Agenda item

Application No 21/00594/FUL - Elim, New Road, Crowthorne

Proposed erection of four 2 bedroom residential apartments in two blocks following the demolition of the existing property with associated parking, refuse and cycle stores.

Minutes:

Proposed erection of four 2 bedroom residential apartments in two blocks following the demolition of the existing property with associated parking, refuse and cycle stores.

 

The Committee noted:

·       The supplementary report tabled at the meeting.

·       The comments of Crowthorne Parish Council recommending refusal as detailed in the agenda.

·       The 7 letters of objection received as summarised in the agenda.

·       The 3 further letters of objection as detailed in the supplementary report.

·       The site visit held on 11 December 2021 and attended by Councillors Bhandari, Brossard, Mrs McKenzie-Boyle and Virgo.

 

Following the completion of a legal agreement pursuant to Section 106 of the Town and Country Planning Act 1990 to secure planning obligations relating to the Thames Basin Heaths SPA;

 

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:

Drawing no. P20/06/S/301 Rev D received 30 November 2021

Drawing no. P20/06/S/302 Rev A received 10 December 2021

Drawing no. P20/06/S/310 Rev A received 10 December 2021

Drawing no. P20/06/S/320 Rev A received 10 December 2021

Drawing no. P20/06/S/330 Rev C received 22 November 2021

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

 

03. The development hereby permitted shall not be begun until details of the materials 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, CSDPD CS7]

 

04. The development hereby permitted shall not be begun until details showing the finished floor levels of the buildings hereby approved in relation to a fixed datum point 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 character of the area.

[Relevant Policies: BFBLP EN20, CSDPD CS7]

 

05. The rooflights in the roof slopes of plots 1 and 2 facing north and south shall at all times be no less than 1.7 metres above internal floor level.

REASON: To prevent the overlooking of neighbouring buildings.

[Relevant Policies: BFBLP EN20]

 

06. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional windows, similar openings or enlargement thereof shall be constructed at first floor level or above in the side (northern and southern) elevations of the 2no. buildings hereby permitted, except for any which may be shown on the approved drawings.

REASON: To prevent the overlooking of neighbouring buildings.

[Relevant Policies: BFBLP EN20]

 

07. The flats hereby permitted shall not be occupied until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule. All planting comprised in the soft landscaping works shall be carried out and completed in accordance with the approved scheme, in the nearest planting season (1st October to 31st March inclusive) to the completion of the development or prior to the occupation of any part of the approved development, whichever is sooner. All hard landscaping works shall be carried out and completed prior to the occupation of any part of the approved development. As a minimum, the quality of all hard and soft landscape works shall be carried out in accordance with British Standard 4428:1989 'Code Of practice For General Landscape Operations' or any subsequent revision. All trees and other plants included within the approved details shall be healthy, well formed specimens of a minimum quality that is compatible with British Standard 3936:1992 (Part 1) 'Specifications For Trees & Shrubs' and British Standard 4043 (where applicable) or any subsequent revision. Any trees or other plants which within a period of 5 years from the completion of the development, die, are removed, uprooted, are significantly damaged, become diseased or deformed, shall be replaced during the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved. The areas shown for landscaping as approved shall thereafter be retained and maintained.

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

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

 

08. The flats 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 details shall include the installation of acoustic fencing along the northern boundary of the site. All boundary treatments should provide for the free movement of wildlife to and from the site. The approved scheme shall be implemented in full before the occupation of any of the flats and retained as such thereafter.

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

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

 

09. The development hereby permitted 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 approved 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: CSDPD CS10]

 

10. The development hereby permitted shall not be begun until the submission of an Energy Demand Assessment demonstrating how 10% of the development's energy requirements will be met from on-site renewable energy generation, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the Assessment, as approved, and retained as such thereafter.

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

[Relevant Plans and Policies: CSDPD CS12]

 

11. No site clearance shall take place during the main bird-nesting period of 1st March to 31st August inclusive, unless a scheme to minimise the impact on nesting birds during the construction of the development has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be complied with during construction. REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

12. The development hereby permitted (including demolition) shall not be begun 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. The development shall be carried out in accordance with the approved details and retained as such thereafter.

REASON: To ensure that wildlife is not adversely affected by the proposed development.

[Relevant Policies: BFBLP EN20, CSDPD CS1 and CS7]

 

13. All existing trees, hedgerows and groups of shrubs shown to be retained in the document/plans of the Arboricultural Survey Implications Assessment and Arboricultural Method Statement by RMTTree Consultancy Ltd shall be protected by 2m high (minimum) welded mesh panels, supported by a metal scaffold framework, constructed in accordance with Section 6.2 of British Standard 5837:2012, or any subsequent revision.

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]

 

14. The protective fencing and other protection measures specified by condition 13 shall be erected prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site. No activity of any description must occur at any time within these fenced areas including but not restricted to the following:

a) No mixing of cement or any other materials.

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

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 other description.

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

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

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

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

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]

 

15. The removal of existing hard surfaced areas within the minimum Root Protection Area (RPA’s) of trees to be retained shall be undertaken in accordance with document/plans of the Arboricultural Survey Implications Assessment and Arboricultural Method Statement by RMTTree Consultancy Ltd.

REASON: In order to safeguard tree roots.

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

 

16. No development (other than the construction of the access) shall take place until the access onto New Road has been constructed in accordance with the approved drawing(P20/06/S/301 Rev D received 30 November 2021) and provided with the visibility splays shown on the approved drawing of at least 2.4m x 17m in each direction along New Road. The visibility splay 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.

REASON: In the interests of highway safety.

[Relevant Policies: CSDPD CS23]

 

17. The flats hereby permitted shall not be occupied until the access road and associated car parking and turning space has been surfaced and marked out in accordance with the approved drawing (P20/06/S/301 Rev D received 30 November 2021). The car parking spaces shall thereafter be kept available for parking at all times.

REASON: In the interests of highway safety and 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, CSDPD CS23]

 

18. The flats hereby permitted shall not be occupied until secure and covered parking for cycles has been provided in accordance with the approved drawings (P20/06/S/301 Rev D received 30 November 2021 and P20/06/S/330 Rev C received 22 November 2021) and retained as such thereafter.

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

[Relevant Policies: BFBLP M9, CSDPD CS23]

 

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

REASON: In the interests of highway safety and accessibility of all road users to the development.

[Relevant Policies: CSDPD CS23]

 

20. The development hereby permitted (including demolition) shall not be begun

until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include as a minimum:

(i) Details of the parking of vehicles of site operatives;

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

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

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

(v) Details of any security hoarding;

(vi) Details of any temporary external lighting of the site during demolition and construction;

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

(viii) Measures to control surface water run-off during demolition and construction;

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

(x) Details of wheel-washing facilities; and

(xii) Areas for the turning of construction and demolition vehicles such that the largest anticipated vehicle can turn and leave the site in a forward gear.

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

REASON: In the interests of highway safety and to mitigate and control environmental effects during construction of the development.

[Relevant Policies: BFBLP EN20, EN25, M9; CSDPD CS1, CS7, CS23]

 

21. The access road, parking and turning areas shall incorporate surface water drainage that is SuDS compliant and in accordance with DEFRA "Sustainable Drainage Systems - Non-statutory technical standards for sustainable drainage systems" (March 2015). It shall be operated and maintained as such thereafter.

REASON: To prevent increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage scheme.

[Relevant Policies: CSDPD CS1, BFBLP EN25

 

22. The development hereby permitted (including demolition) shall not be begun until a road condition survey on the unadopted section of New Road is undertaken. Any damage that occurs to the unadopted section of New Road as a result of construction of the approved development shall be repaired and restored to its former condition in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The scheme shall be undertaken in accordance with the approved details prior to occupation of any part of the development hereby approved.

REASON: In the interests of amenity and road safety.

[Relevant Policies CSDPD CS23, BFBLP EN20]

 

23. The flats 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 lighting units, levels of illumination and hours of use. No lighting shall be provided at the site other than in accordance with the approved details. The scheme shall be undertaken in accordance with the approved details prior to occupation of any part of the development hereby approved.

REASON: In the interests of amenity and safety of future occupiers.

[Relevant Policies: BFBLP EN20 and EN25, CSDPD CS1 and CS7]

Supporting documents:

 

Contact Information

Democratic services

Email: committee@bracknell-forest.gov.uk