person

h)         the use of protective fences, exclusion barriers and warning signs.

 

The approved CEMP (Biodiversity) shall be adhered to and implemented throughout the development period strictly in accordance with the approved details.

 

REASON: To protect biodiversity throughout construction works.

 

37.       No dwelling hereby permitted shall be occupied until a landscape and ecological management plan (LEMP) has been submitted to, and approved in writing by, the local planning authority.  The content of the LEMP shall include the following:

 

a)         Description and evaluation of features to be managed

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

c)         Aims and objectives of management

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 organization 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.

 

No dwelling hereby permitted shall be occupied until the LEMP has been implemented in accordance with the approved details.

 

            REASON: In the interests of Biodiversity.

 

38.       No dwelling hereby permitted shall be occupied until a scheme has been submitted to and approved in writing by the Local Planning Authority for external site lighting, including details of lighting units, and levels of illumination and hours of use. No lighting other than domestic security or garden lighting installed in individual dwellings shall be provided at the site other than in accordance with the approved details.  The development shall be carried out in accordance with the approved scheme.

 

            REASON: In the interests of Biodiversity.

 

39.       No development shall commence 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 and complied with. An ecological site inspection report shall be submitted within six months of the first occupation of any dwelling hereby approved.

 

            REASON: In order to ensure biodiversity enhancement in accordance with the NPPF.

 

40.       No development shall take place until full details of the Drainage System(s) have been submitted to and approved in writing by the Local Planning Authority in accordance with the rates set out in the Odyssey FRA dated February 2020, FRA Addendum 1 dated February 2020, and FRA Addendum 2 dated May 2020. These shall include:

 

·                  Results of intrusive ground investigations demonstrating the depth of the groundwater table with suitable allowances for seasonal variation.

·                  Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, geocellular unit and distributer unit design (including guarantees of structural performance) headwall details, planting (as necessary), silt control measures and drawings as appropriate taking into account the groundwater table.

 

Confirmation of the gully spacing calculations to demonstrate they are capable of conveying the rainfall volumes to tanks as set out in the Approved Drainage strategy.

 

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.

 

41.       No dwelling hereby permitted shall be occupied or the use commenced until the sustainable drainage scheme for this site has been implemented 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.

 

42.       No dwelling hereby permitted shall be occupied until a verification report, appended with substantiating evidence demonstrating the agreed/approved construction details and specifications have been implemented, has been submitted to, and approved in writing by, the Local Planning Authority.  This will include photos of excavations demonstrating depths, and soil profiles/horizons, any placement of tanking, crating, connecting pipe work, hydrobrake, cover systems etc.

 

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.

 

 

43        No development shall take place until details of the locations and infrastructure which will be provided to enable at least 20% (1 in 5) of all residential and visitor parking spaces to be readily adaptable to provide electric vehicle charging points have been submitted to and approved in writing by the Local Planning Authority. No dwelling hereby permitted shall be occupied until the electric vehicle enabling infrastructure has been provided in accordance with the approved details. The electric vehicle enabling infrastructure shall thereafter be retained.

 

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: Parking Standards SPD, BFBLP M9, Core Strategy DPD CS23]

 

INFORMATIVES

           

01.       The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern within the application (as originally submitted) and negotiating with the applicant, acceptable amendments to the proposal to address those concerns. The proposal has been assessed against all relevant material considerations, including planning policies and any representations that may have been received. As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

 

02.       No details are required to be submitted in relation to the following conditions, however they are required to be complied with;

 

01. Commencement

02. Approved Plans

05. Permitted Development Rights (Extensions)

06. Permitted Development Rights (Hardstanding)

07. Permitted Development (Additional Windows)

08. Obscure Glazing

11. Raising of Land Levels

13. Energy Statement

19. Provision of visibility splays

20. Construction of access

21. Construction of shared access

22. Provision of parking

23. Retention of car barns for parking

24. Retention of garages for parking

26. No gates

27. Provision of bollards

33. Tree Protection

34. Boundary treatments

41. Completion of sustainable drainage scheme

 

03.       Details will be required in respect of the following conditions before the commencement of the development;

 

04. Finished floor levels

10. Contamination Investigation and Risk Assessment

12. Sustainability Statement

16. Off-site highway works

17. Details of visibility splays

18. Details of visibility Splays (2)

25. Cycle parking

28. Visitor car parking

29. Construction of access road

30. Provision of bin collection points

31. CEMP

36. CEMP (Biodiversity)

39. Biodiversity Enhancements

40. Drainage scheme details

43. Electric vehicle charging

 

04.       Details will be required in respect of the following conditions before the commencement of above slab works:

 

3. Materials

 

05.       Details will be required in respect of the following conditions before the occupation of dwellings (and in the case of condition 15 prior to any work being undertaken to the historic wall):

 

09. Broadband

14. Interpretation Board

15. Works to Historic Wall

32. Landscaping

37. LEMP

38. Lighting

42. Verification report (sustainable drainage scheme)

 

06.       Additional information will only be required to be submitted pursuant to condition 35 (Ecological Surveys) in the event that 2 years elapses between the previous phase 1 and phase 2 ecological surveys and commencement of the development.

 

07.       The applicant is reminded that Tree Preservation Order No. 1299 protects a large number of the existing trees on site. It is an offence to willfully damage or destroy a protected tree and this permission does not grant consent for the removal of any of the protected trees.

 

08.       A Travel Plan has been submitted, though the application size falls below the threshold for this to be secured through a s106 obligation, as set out in Table 6 of the Parking Standards SPD and Appendix 1 of the Planning Obligations SPD. Nevertheless, the Local Planning Authority and the Highway Authority would welcome the implementation of the Travel Plan.

 

09.       The applicant’s attention is drawn to the fact that the information required by Condition 36 which requires the submission and approval of a CEMP (Biodiversity) can be provided within the general CEMP document (required by Condition No. 31).

 

Should the applicant fail to complete the required s106 agreement by 18th September 2020, the Head of Planning be authorized to REFUSE the application for the following reasons:

 

1.         The proposed development would unacceptably increase the pressure on community facilities and open space of public value. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which makes appropriate contributions to local community facilities and the provision of off-site active open space of public value, and secures the on-site provision and maintenance of open space of public value, the proposal is contrary to Policies R4 of the Bracknell Forest Borough Local Plan, Policy CS8 of the Core Strategy Development Plan Document and the Planning Obligations Supplementary Planning Document (adopted February 2015).

 

2.         It has not been demonstrated that the proposed development would incorporate a sustainable drainage system (SuDS) for the management of surface water run-off which would be maintained for the lifetime of the development. This is contrary to the House of Commons: Written Statement (HCWS161) Sustainable Drainage Systems 18/12/20144, the Flood Risk and Coastal Change PPG updated 15/04/2015, and the NPPF.

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk