Agenda item

Construction of new two-storey community and health centre with associated external landscaping, car parking, cycle storage and roof level plant enclosure

Construction of new two-storey community and health centre with associated external landscaping, car parking, cycle storage and roof level plant enclosure

 

The Committee noted:

 

·        The supplementary report tabled at the meeting

·        The comments of Binfield Parish Council as detailed in the agenda.

·        The were no objections received.

 

RECOMMENDATION that the Assistant Director: Planning be recommended to APPROVE the application at the end of the 21 day notice period if no additional objections (on grounds that have not already been considered) are raised subject to the following conditions:-

 

01. The development hereby permitted shall be begun before the expiration of three 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 only in accordance with the following approved plans received by the Local Planning Authority on 18.05.2021, 25.05.2021, 08.06.2021 and 07.07.2021.

CMU-21145 REV A

001241-ADP-00-ZZ-DR-A-1202/S2P2

001241-ADP-00-ZZ-DR-A-1201/S2P4

001241-ADP-00-ZZ-DR-A-1200/S2P4

001241-ADP-00-01-DR-A-1026/S2P15

001241-ADP-00-00-DR-A-1025/S2P16

001241 - ADP-00-ZZ-DR-A-1301 REV S2 P2

001241 - ADP-00-ZZ-DR-A-1300 REV S2 P2

001241 - ADP-00-ZZ-DR-A-1211 REV S2 P2

001241 - ADP-00-00-DR-L-1901 REV S2 P1

001241 - ADP-00-00-DR-L-1900 REV S2 P1

001241 - ADP-00-00-DR-A-1025 REV S2 P14

001241 - ADP-00-00-DR-A-0904 REV D1P9

001241 - ADP-00-00-DR-A-0902 REV S2 P2

001241 - ADP-00-00-DR-A-0900 REV S2 P2

CD0321 - CRD-ZZ-XX-DR-E-7201 REV D1-P02

Arboricultural Impact Assessment May 2021

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

03. No development above slab level shall take place until samples of the materials to include bricks, canopy treatment, cladding and louvres 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.

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

04. The development hereby permitted shall not be begun 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, including any phased car parking during the construction period

(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 without the prior written permission of the Local Planning Authority and these shall be provided before any works start on site.

. REASON: In the interests of amenity and road safety.

05 The development hereby permitted shall not be occupied until a detailed scheme of proposed tree planting and hedgerow planting to replace trees and hedgerow to be removed has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the following comprehensive details of all trees to be planted: -

a) Full planting specification.

b) Positions of all proposed species.

c) Comprehensive details of ground preparation.

d) Staking/tying method/s.

e) 5 year post planting maintenance schedule.

All tree-planting and hedgerow planting shall be carried out in full accordance with the approved scheme in the nearest planting season (1st October to 31st March inclusive) to the completion of the approved development, or as may be otherwise agreed in writing by the Local Planning Authority. The quality of all approved landscape works shall be in accordance with British Standard 4428:1989 ‘Code of Practice For General Landscape Operations’ or any subsequent revision. All trees included within the approved scheme shall be healthy, well formed specimens with single leading shoots and shall be of a minimum quality compatible with British Standard 3936:1992 (Part 1) ‘Specifications For Trees & Shrubs’ and British Standard 4043 (where applicable) or any subsequent revision. Any trees which within a period of 5 years from the completion of all tree planting die, are removed, uprooted are significantly damaged, become diseased or malformed 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, unless the Local Planning Authority gives written consent to any variation.

REASON: - In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

06 The development hereby permitted shall not be occupied until details of a scheme of walls, fences and any other means of enclosure has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full before the occupation of any of the buildings approved in this permission or as may otherwise be agreed in writing by the Local planning Authority.

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

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

07 The car parks hereby permitted shall not be illuminated after 11:30pm or before 07:00am on any day.

REASON: In the interests of the neighbouring properties.

[Relevant Policies: BFBLP EN2O and EN25]

08 The health and community facilities hereby permitted shall not be open to members of the public outside the following times 08:00-23:00.

Reason: In the interests of the amenities of the occupiers of nearby residential premises.

[Relevant Policies: BFBLP EN25]

09 The building shall not be occupied until a Car Park Management Plan has been submitted to and approved by the Local Planning Authority. The Car Park Management Plan will indicate the hours of operation of the car parks, provision for the shared use of car parks at Kings Academy, signage to and within the car parks, means of controlling barriers at each car park and any restrictions on the use of car parks by members of staff or visitors.

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]

10 The building shall not be occupied until a Travel Plan has been submitted to and approved by the Local Planning Authority. The Travel Plan will include measures to promote cycling and walking and publicise and promote public transport usage by staff and visitors to the site.

REASON: To promote walking, cycling and use of public transport by users of the site.

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

11 The development shall not be occupied until the access has been constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

12 No part of the building shall be occupied until a means of access for pedestrians and cyclists has been constructed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of accessibility and to facilitate access by cyclists and/or pedestrians.

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

13 Before commencing the development of the off-site car park, the proposed vehicular access shall be formed and provided with visibility splays of 2.4m x 43m to the right and 2.4m x 10m to the left at the off site car park access in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and at all times maintained clear of any obstruction exceeding 0.6 metres in height.REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

14 Before commencing the development of the off-site car park, construction details, drainage and further structural assessment (if required) for the off site car park shall be submitted to and approved in writing by the Local Planning Authority

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

15 Before the building is occupied the proposed vehicular access to the main car park shall be formed and provided with visibility splays of 2.4m x 43m in both directions from the access to the main site in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway and at all times maintained clear of any obstruction exceeding 0.6 metres in height.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

16 The development of the off site car park 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 including the following:

Junction of the off site car park and Wood Lane

The off-site car park shall not be brought into use until the off-site highway works have been completed in accordance with the scheme.

REASON: In the interests of highway safety.

[Relevant Policy: BFBLP M4]

17 The development hereby permitted shall not be occupied until a scheme for the internal design of the car parking has been submitted to and approved in writing by the Local Planning Authority and shall include details of:

(a) directional signs and their locations

(b) surface markings

(c) pedestrian routes within the car park

(d) construction details and drainage for the main car park adjacent to the building

(e) car parking for people with disabilities and electric vehicles including signage

(f) gradients of the pedestrian and access routes

The approved scheme shall be implemented prior to the car park being first brought into use and shall thereafter be retained.

REASON: In the interests of the accessibility and safety of the car park users.

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

18 The development hereby permitted shall not be occupied 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. Save as otherwise agreed in writing by the Local Planning Authority, the facilities shall be retained.

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

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

19 The building hereby permitted shall not 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 8 of the parking spaces shown on the approved plan has be submitted to and approved in writing by the Local Planning Authority together with details of the phasing and infrastructure required for the provision of the 6 passive electric charging points as shown on the approved plans. The building shall not be occupied until 8 active electric charging points have been provided. 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).

20 The number of consulting rooms shall not exceed 15.

REASON: In order to control the intensity of the use in relation to the amount of car parking in the interests of road safety.

[Relevant Policy: M9]

21 The development hereby permitted shall not 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 the lighting units, levels of illumination and hours of use. No lighting shall be provided at the site other than in accordance with the approved scheme. The development shall be carried out in accordance with the approved scheme.

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

[Relevant Policies: BFBLP EN2O and EN25]

22 Prior to completion of the sub-structure works and before commencement of any drainage works, full details of the Drainage System(s) in accordance with the Corde Drainage Strategy dated May 2021 shall be submitted to and approved in writing by the Local Planning Authority in accordance with the approved strategy. These shall include: 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. Results demonstrating no increased flooding off-site for all storms up to and including the 1 in 100 year + climate change allowance using FEH Rainfall.

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.

23 Superstructure works shall not commence until details of how the surface water drainage, in accordance with the Corde Drainage Strategy dated May 2021 hereby approved, shall be maintained and managed after completion have been submitted to and approved in writing by the Local Planning Authority. The details shall include confirmation of the required maintenance activities with expected frequency, with site specific assessments included to demonstrate that health and safety has been fully considered in the design and that access and egress for future residents will be maintained during any operations to repair or replace drainage features.

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.

24 No building or use hereby permitted shall be occupied or the use commenced until the sustainable urban drainage scheme for this site has been completed in accordance with the Corde Drainage Strategy May 2021. 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.

25 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 and approved (in writing) by the Local Planning Authority.. This will include photos of excavations with depth markers, soil profiles/horizons, any placement of tanking, crating, connecting pipe work, including hydrobrakes, 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.

26 Prior to the occupation of the development hereby permitted a replacement bat roost shall be provided in accordance with details to have been submitted to and approved in writing by the Local Planning Authority. The roost shall thereafter be retained.

REASON: In the interests of nature conservation.