Agenda item

19-01004-OUT 3M United Kingdom, Cain Road, Bracknell, Berkshire RG12 8HT

Outline application for erection of up to 27 dwellings, with principal access from Turnpike Road, and associated vehicle parking, landscaping and ancillary works following demolition of existing buildings and clearance of the site. [All matters reserved apart from Access]

Minutes:

Outline application for erection of up to 27 dwellings, with principal access from Turnpike Road, and associated vehicle parking, landscaping and ancillary works following demolition of existing buildings and clearance of the site. [All matters reserved apart from Access]

 

The Committee noted:

 

·        The supplementary report tabled at the meeting.

·        Binfield Parish Councils objection to the application as detailed in the

            agenda papers.

·        A total of eight objections as summarised in the agenda papers.

·        That one letter of support had been received.

 

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

 

-              Contribution towards mitigation against the impact upon the SPA.

-              Securing the management and maintenance of the SUDS scheme.

-              Ensuring that roads are adoptable or to enter into highways agreements at certain triggers.

-              Financial contribution towards off-site community facility provision.

-              Securing 25% on-site affordable housing.

-              Securing offsite provision of hedgerow and grassland translocation, retention of habitat areas for a period of 30 years and associated monitoring of biodiversity net gain on and offsite.

 

 

RESOLVED that 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.       Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of three years from the date of this permission.

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

 

02.       Approval of the details of the layout, scale of the buildings, appearance and landscaping of the development (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before development is commenced. 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

 

03.       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.

 

04.       The development hereby permitted shall be carried out only in accordance with the following approved plans and other submitted details: -

           

102403 - PL(90) 100 REV B Location Plan 16.04.20.

102403 - PL(90) 103 REV D Site Parameter Plan 16.04.20.

ITL15081-GA-001 REV C Proposed Site Access Arrangement 16.04.20.

FRA & Drainage Strategy Report 07.07.20.

FRA & Drainage Strategy Appendices 07.07.20.

FRA & Drainage Strategy Drawings 07.07.20.

Bio-swale Road and Pavement 3 07.07.20.

TANK1QMED 07.07.20.

TANK2QMED 07.07.20.

Transport Note 07.07.20.

ITL15081-GA-005 REV A Swept Path Analysis for refuse vehicles 16.04.20.

ITL15081-GA-006 REV B Removal of Cain Road Roundabout Arm 18.05.20.

Wardell Armstrong (WA) Arboricultural Impact Assessment dated September 2019.

BM11781 Arb Technical Note 20.10.20

 

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

 

05.       No dwelling hereby permitted shall be occupied until the means of vehicular access to the site from Turnpike Road has been constructed in accordance with drawing ITL-15081-GA-001C.

            REASON: In the interests of highway safety.

            [Relevant Policies: Core Strategy DPD CS23]

 

06.       The final dwelling on the development hereby permitted shall not be occupied until the access to the site from Cain Road has been closed and the footway/cycleway and verge reinstated in accordance with drawing ITL-15081-GA-006B.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

07.       The internal road layout within the development and the pedestrian and cyclist link between the development and Cain Road shall be constructed to adoptable standards, compliant with the Bracknell Forest Council Highways Guide for Development, in accordance with details to be approved as part of a reserved matters application.

            REASON: In the interests of highway safety and amenity for pedestrians and cyclists.

            [Relevant Policies: Core Strategy DPD CS23] [Relevant Policies: Core Strategy DPD CS23]

 

08.       No dwelling hereby permitted shall be occupied until associated vehicle parking and turning space for refuse collection and fire tender has been provided in accordance with details to be approved as part of a reserved matters application. The spaces shall not thereafter be used for any purpose other than parking and turning.

            REASON: To ensure that the development is provided with adequate parking and turning in the interests of highway safety.

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

 

09.       No development (including demolition and site clearance) 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: BFBLP EN20, Core Strategy DPD CS23]

 

10.       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. These shall include:

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

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

- Confirmation the design accords with the runoff rates set out in the Approved Drainage strategy (Wardell Armstrong report version 2.0 dated 3rd July 2020).

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

 

11.       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 to 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 and cover systems.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding in accordance with policy CS1 of the Core Strategy.

 

12.       Demolition or construction work shall take place at the site only between 08:00hrs and 18:00hrs Monday - Friday, between 08:00hrs and 13:00hrs on Saturdays, and not at all on Sundays or public holidays.

REASON: In the interest of amenity.

 

13.       The development hereby permitted (including any demolition) shall not be begun until details of a scheme (Working Method Statement) 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 Working Method Statement shall include:

            (i) specifications of control of noise arrangements for construction and demolition.

            (ii) methodology of controlling dust, smell and other effluvia

            (iii) site security arrangements including hoardings

            (iv) proposed method of piling for foundations

            (v) construction and demolition methodology

            (vi) hours during the construction and demolition phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site

            (vii)details of measures to mitigate the impact of demolition and construction activities on ecology.

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

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

 

14.       No development shall take place until details in respect of measures to:

(a) Minimise, re-use and re-cycle waste, including materials and waste arising from demolition;

(b) Minimise the pollution potential of unavoidable waste;

(c) Dispose of unavoidable waste in an environmentally acceptable manner;

have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented during the course of all building operations.

REASON: In the interest of amenity.

 

15.       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: Core Strategy DPD CS10]

 

16.       The development shall not be begun until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate:

(a) that before taking account of any on-site renewable energy production the proposed development will reduce carbon dioxide emissions by at least 10% against the appropriate Target Emission Rate as set out in Part L of the Building Regulations (2006), and

(b) that (i) a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 20%); or (ii) fabric first efficiency measures shall be used to reduce at least the same proportion (20%) of carbon dioxide emissions as would be achieved through the use of on-site renewable energy production; or (iii) any combination of (i) and (ii) above to achieve that 20% reduction.

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

[Relevant Plans and Policies: CSDPD Policy CS12]

 

17.       No demolition of buildings/structures or felling of trees shall take place until:-

(i) all the buildings/structures to be demolished on the site and any trees to be felled have been further surveyed for the presence of bats, and

(ii) the further bat survey together with any recommendations for mitigation and monitoring has been submitted to and approved by the Local Planning Authority, and

(iii) the Local Planning Authority has agreed that either no relocation of bats is necessary or that the relocation of bats has been satisfactorily achieved in accordance with the mitigation and monitoring proposals approved under part (ii) of this condition.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

18.       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. An ecological site inspection report shall be submitted within three months of the first occupation of a dwelling.

            REASON: In the interests of nature conservation

            [Relevant Plans and Policies: CSDPD CS1, CS7]

 

In the event of the S106 planning obligations not being completed by 12th January 2021, the Head of Planning be authorised to extend this period or REFUSE the application on the grounds of: -

 

1. The occupants of the development would put extra pressure on the Thames Basin Heaths Special Protection Area and the proposal would not satisfactorily mitigate its impacts in this respect.  In the absence of a planning obligation to secure suitable avoidance and mitigation measures and access management monitoring arrangements, in terms that are satisfactory to the Local Planning Authority, the proposal would be contrary to Policy NRM6 of the South East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan, Policy CS14 of the Core Strategy Development Plan Document and the Thames Basin Heaths Special Protection Area Supplementary Planning Document (2018).

 

2. The proposed development would unacceptably increase the pressure on the community facilities. In the absence of planning obligations in terms that are satisfactory to the Local Planning Authority, and which secure contributions community facilities, the proposal is contrary to Policy SA1 of the Site Allocations Local plan, Policies CS6 and CS24 of the Bracknell Forest.

 

3. In the absence of a planning obligation to secure affordable housing in terms that are satisfactory to the Local Planning Authority, the proposal is contrary to 'Saved'' Policy H8 of the Bracknell Forest Borough Local Plan, Policies CS16 and CS17 of the Core Strategy Development Plan Document, the Planning Obligations SPD, the resolution on affordable housing made by BFC Executive on 29 March 2011, and the NPPF.

 

4. The application fails to demonstrate that it protects and enhances biodiversity in accordance with Policies CS1 and CS7 of the Core Strategy Development Plan Document, the NPPF (2019), Circular 06/05, the NERC Act 2006 and the Conservation of Habitats and Species regulations 2010.

 

5. It has not been demonstrated that the proposed development would incorporate a sustainable drainage system (SuDS) for the management of surface water run-off and it has not been shown that use of SuDS would be inappropriate for the development. This is contrary to the House of Commons: Written Statement (HCWS161) Sustainable Drainage Systems 18/12/2014, NPPF 2012 and the Flood Risk and Coastal Change PPG updated 15/04/2015.

 

6. It has not been demonstrated that the new access and footway/cycleways will adequately and safely accommodate future development traffic as they would not be built to an adoptable standard. As such the development could have an unacceptable impact on highway safety and therefore would not comply with CSDPD Policy CS23 and the NPPF.

 

 

Supporting documents:

 

Contact Information

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Email: committee@bracknell-forest.gov.uk