Agenda item

Application No 21/00233/FUL - Coopers Hill Youth and Community Centre, Crowthorne Road North, Bracknell

Demolition and comprehensive re-development (phased) to provide residential accommodation (52 Units) (Use Class C3) and ancillary works including access, car parking, cycle parking, landscaping and associated works.

Minutes:

Demolition and comprehensive re-development (phased) to provide residential accommodation (52 Units) (Use Class C3) and ancillary works including access, car parking, cycle parking, landscaping and associated works.

 

The Committee noted:

·        The supplementary report tabled at the meeting

·        That Bracknell Town Council raised no objection to the proposal.

·        The 6 letters of representation received as summarised in the agenda.

 

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

 

i. Measures to avoid and mitigate the impact of residential development upon the

Thames Basins Heath SPA

ii. Requirement to enter into S278 and S38 agreements for the construction of the access roads, footways and verges and their subsequent adoption prior to commencement.

iii. Requirement to pay for any alteration to current Traffic Regulation Orders on Crowthorne Road North related to the on street parking bays and other restrictions associated with the access changes.

Iv Requirement to pay for an on-site Traffic Regulation Order to control overspill onsite parking from the development and general public so to protect highway safety.

v. provision of the agreed standard of affordable housing;

vi. provision of, and financial contribution towards, areas of OSPV; 116

vii. contributions towards the provision and maintenance of community facilities;

viii. contributions towards an off-site project capable of delivery Biodiversity net gain, management and monitoring .

ix. submission and approval of a final SuDS Specification and Management and Maintenance plan to secure management of the SuDS for the lifetime of the development together with a monitoring sum

 

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 received by the Local Planning Authority on 10.06.2021, 23.07.2021 and 3.3.2021:

 

            L/002/P05

            L/001/P04Rev 01

            L/001/P01Rev01

 

            CGL-ZZ-ZZ-DR-A-061010/P4

            CGL-ZZ-ZZ-DR-A-061009/P4  

            CGL-ZZ-ZZ-DR-A-061008/P4

            CGL-ZZ-ZZ-DR-A-061007/P4

 

            CGL-ZZ-ZZ-DR-A-061000/P4  

            CGL-ZZ-ZZ-DR-A-061001/P4

            CGL-ZZ-ZZ-DR-A-061002/P4

 

            CGL-ZZ-ZZ-DR-A-060001/P1  

            CGL-ZZ-ZZ-DR-A-060000/P1

 

            CGL-ZZ-ZZ-DR-A-050814/P3 Rev02

           

            CGL-ZZ-ZZ-DR-A-050812/P2

            CGL-ZZ-ZZ-DR-A-050810/P2

 

            CGL-ZZ-ZZ-DR-A-050507/P1  

            CGL-ZZ-ZZ-DR-A-050506/P1

            CGL-ZZ-ZZ-DR-A-050505/P1

            CGL-ZZ-ZZ-DR-A-050503/P1

            CGL-ZZ-ZZ-DR-A-050502/P1

            CGL-ZZ-ZZ-DR-A-050501/P1 

            CGL-ZZ-ZZ-DR-A-050500/P1

 

            CGL-ZZ-ZZ-DR-A-050001/P4 

 

            0009/P01

            0008/P01

            Coopers Hill Phasing Plan

 

 

Coopers Hill BS5837 Tree Survey and Arboricultural Impact Assessment

 

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 be used in the construction of the external surfaces of the development hereby permitted, to include bricks, roof materials and materials for refuse stores, 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

(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.

REASON: In the interests of amenity and road safety.

 

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

REASON: In the interests of nature conservation.

 

06 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 nature conservation and the character of the area.

[Relevant Policies: BFBLP EN2O and EN25]

 

07.       Prior to the occupation of each phase of the development hereby permitted comprehensive details of both hard and soft landscaping works shall be 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/densities locations.

b)         Details of semi mature tree planting.

c)         Comprehensive 5 year post planting maintenance schedule.

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

e)         Means of enclosure (walls and fences etc)

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

g)         Play equipment

 

Prior to the occupation of each phase, all planting associated with that phase 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 phase of the development or prior to the occupation of any part of the approved development, whichever is sooner. All hard landscaping works associated with a phase of the development shall be carried and completed prior to the occupation of that phase 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.

 

08 The development hereby permitted shall be implemented in accordance with the submitted Sustainability Statement and shall be retained in accordance therewith.

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

[Relevant Policy: Core Strategy DPD CS10]

 

09        The development hereby permitted shall not be begun until an Energy Demand Assessment demonstrating that :

(a) 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) a proportion of the development’s energy requirements will be provided from on-site renewable energy production (which proportion shall be 20% unless otherwise agreed in writing by the Local Planning Authority) has been submitted to and approved in writing by the Local Planning Authority. The building(s) 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]

 

10        The development hereby permitted shall be carried out in accordance with the mitigation measures outlined in Coopers Hill Bat Survey June 2021, unless otherwise

agreed in writing by the Local Planning Authority.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: Core Strategy CS1]

 

11        No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive.

REASON: In the interests of nature conservation

[Relevant Plans and Policies:, BFBLP EN3]

 

12        Should demolition of existing buildings not commence within two years of the date of this permission, the development hereby permitted (including site clearance and demolition) shall not be begun until: -

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

(ii) the further survey has been submitted to and approved by the Local Planning Authority, and

(iii) either the Local Planning Authority have agreed that no relocation of bats is necessary or the relocation of any bats has been achieved in accordance with mitigation and monitoring proposals previously submitted in writing to and approved by the Local Planning Authority.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: Core Strategy CS1]

 

13        The dwellings hereby approved shall not be occupied until noise mitigation measures for protecting the proposed dwellings from road and rail / station noise have been implemented in full in accordance with a scheme that has submitted to and approved in writing by the Local Planning Authority.

