Agenda item

Erection of 2 detached dwellings following demolition of existing dwelling and associated parking.

Erection of 2 detached dwellings following demolition of existing dwelling and associated parking.

 

The Committee noted:

·       The comments of Warfield Parish Council recommending refusal to the proposal as detailed in the agenda

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

 

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 following measures:

 

- Avoidance and mitigation of the impact of residential development upon the Thames Basin Heaths Special Protection Area (SPA); and,

 

RECOMMENDED that the Assistant Director: Planning APPROVE the application 21/00808/FUL subject to the following conditions amended, added to or deleted as the Assistant Director: Planning considers necessary:

 

1. 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.

 

2. The development hereby permitted shall be carried out only in accordance with the following approved plans received by the Local Planning Authority:

 

Received 08.09.21:

Plot 1 – Proposed Elevations (001)

Plot 1 – Proposed Ground and First Floor Plans (002)

Plot 2 – Proposed First and Loft Plans (006)

Plot 2 – Proposed Roof Plan (007)

Waste and Recycling Storage Facilities (0010)

Water Calculations

Daylight and Sunlight Assessment

Flood Risk Assessment

Plot 1 - Solar PV & SAP Calculations

Plot 2 – Solar PV & SAP Calculations

Sustainability Statement

Sustainable Design & Construction

 

Received 21.09.21:

Construction Management and Demolition Plan

 

Received 30.09.21:

Plot 2 – Lower and Ground Floor Plans (05 Rev A) 98

Planning Committee 16th December 2021

 

Received 01.10.21:

Plot 1 – Loft and Roof Plan (003)

Landscape Layout Plan (10 A Rev B)

Materials Schedule

 

Received 04.10.21:

Swept Path Analysis and Material Storage Plan (11 Rev A)

Received 05.10.21:

Tree Protection Plan (12 Rev B)

 

Received 18.10.21:

Extended Phase 1 Habitat Survey

 

Received 20.10.21:

Biodiversity Enhancement Strategy

 

Received 26.10.21:

Plan Showing Location of Bird, Bat Boxes, Swift Bricks and Log Piles (14)

 

Received 08.11.21:

Proposed Plans of Vehicular Crossover, Culvert and Ditch (13)

 

Received 26.11.21:

Proposed Street Scene (13)

Plot 2 – Proposed Elevations (004)

 

Received 29.11.21:

Proposed Front Boundary Wall Elevations (008 Rev A)

Site Location Plan (012)

Proposed Block Plan (011)

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

 

3. The external materials used in the construction of the development hereby approved shall match those set out in the approved Materials Schedule (Received 01.10.21).

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

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

 

4. No construction works shall take place until details showing the finished floor levels of the dwellings 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, Core Strategy DPD CS7]

 

5. All hard and soft landscaping shown in the approved Landscape Layout Plan (10 A Rev B) (Received 01.10.21) 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. 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, or 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 EN2 and EN20, CSDPD CS1 and CS7]

 

6. The bin store shown on the approved plans shall be installed prior to the occupation of either of the dwellings hereby approved and thereafter be retained as approved.

REASON: To ensure that adequate waste and recycling facilities are available in the interests of the amenities of future occupiers.

[Relevant Policy: BFBLP EN20]

 

7. The development shall be implemented in accordance with the approved Sustainability Statement and retained as such thereafter.

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

[Relevant Policy: Core Strategy DPD CS10]

 

8. The dwelling as constructed shall be carried out in accordance with the approved Energy Demand Assessment and retained as such thereafter.

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

[Relevant Policy: Core Strategy DPD CS12]

 

9. 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 elevations of the dwellings hereby permitted except for any which may be shown on the approved drawing(s), unless they are glazed with a minimum of Pilkington Level 3 obscure glass (or equivalent) and fixed shut, or the parts of the window, opening or enlargement which are clear glazed and/or openable are more than 1.7 metres above the floor of the room in which it is installed.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

10. No part of the first floor side facing rooflights of the development hereby permitted shall be positioned lower than 1.7 metres above the finished floor of the room in which the rooflights are installed.

REASON: To prevent the overlooking of neighbouring properties.

