Agenda item

Construction of 15 No. apartments together with associated basement and surface car parking, access roads/paths and site landscaping.

Construction of 15 No. apartments together with associated basement and surface car parking, access roads/paths and site landscaping.

The Committee noted:

· The supplementary report tabled at the meeting.

· That Bracknell Town Council raised no objection to the proposed development.

· The objections received by 6 addresses as summarised in the agenda.

· The 2 letters of support as summarised in the agenda.

· The 2 further objections and 1 addition letter of support as detailed in the supplementary report.

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 theSPA.

-             Contributions towardsOSPV.

-             Monitoring Costs

-             AffordableHousing

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.      The development hereby permitted shall be begun before the expiration of three years from the date of thispermission.

REASON: To comply with Section 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:-

P01 Location Plan 17.02.21 P02 G Site Plan 17.02.21

P03 C Apartment Block/Surrounding Site 17.02.21 P04 A Undercroft Parking Plan 17.02.21

P05 B Ground Floor Plan 17.02.21 P06 A First Floor Plan 17.02.21 P07 A Second Floor Plan 17.02.21 P08 A Third Floor Plan 17.02.21 P09 B Forth Floor Plan 17.02.21 P10 B Roof Plan 17.02.21

P11 B South East Elevation 17.02.21 P12 B North East Elevation 17.02.21 P13 B North West Elevation 17.02.21 P14 B South West Elevation 17.02.21 P15 B Section 17.02.21

P19 D Overall Site Sections 17.02.21

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

03.      Prior to commencement of superstructure works, samples of the external materials to be used in that phase of the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approvedmaterials.

REASON: In the interests of the visual amenities of the area. [Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

04.      Prior to commencement of superstructure works, details showing the finished floor levels of the buildings in each phase hereby approved in relation to a fixed datum point shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approveddetails.

REASON: In the interests of the character of the area. [Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]

05.      No development hereby permitted (including site clearance and demolition) shall take place until a wildlife protection scheme for construction has been submitted to and approved in writing by the Local Planning Authority. The plan shall include:

i)  an appropriate scale plan showing where construction activities arerestricted;

ii)  details of protective measures to avoid impacts duringconstruction;

iii)  a timetable to show phasing of construction activities;and

iv)  details of persons responsible for compliance with legal consents, planning conditions, installation of protective measures, inspection andmaintenance.

The wildlife protection scheme shall be implemented and maintained in accordance with approved details during the duration of operational work.

REASON: In the interests of nature conservation [Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

06.      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 and the development shall be carried out inaccordance

with the approved details.

REASON: In the interests of nature conservation [Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

07.      No development shall commence until details of the boundary treatments (fencing, hedges, walls) have been submitted to and approved by the Local Planning Authority. All boundary treatments should provide for the free movement of wildlife to and from the site. The development shall be carried out in accordance with the approveddetails.

REASON: In the interests of nature conservation [Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

08.      The development hereby permitted shall not be begun until details of a scheme for the disposal of foul and surface water has been submitted to and approved in writing by the Local Planning Authority. Details shall include details of an attenuation tank with a capacity of 350m³ and confirmation from Thames Water that connections to the existing foul and surface water systems can be obtained. All works that form part of the approved scheme shall be carried out before the development or any part thereof is occupied.

REASON: In-order to ensure the provision of adequate foul and surface water drainage to serve the development.

[Relevant Plans and Policies: 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.]

09.      No development (other than the construction of the access) shall take place until the access, including footway return and pedestrian dropped-crossing with tactile paving, has been constructed in accordance with the details to be submitted to and approved in writing by the Local PlanningAuthority.

REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23]

10.      No development shall take place until visibility splays of 2.4m back from the carriageway of Ringmead by 43.0m along Ringmead in each direction have been provided at the site's vehicular access. 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 ofRingmead.

REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23]

11.      No apartment shall be occupied until the associated vehicle parking and turning space has been surfaced and marked out in accordance with the approved drawing. The space shall thereafter be kept available for parking and turning at all times.

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

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

12.       No development shall take place until

(a)  details of the location of 3 visitor car parking spaces,and

(b)  details of the signing for thespaces

have been submitted to and approved in writing by the Local Planning Authority. The car parking spaces shall be 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 t0

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]

13.      No apartment shall be occupied until the details of the design, operation and ongoing maintenance regime for electric vehicle charging infrastructure with a minimum output of 7kW to be provided for 20% (1 in 5) of the parking spaces shown on the approved plan has be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

REASON: In the interests of sustainable transport.

[Relevant Policy: Local Plan Policy M9; NPPF paragraph 110 e); and Parking Standards SPD paragraph 3.8 part 1 supported by the NPPF at paragraph 105 e).

14.      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. The building shall not be occupied until the approved scheme has been implemented. The facilities provided shall beretained.

REASON: In the interests of accessibility of the development to cyclists. [Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

15.      No gates shall be provided at the vehicular access to the site. REASON: In the interests of highwaysafety.

[Relevant Policies: Core Strategy DPD CS23]

16.      No development (including initial site-clearance) shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, in accordance with British Standard 5837 (2012) ‘Trees In Relation To Construction Recommendations’ (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority. Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works. Details shall include an approved development layout plan at a minimum scale of 1:200, showing thefollowing:

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 thedevelopment.

b)    Positions and spreads of existing hedgerows and groups of matureshrubs.

c)     All proposed tree, hedge or shrub removal. Shown clearly with a brokenline.

d)    Proposed location/s of 2m high (minimum) protective barrier/s, supported by a metal scaffold framework, constructed as a minimum in accordance with Section 6 (Figure 2), to include appropriate weatherproof tree protection area signage (such as “Keep Out - Construction Exclusion Zone”) securely fixed to the outside of the protective fencing structure at regularintervals.

e)    Illustration/s of the proposed protective barriers to beerected.

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

g)    Annotated minimum distances between protective barriers and trunks of retained trees at regularintervals.

h)    All fenced off areas clearly annotated as Tree Protection Areas/Construction ExclusionZones.

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

j)    Arboricultural site monitoring - Note confirming that all protection measures are to be routinely monitored by site visits undertaken by a project arboriculturalist (appointed by the land owners), at maximum 4 week intervals for the duration of all works on site to ensure full compliance with the approved tree protection and monitoring scheme. Copy of the signed report to be forwarded to the Local Authority following each site visit.

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.

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

17.   The protective fencing and otherprotection measuresspecified by condition16 shall be erectedin the locationsagreed in writing by theLocal Planning Authorityprior tothe commencementof anydevelopment works,including anyinitial clearance,and shall be maintainedfully intactand (in the case ofthe fencing)upright, inits approved locations atall times, untilthe completion ofall building operations on thesite (unlessagreed otherwise in writing bythe Local Planning Authority).Where phased protection measureshave been approved, no worksshall commence onthe nextphase of the developmentuntil the protective fencing barriersand other protective measureshave been repositioned forthat phasein full accordance with the approved details.No activity of anydescription mustoccur atany time within these areasincluding but notrestricted to thefollowing: -

a)    No mixing of cement or any othermaterials.

b)    Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any otherdescription.

c)    Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any otherdescription.

d)    Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any otherdescription.

e)    Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associatedducting.

f)     Parking/use of tracked or wheeled machinery or vehicles of anydescription.

In addition to the protection measures specified above,

a)    No fires shall be lit within 20 metres of the trunks of any trees or the centre line of any hedgerow shown to beretained.

b)    No signs, cables, fixtures or fittings of any other description shall be attached to any part of any retainedtree.

REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

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

18.      No development (including initial site clearance) shall commence until a detailed site specific programme of supervision/monitoring for all arboricultural protection measures, has been submitted to and approved in writing by the Local Planning Authority. Details shall include:-

a)    Induction and personnel awareness of arboricultural matters.

b)    Identification of individual responsibilities and keypersonnel.

c)    Statement of delegatedpowers.

d)    Timing and methods of site visiting and record keeping. To include routine site visits at maximum 4 weekintervals

e)    Procedures for dealing with variations andincidents.

The program of arboricultural monitoring shall be undertaken in full compliance with the approved details. No variation of the approved monitoring program shall take place without the prior written agreement of the Local Planning Authority. A copy of the signed inspection report shall be sent to the local Authority following each visit.

REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

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

19.   No development shall commence until a site specific method statement for the removal of all existing hard surfaced areas and/or structures of any other description, located within the minimum Root Protection Areas (RPA’s) of trees to be retained, has been submitted to and approved in writing by the Local Planning Authority. Details shall include:-

a)    A site plan at a minimum scale of 1:200, identifying all areas where such work is to beundertaken.

b)    Reinstatement to soft landscape area including proposed ground de-compactionworks.

c)     Timing and phasing ofworks.

The Construction Method Statement shall be observed, performed and complied with in full accordance with the approved details.

REASON: In order to safeguard trees and other vegetation considered to be worthy of retention in the interests of the visual amenity of the area.

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

20.   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) 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)    Cross section diagrams showing existing and proposed and all /any proposed soil level re-grading in relation to existing retained trees, hedges and othervegetation.

b)    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.

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

21.   No development shall take place until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details 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 plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densitieslocations.

b)    Details of treeplanting.

c)     Comprehensive 5 year post planting maintenanceschedule.

d)    Means of enclosure (walls and fencesetc)

e)    Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areasetc.

f)      Recycling/refuse or other storage units, playequipment

g)    Other landscape features (water features, seating, trellis and pergolas etc). REASON: - In the interests of good landscape design and the visual amenity of thearea.

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

22.   All planting comprised in the 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, or as may otherwise be agreed in writing by the Local Planning Authority. All 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 8545:2014 - Trees: from nursery to independence in the landscape – Recommendations’ 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’ 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. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

23.   The areas shown for soft landscaping purposes on the approved plans shall thereafter be retained as such and shall not be used for any other purpose If within a 5 year period of the completion of the development any soft landscaped area which is removed, uprooted, or is destroyed or dies shall be replaced by plants of the same species and size as that originally planted at the sameplace.

REASON: - In the interests of good landscape design and the visual amenity of the area. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

24.   If contamination is found at any time during site clearance, groundwork and construction the discovery shall be reported as soon as possible to the local planning authority. A full contamination risk assessment shall be carried out and if found to be necessary, a ‘remediation method statement’ shall be submitted to the local planning authority for written approval. Should no evidence of contamination be found during the development a statement to that effect shall be submitted to the local planning authority.

REASON: -To protect future occupiers and users of the site from the harmful effects of contamination.

Relevant Policies: BFBLP EN25

25.   Works shall be carried out in accordance with the approved ‘remediation method statement’ (submitted to comply with condition 24) and a final validation report shall be submitted to the local planning authority before the site (or relevant phase of the development site) isoccupied.

REASON: -To protect future occupiers and users of the site from the harmful effects of contamination.

Relevant Policies: BFBLP EN25

26.      No development [including demolition and site clearance] shall take place until a Construction Environmental Management Plan (CEMP) 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 CEMP shall include measures for:-

-  the control of dust, odour and other effluvia

-  the control of noise (including noise from any piling and permitted workinghours)

-  the control of pests and other vermin (particularly during siteclearance)

-  the control of surface waterrun-off)

-  the control of noise from delivery vehicles, and times when deliveries are accepted and when materials can be removed from thesite.

Construction activity shall be carried out in accordance with the approved CEMP. REASON: In the interests of the amenities of the area.

Relevant Policies: BFBLP EN25

27.         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 suchthereafter.

REASON: In the interests of sustainability and the efficient use of resources. [Relevant Policy: Core Strategy DPD CS10]

28.         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 shalldemonstrate:

(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 a proportion of the development's energy requirements will be provided from on-site renewable energy production (which proportion shall be 20%) or other measures as agreed with theLPA.

The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith.

REASON: In the interests of the sustainability and the efficient use of resources. [Relevant Plans and Policies: CSDPD Policy CS12]

29.       The internal road layout within the development up to and including the turning head shall be constructed to adoptable standards, compliant with the Bracknell Forest Council Highways Guide for Development.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

In the event of the S106 planning obligations not being completed by 22.07.2021, 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.         In the absence of a planning obligation securing Open Space of Public Value contributions and Affordable Housing, in terms that are satisfactory to the Local Planning Authority, the proposal is considered contrary to saved Policy H8 of the Bracknell Forest Borough Local Plan, policies CS6 and CS17 of the Core Strategy Development Plan Document, Bracknell Forest Council Planning Obligations SPD and the NPPF.