The noise mitigation measures shall be retained and maintained thereafter in accordance with the approved scheme

REASON: To protect future residents from noise from external noise.

 

14        Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until conditions 16 to 20 (below) have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until condition 19 has been complied with in relation to that contamination.

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

 

15        An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination;

(ii) an assessment of the potential risks to:

• human health,

• property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes,

• adjoining land,

• groundwaters and surface waters,

• ecological systems,

archeological sites and ancient monuments;

(iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

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

 

16        A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

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

 

17        The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced and is subject to the approval in writing of the Local Planning Authority.

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

 

18        In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 16, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 17, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with condition 18.

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

 

19        A monitoring and maintenance scheme to include monitoring the long-term effectiveness of the proposed remediation over a period to be agreed with LPA, and the provision of reports on the same must be prepared, both of which are subject to the approval in writing of the Local Planning Authority.

Following completion of the measures identified in that scheme and when the remediation objectives have been achieved, reports that demonstrate the effectiveness of the monitoring and maintenance carried out must be produced and submitted to the Local Planning Authority.

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

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

 

20        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

Construction activity shall be carried out in accordance with the approved CEMP.

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

 

21.       No dwelling shall be occupied until the existing accesses to the site have been closed and the footways/verges are provided over the closed accesses in accordance with details which have been submitted to and approved in writing by the Local Planning Authority; the footway/verge shall be retained thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

22. No development (other than the construction of the access) shall take place 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]

 

23. No dwelling shall be occupied until a means of access for pedestrian/cycle access including full details of the ramp to western boundary 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]

 

24. Before any other part of the development hereby permitted is commenced, the proposed vehicular access shall be formed and provided with visibility splays of 2.4m x 43m in both directions for the southern access and 2.4m x 10m to the left and 2.4m x 18m to the right for the northern access (when considering on street parking spaces) 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]

 

25. The development hereby permitted shall not be begun until a plan has been submitted to and approved in writing by the Local Planning Authority which shows the area between the forward visibility curve and highway boundary kept free from all obstructions above 0.6 metres measured from the surface of the adjacent carriageway. The development shall be carried out in accordance with the approved plan.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

26. The dwelling(s) shall not be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway and the adjacent footway. The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection. The visibility splays shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

27. The gradient of private drives shall not exceed 1 in 12.

REASON: To ensure that adequate access to parking spaces and garages is provided.

[Relevant Policies: Core Strategy DPD CS23]

 

28.       Prior to the occupation of each phase of the development, the associated vehicle parking and turning space shall be surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. 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]

 

29.       Prior to the occupation of each phase of the development details of the design, operation and ongoing maintenance regime for electric vehicle charging infrastructure with a minimum output of 7kW shall 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 112 e); and Parking Standards SPD paragraph 3.8 part 1 supported by the NPPF at paragraph 107 e).

 

 

30.       Each phase of the development permitted shall not be occupied until:

 

(a)        details of the location of visitor car parking spaces associated with that phase, 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]

 

31.       Prior to the occupation of each phase of the development a scheme shall be submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities.   Each phase of 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]

 

32.       No development above slab level within a phase shall take place until a scheme indicating the provision to be made for disabled people to gain access to dwellings has been submitted to and approved in writing by the Local Planning Authority. The agreed scheme shall be implemented before the building(s) provided by the carrying out of the phase of development is/are occupied.

REASON: To ensure that people with disabilities have access to the development

[Relevant Policy BFBLP EN22 and M7]

 

33.       No gates shall be provided at the vehicular access to the site.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

34.       The development 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:

Junctions works to the site and closure of the existing access points on

Crowthorne Road North.

The buildings provided by the carrying out of the development shall not be occupied until the offsite highway works have been completed in accordance with the scheme.

REASON: In the interests of highway safety.

[Relevant Policy: BFBLP M4]

 

35.       No development (except for site clearance, demolition and enabling works) shall take place until full details of the Surface Water Drainage System, in accordance with CTP Consulting Engineers' Flood Risk Assessment and Drainage Strategy dated 27th July 2021, 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 ; and

b)         Calculations demonstrating that the discharge rate would be no more than the greenfield runoff rate; and

c)         A Management and Maintenance Plan for the proposed drainage system to demonstrate how it would be maintained over the lifetime of the development.

 

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.

 

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

 

01        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 Regulation 63(5) of the Conservation of Habitats and Species Regulations 2017 (as amended), 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).

 

 

02        The proposed development would unacceptably increase the pressure on highways and transportation infrastructure and public open space.  In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secure contributions towards integrated transport and highway measures, open space and community facilities, the proposal is contrary to Policies R5 and M4 of the Bracknell Forest Borough Local Plan and CS6, CS8, and CS24 of the Core Strategy Development Plan Document and to the Planning Obligations SPD  and the NPPF.

 

03        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 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

 

04        In the absence of a planning obligation to secure a 10% biodiversity netgain  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.

 

05        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.

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk