Agenda item

20-00072-FUL Bus Depot and Offices, Coldborough House, Market Street, Bracknell, Berkshire

Section 73 application for variation of conditions 02 (approved plans as already amended under 19/00731/NMA) and 20 (energy statement) of planning permission 18/00964/FUL for the redevelopment of the site to provide a building of up to 11 storeys

accommodating 242no. flats, commercial space and ancillary works.

 

[Note for clarification, changes proposed comprise:

Condition 02

-  Revised floor to floor heights leading to a reduction in the overall building height

- Revised column layouts on the ground and first floor

- The replacement of 5no. 1-bedroom flats with 2-bedroom apartments (Units 018, 034, 041, 048 and 054)

- Additional air vents on external elevations

- Ground and first-floor louvres to parking areas amended to allow for use of concrete upstand

- 200 sq.m. area of cladding on north west elevation replaced with a white render

- External green wall to central courtyard removed

- Projecting balconies omitted in lieu of a glazed-external balustrades

- Landscaping plan amended to take account of existing foul and storm sewer easement across site and to amend courtyard planting

Condition 20

Revised Energy Statement proposed with installation of 306 Solar PV Panels.]

Minutes:

Section 73 application for variation of conditions 02 (approved plans as already amended under 19/00731/NMA) and 20 (energy statement) of planning permission 18/00964/FUL for the redevelopment of the site to provide a building of up to 11 storeys accommodating 242no. flats, commercial space and ancillary works.

 

The Committee noted:

 

·        The supplementary report tabled at the meeting.

·        The observation made by Bracknell Town Council as detailed in the agenda paper.

·        Binfield Parish Council raised no objection to the application.

·        That no representations had been made.

 

Following the completion of a planning obligation under Section 106 of the Town and Country Planning Act 1990 relating to:

-           SPA mitigation measures

 

RESOLVED that the Head of Planning be authorised to APPROVE the application subject to the following conditions amended, added to or deleted as he considers necessary:

 

01. The development hereby permitted shall be begun before the expiration of three years from the date of planning permission 18/00964/FUL which was granted on 30th November 2018.

REASON: To comply with Sections 73 and 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:-

LOC Location Plan

3080-009H - Proposed Block Plan

3080-100N - Proposed Ground Floor Plan

3080-101J - Proposed First Floor Plan

3080-102J - Proposed Second Floor Plan

3080-103F - Proposed Third Floor Plan

3080-104E - Proposed Fourth Floor Plan

3080-105E - Proposed Fifth Floor Plan

3080-106E - Proposed Sixth Floor Plan

3080-107E - Proposed Seventh Floor Plan

3080-108D - Proposed Eighth Floor Plan

3080-109D - Proposed Ninth Floor Plan

3080-110E- Proposed Tenth Floor Plan

3080-111L - Proposed Roof Plan

3080-115A - Proposed Canopy Details

3080-116 - Proposed Ramp Vehicle Tracker

3080-325A – Typical Apartment Layout

3080-200L - Proposed East & North Elevations

3080-201K Proposed South & West Elevations

3080-202K - Proposed Courtyard Elevations 01

3080-203K - Proposed Courtyard Elevations 02

3080-301J - Proposed Section A-A

3080-302E - Proposed Section B-B

3080-303H - Proposed Section C-C

3080-204F - Proposed Elevation Details

3080-340 - Proposed Second Floor Courtyard

3080-341 - Proposed Ninth Floor Courtyard

3080-327 - Proposed Parking Screen

D2945-FAB-XX-00-DR-L-3000 PL02 Soft Landscape General Arrangement - Sheet 1

D2945-FAB-XX-00-DR-L-3001 PL02 Soft Landscape General Arrangement - Sheet 2

D2945-FAB-XX-00-DR-L-3002 PL02 Soft Landscape General Arrangement - Sheet 3

D2945-FAB-XX-00-DR-L-3003 PL02 Soft Landscape General Arrangement Specification - Sheet 4

D2945-FAB-XX-XX-SP-L-1000 Landscape Maintenance and Management Plan

CWA-18-243-028_P3 Sewer Easement Perimeter Sections

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

 

03.       The development shall be carried out in accordance with the approved Proposed Floor and Site Levels as originally approved by the Local Planning Authority pursuant to condition 03 of 18/00964/FUL under reference 19/00087/COND and as shown on Drawing 3080-400C.

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

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

 

04.       The development shall be carried out in accordance with the approved details of external materials as originally approved pursuant to condition 04 0f 18/00964/FUL under reference 19/00087/COND and as shown on the elevational drawings and 3080-401B - Digital Sample Board.

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

[Relevant Plans and Policies: BFBLP EN20, CSDPD CS7]

 

05. No residential or commercial unit shall be occupied until means of pedestrian and vehicular access to it have been constructed in accordance with the approved drawings.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

06. No residential or commercial unit shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawings. 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 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]

 

07. The car parking spaces shall be provided, signed and managed in accordance with the details originally approved pursuant to condition 07 of 18/00964/FUL under reference 19/00087/COND and as set out in the Carpark Management Plan v6 prepared by itransport, and drawings 3080-402 Rev D Signage Details to Car Park, 3080-404 Rev C Proposed Ground Floor Site Plan and 4080-405 Rev C Proposed First Floor Plan. The spaces, signage and management 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: BFBLP M9, Core Strategy DPD CS23]

 

08. No residential or commercial unit shall be occupied until associated approved cycle parking facilities have been provided in accordance with the approved drawings. The facilities shall be retained as approved.

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

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

 

09. The development shall be undertaken in accordance with the revised Construction Management Plan prepared by Vascroft Contractors Ltd. and approved pursuant to condition 09 of 18/00964/FUL under reference 19/00114/COND. The approved facilities for parking, loading, storage, wheel cleaning and welfare for site operatives 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 these identified purposes.

REASON: In the interests of amenity and road safety.

 

10. The development shall be constructed in accordance with the drainage system and strategy as originally approved pursuant to condition 10 of 18/00964/FUL under reference 19/00115/COND and shown on Drawings CWA-18-243-535 Rev.P1 'Proposed Drainage Details' and CWA-18-243-530 Rev.P5 'Drainage Strategy Plan'

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 DPD.

 

11. The surface water drainage system shall be maintained and managed after completion in accordance with the details originally approved pursuant to condition 11 of 18/00964/FUL under reference 20/00046/COND and as contained in the Drainage Design Report produced by Causeway dated 06/07/2020, the Drainage System Operation and Maintenance Strategy, Dwg CWA-19-243-535 Proposed Drainage Details P1 dated 06/07/2019, CWA-18-243-530 P5 Drainage Strategy Plan and the email from Kam Saini, Associate Director, Carney Sweeney dated 9 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 DPD.

 

12. The development shall be constructed in accordance with the drainage strategy as originally approved pursuant to condition 12 of 18/00964/FUL under reference 19/00115/COND and shown on Drawings CWA-18-243-535 Rev.P1 'Proposed Drainage Details' and CWA-18-243-530 Rev.P5 'Drainage Strategy Plan'. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.

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 DPD.

 

13. Prior to occupation of any property a verification report, appended with substantiating evidence demonstrating the agreed/approved construction details and specifications have been implemented, shall be submitted to and approved in writing by the Local Planning Authority. This will include photographs 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 DPD.

 

14. The approved biodiversity enhancements as originally approved pursuant to condition 14 of 18/00964/FUL under reference 19/00087/COND and as set out in the Ecological Enhancement Strategy v4  and shown on Drawing 3080-406B Proposed Roof Plan shall be performed, observed and complied with.

REASON: In the interests of nature conservation.

[Relevant Plans and Policies: CSDPD: CS1, CS7]

 

15. The development shall be carried out in accordance with the tree and root protection measures originally approved pursuant to condition 16 of 18/00964/FUL under reference 19/00117/COND and as shown on Drawings:3080-916B Proposed Boundary Treatment 02, Type B2, 3080-917B Proposed Boundary Treatment Detail 03, Type B2 and 3080-403C Tree and Root Protection Plan.

REASON: In the interests of safeguarding the long term health and survival of retained trees, hedges and other vegetation considered worthy of retention.

[Relevant Policies:BFBLP EN1 and EN20, CSDPD CS7].

 

16. All planting comprised in the approved 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 approved 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 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 bio-diversity and visual amenity of the site

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

17. The development shall be carried out in accordance with the remedial strategy for the management of contamination as originally approved pursuant to Condition 18 of 18/00964/FUL under reference 19/00118/COND and set out in Applied Geology’s report (ref:AG2960-19A157) ‘Remediation Strategy and Verification Plan’. Should any unforeseen contamination be encountered during the development, the Local Planning Authority shall be informed immediately. Any further investigation/remedial/protective works shall be carried out to agreed timescales and approved by the Local Planning Authority in writing.

No dwelling or commercial unit hereby permitted shall be occupied until a verification report by the competent person confirming that the approved Remedial Strategy for the construction phase has been fully implemented has been submitted to and approved in writing by the Local Planning Authority. Approved details of future maintenance and monitoring shall thereafter be undertaken.

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

 

18. No demolition or construction work shall take place outside the hours of 08:00 and 18:00 Monday to Friday; 08:00 and 13:00 Saturday and not at all on Sundays or Public Holidays.

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

 

19. The development hereby permitted shall be implemented in accordance with the Energy Statement dated August 2020 prepared by Code 6 Developments Limited.

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

[Relevant Plans and Policies: CSDPD Policy CS10 and CS12]

 

20. Bin storage associated with the residential and commercial units hereby approved shall be provided in accordance with the approved drawings before the units it serves have been occupied, and shall thereafter be retained available for use.

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

 

21. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 (as amended) (or any order revoking or re-enacting that Order with or without modification), no part of the premises hereby permitted shall be used as a children's nursery within Use Class D1.

REASON: To ensure adequate parking.

[Relevant Policy: BFBLP M9]

 

22. The development shall be carried out in accordance with the scheme for external site lighting as originally approved pursuant to condition 23 of 18/00964/FUL under reference 19/00087/COND and as shown on Drawing B3353 E 200B Proposed External Lighting Layout, Bat Wall w and Render 0-9w. No lighting shall be provided at the site other than in accordance with the approved scheme.

REASON: In the interests of the amenity of neighbouring property and the character of the area.

[Relevant Policies: BFBLP EN20 and EN25]

 

23. The balconies shown on the approved plans shall not be used for the storage of goods.

REASON: In the interests of visual amenity.

[Relevant Policies: BFBLP EN20]

 

24. No dwelling shall be occupied until:-

(a) a timetable for the laying out/provision of the following areas:-

- the landscaped perimeter of the site

- the landscaped courtyard

- the second and ninth floor courtyard gardens

in accordance with the approved details has been submitted to and approved in writing by the Local Planning Authority, and

(b) a plan for the long-term management and maintenance of these areas has been submitted to and approved in writing by the Local Planning Authority. The areas listed above shall be laid out/provided in accordance with the timetable approved under (a)

above and thereafter managed and maintained in accordance with the plan approved under (b) above.

REASON: In the interests of the amenity and well-being of future residents

[Relevant Plans and Policies: BFBLP EN20 and CSDPD CS1]

 

Should the applicant fail to complete the required agreement by 12th February 2021 the Head of Planning be authorised to REFUSE the application for the following reason:

 

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).

 

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk