Agenda item

Refurbishment and conversion of Binfield House into 9 retirement apartments incorporating internal and external alterations and erection of new buildings containing 9 retirement dwellings, following demolition of existing single storey buildings, together with associated parking and landscaping.

Refurbishment and Conversion of Binfield House into 9 retirement apartments incorporating internal and external alterations and erection of new buildings containing 9 retirement dwellings, following demolition of existing single storey buildings, together with associated parking and landscaping

 

The Committee noted:

·        The supplementary report tabled at the meeting

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

·        The 15 objections received as summarised in the agenda.

·        The 2 further objections received on amended plans.

·        The 1 letter of support.

·        The 2 letters of objection as summarised in the supplementary report.

 

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

 

-  monitoring and contingency to ensure that the biodiversity net gains are delivered and maintained for a period of 30 years.

-   clause to ensure accommodation is restricted to over 55’s

-   adoption of site roads to the extent required for the swept paths of the refuse     vehicle and fire tender set out in Appendix D of the Transport Statement.

-   clause to ensure the maintenance of the drainage.

 

RECOMMENDED That the Assistant Director: Planning APPROVE the application subject to the following conditions amended, added to or deleted as the Assistant Director: Planning considers necessary: -

 

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 and other submitted details:

           

3607.P.100 Rev A Site Location Plan

3607.P.104 F Site Plan

3607.P.105 F Colour Site Plan

3607.P.106 D Plots 1-5 Floor Plans  

3607.P.107 F Plots 1-5 Elevations

3607.P.108 D Plots 6 -9 Floor Plans

3607.P.109 F Plots 6-9 Elevations

3607.P.110 F Context Elevation

3607.P.113 Bin & Cycle Stores

3607.P.111 F Plots 13-21 Floor Plans

3607.P.112 C Plots 13-21 Elevations

 

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

 

03.  The following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work is begun:

a) Sample panel of all facing materials, including a sample panel(s) of brickwork which demonstrates the brick type, colour, texture, face bond, mortar mix and pointing, to be erected on site and maintained there during the course of construction;

b) Samples and/or manufacturer's details of the roof materials for the proposed works,

c) Plan and elevation, with materials annotated, of all new windows at a minimum scale of 1:20;

d). Plan and elevation drawings, with materials annotated, of all new doors at a minimum scale of 1:20.

The relevant part of the works shall not be carried out otherwise than in accordance with the approved details.

 

REASON: In order to safeguard the setting of the Listed Building and the Conservation Area in accordance with the requirements of policy.

 

04.  The following, shall be submitted to and approved in writing by the Local Planning Authority before the relevant part of the work is begun:

•schedule of materials and finishes for the hard landscaping including car parking and access road surfaces. 

All work shall be carried out in strict accordance with the approved document(s).

 

REASON: In order to safeguard the setting of the Listed Building and the Conservation Area in accordance with the requirements of policy

 

05.  No development shall take place until details of safe and suitable means of access

for construction traffic including consideration of pedestrian movements and protection of the construction of existing highway has been submitted to and approved in writing by the Local Planning Authority

 

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

06.  The existing access to the site from Wicks Green shall be closed and the verge reinstated in accordance with details to have been submitted to and approved by the Local Planning Authority, prior to the occupation of the final dwelling or within 1 month of the date of the scheduled completion of the construction works as agreed within the Construction Transport Management Plan submitted pursuant to condition 11 of this permission, whichever is the sooner.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

 

07.  No dwelling shall be occupied until the associated vehicle parking and turning space

for 22 cars to park, with at least 2 spaces providing for disabled parking, 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: BFBLP M9, Core Strategy DPD CS23]

 

08.  No development shall be occupied until

(a) details of the location of 4 visitor car parking spaces, and

(b) details of the signing for the spaces

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 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]

 

09. No development shall 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 for at least 4 cycles. The development shall not be occupied until the approved scheme has been implemented. The facilities shall thereafter be retained.

 

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

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

 

10.  No gates shall be provided at the vehicular accesses to the site.

 

REASON: In the interests of highway safety.

       [Relevant Policies: Core Strategy DPD CS23]

 

11.  No development (including any demolition and site clearance works) shall take place, until a Construction Transport Management Plan has been submitted to and approved in writing by the Local Planning Authority.

      

The management plan as a minimum shall include:

(i) Access arrangements for demolition and construction vehicles, including consideration of pedestrian movements in the local area and the protection of highway on the route(s) to the site;

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

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

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

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

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

(vii) Details of any security hoarding;

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

(ix) Details of the method of piling for foundations (if used);

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

(xi) Measures to control surface water run-off during construction;

(xii) Measures to prevent ground and water pollution from contaminants on-site;

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

(xv) Details of wheel-washing facilities; and

(xvi) Swept path drawings demonstrating that the largest anticipated construction vehicles can enter the site, turn around and depart in a forward gear.

(xvii) a timetable to include all construction works.

 

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

 

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

       [Relevant Policies: BFBLP EN20, EN25; Core Strategy DPD CS1, CS7, CS23]

 

12. 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 working hours)

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

- the control of surface water run-off)

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

- the control of waste produced as part of this development (e.g. not burning of waste on-site)

 

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

13.  No work relating to the development hereby approved, including works of demolition or preparation prior to building operations, shall take place other than between the hours of 08:00 and 18:00 Monday to Friday and 08:00 to 13:00 Saturdays and at no time on Sundays or Bank or National Holidays.

REASON: To protect the occupiers of neighbouring properties from noise and disturbance outside the permitted hours during the construction period.

14.  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 Pplanning 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

15.  Works shall be carried out in accordance with the approved ‘remediation method statement’ (submitted to comply with condition 14) and a final validation report shall be submitted to the Local Planning Authority before the site (or relevant phase of the development site) is occupied.

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

Relevant Policies: BFBLP EN25

 

16.     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]

 

17.  No development shall take place (including demolition, ground works and site clearance) until a method statement for the sensitive works to avoid the potential of harm to great crested newts has been submitted to and approved by the Local Planning Authority. The content of the method statement shall include:

• the purpose and objectives for the proposed works

• detailed designs and/or working methods to achieve the stated objectives

• extent and location of the proposed works shown on an appropriate plan

• a timetable for implementation

• details of persons responsible for implementing the works

The works shall be carried out strictly in accordance with the approved details.

 

REASON: In the interests of nature conservation         

[Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

 

18.  A landscape and ecological management plan (LEMP) shall be submitted to, and approved in writing by, the Local Planning Authority prior to the first occupation of the development. 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.

  The approved plan will be implemented in accordance with the approved details.

  REASON: In the interests of nature conservation          

[Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

 

19.  No development shall be occupied 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 confirming the implementation of the biodiversity enhancement measures in accordance with the approved details.    

REASON: In the interests of nature conservation         

[Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

 

20.  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, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall:

a) identify those area/features on site that are particularly sensitive for bats and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and

b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans with vertical calculation planes and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats using their territory or having access to their breeding sites and resting places.

All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy.

 

REASON: In the interests of nature conservation         

[Relevant Plans and Policies: BFBLP EN3 CS1, CS7]

 

21.  No development shall take place until full details of the Surface Water Drainage System in accordance with the approved drainage strategy (Glanvillle Flood Risk Assessment dated 14^th May 2021 Issue 6) have been submitted to and approved in writing by the Local Planning Authority. These shall include:

a)     Full details of all components of the proposed drainage system including dimensions, locations, gradients, invert and cover levels, headwall details and drawings as appropriate.

b)     Calculations demonstrating that the strategy accords with the approved discharge rate.

 

REASON: To ensure that the site is properly drained and does not increase the risk of flooding

[Relevant policies:CS1 of the CSDPD].

 

22.  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 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, control structure, cover systems …..etc.

REASON: To ensure that the site is properly drained and does not increase the risk of flooding.

[Relevant policies:CS1 of the CSDPD].

 

23.  No dwelling 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 plant and grass establishment, full schedules of plants, noting species, and detailed plant sizes/root stock specifications, planting layout, proposed numbers/densities locations; and

b) comprehensive 5 year post planting maintenance schedule; and

c) underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes; and

d) means of enclosure (walls and fences etc); and

e) paving including open spaces, paths, steps and ramps, patios, cycle routes, driveways, parking courts, play areas etc. with details of proposed materials and construction methods; and

f) recycling/refuse or other storage units; and

g) other landscape features (water features, seating, trellis and pergolas etc).

 

All planting comprised in the soft landscaping works shall be carried out and completed in full accordance with the approved scheme. As a minimum, the quality of all 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 next 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 EN2 and EN20, CSDPD CS7]

 

24.  The development hereby permitted (including initial site-clearance) shall not be begun until a detailed scheme, and programme for its implementation for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, in accordance with British Standard 5837:2005 ‘Trees In Relation To Construction Recommendations’ (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority.  The submitted scheme shall include proposals for the phasing of its implementation so that protection is provided from the commencement of demolition or site clearance works (whichever is the sooner), through to the construction works and the completion of hard landscaping works.  The submitted scheme shall include the following:

 

a)     Plans of a minimum scale of 1:200 (unless agreed otherwise by the Local Authority) showing the proposed locations of 2.3m high protective barrier/s, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of BS 5837:2005, 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 regular intervals.

b)     Proposed ground protection measures in accordance with Section 9 (Figure 3) of BS 5837:2005.

c)     Illustration/s of the proposed fencing structure/s to be erected.

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

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]

 

25.     The development hereby permitted shall not be begun untila detailed site specific construction method statement for all hard surfaced areas of any description within the minimum root protection areas of retained trees calculated in accordance with British Standard 5837:2005 ‘Trees In Relation To Construction Recommendations’, or any subsequent revision, has been submitted to and approved in writing by the Local Planning Authority.  Details shall be based on a porous ‘No-Dig’ principle of construction, avoiding any excavation of existing levels in all areas concerned, and shall include: -

a)     An approved development layout plan identifying all areas where special construction measures are to be undertaken.

b)     Materials including porous surface finish.

c)     Construction profile/s showing existing /proposed finished levels together with any grading of levels proposed adjacent to the footprint in each respective structure.

d)     Program and method of implementation.

The Construction Method Statement shall be observed, performed and complied with.

 

REASON: In order to alleviate any adverse impact on the root systems and the long term health of retained trees, in the interests of the visual amenity of the area.

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

 

26.  The first floor door associated with flat 17 on the north east (rear) elevation shall be fixed shut and designed to have a frosted window screen to prevent a significant level of overlooking to plot 5 with the details submitted to and agreed in writing with the Local Planning Authority prior to the occupation of this unit. The agreed details shall be implemented in full and retained thereafter.

 

REASON: To prevent the overlooking of rear property (plot 5) and ensure the protection of the Listed Building.

[Relevant Policies: BFBLP EN20 and Core Strategy DPD CS1]

 

27.  The development shall not be occupied until evidence has been provided to and agreed in writing by the Local Planning Authority that the development will be served by a superfast broadband (fibre optic) connection. Where it can be demonstrated that this would not be possible, practical or economically viable, through consultation with Next Generation Access (NGA) Network providers, sufficient and suitable ducting shall be provided within the site and to the property to facilitate ease of installation at a future date. The agreed details shall be fully integrated into the proposed development and retained therein.

REASON: To provide high speed broadband

[Relevant Policies: Policy CO1 of the Binfield Neighbourhood Plan 2015-2026]

 

28.The dwellings within the development shall be occupied by persons aged 55 and over or living as part of a single household with such a person.

REASON: To ensure an acceptable level of carparking on the site.

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

 

In the event of the S106 agreement not being completed by 30^th November 2021, the Assistant Director: Planning be recommended to either extend the period further or refuse the application for the following reasons: -

 

1. 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 18/12/2014, the Flood Risk and Coastal Change PPG updated 15/04/2015, and the NPPF.

 

2. In the absence of a planning obligation to secure a 10% biodiversity net gain  which would deliver measurable improvements for biodiversity by creating or enhancing habitats in association with the development the proposal is contrary to paras 8c and 170d of the NPPF.