[Relevant Policies: BFBLP EN20]

 

11. The privacy screens shall be installed on the side elevations of the balconies shown on the approved plans prior to the balconies being brought into first use. These privacy screens shall be constructed of solid timber cladding at a height of 1.7m above the height of the balconies, without any gaps and retained as such thereafter.

REASON: In the interests of the privacy of the residents of the neighbouring property.

[Relevant Policy: BFBLP EN20]

 

12. No development (other than the construction of the access) shall take place until the access has been constructed with the width of the access and the design of the culvert, headwall and pedestrian railings in accordance with approved drawing DERRYQUIN/PLAN/013 dated 8th November 2021 and with details of construction to be submitted to and approved in writing by the Local Planning Authority. The access shall be provided with visibility splays of 2.4m x 43m in each direction along Priory Lane and the land within the visibility splays shall be maintained clear of any obstruction exceeding 0.6 metres in height measured from the surface of the adjacent carriageway at all times thereafter.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

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

 

14. The garage accommodation for each dwelling shall be retained for the use of the parking of at least 1 car and 4 cycles at all times, with the dimensions of the retained space compliant with Table 7 of the Parking Standards SPD (March 2016).

REASON: To ensure that the Local Planning Authority's vehicle parking standards are met and in the interests of accessibility of the development to cyclists.

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

 

15. No gates shall be installed at the vehicular access to the site at any time.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

16. Demolition and construction of the site shall be undertaken in accordance with the approved Construction Management Plan and in accordance with the following amendments and supplementary information:

(a) the swept paths within Appendix 4 of the approved Construction Management Plan are replaced with those within approved drawing DERRYQUIN/PLAN/011/REV-A dated 30th September 2021;

(b) the approved Construction Management Plan is supplemented and updated by the information within the letter from MCS DESIGN Architectural Services dated 1st October 2021;

(c) the largest vehicle permitted to access the development is 7.3m long by 2.1m wide, in accordance with the vehicle size shown on approved drawing DERRYQUIN/PLAN/011/REV-A dated 30th September 2021. No larger vehicles are permitted to access the development at any time; and

(d) no vehicle shall wait or park on the adopted highway of Priory Lane associated with the demolition or construction of the development. All vehicles associated with demolition and construction shall be accommodated within the site.

REASON: In the interests of highway safety and amenity of other residents of Priory Lane during the construction period.

[Relevant Policies: Core Strategy DPD CS23 and BFBLP EN20]

 

17. No development shall take place until full details of the SuDS have been submitted to and approved in writing by the Local Planning Authority. These shall include:

Full details of all components of the proposed SuDS including dimensions, locations, gradients, invert and cover levels, headwall details, planting (if necessary) and drawings as appropriate taking into account the groundwater table.

Calculations confirming that runoff rates post development will not exceed the greenfield runoff rate. Submission of the Management and Maintenance plan setting out the maintenance requirements together with expected frequency.

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.

 

18. No dwelling hereby permitted shall be occupied until the sustainable urban drainage scheme for this site has been completed in accordance with the details submitted under condition 17. 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.

 

19. No development shall take place until a contaminated land Phase I report (Desk Top Study) has been carried out by a competent person to identify and evaluate all potential sources and impacts of land and/or groundwater contamination relevant to the site. The Desk Top Study shall be submitted to, and approved in writing by, the local planning authority.

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.

 

20. Following approval of the Desk Top Study required by condition 19, if a Phase II report (Site investigation) is required it will be completed by a competent person to fully and effectively characterise the nature and extent of any land and/or groundwater contamination and its implications. The method and extent of this site investigation shall be agreed with the local planning authority prior to commencement of the development and shall then proceed in strict accordance with the measures approved.

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.

 

21. Following completion of the desk top study (Phase I) and site investigation (Phase II) required by the above conditions 19 and 20, a remediation scheme to deal with any contaminants identified (including gas protection measures if necessary) must be submitted to and approved in writing by the local planning authority prior to the commencement of development. The scheme shall include an implementation timetable, monitoring proposals and a remediation verification methodology. The remediation scheme must be carried out before the development commences.

An appropriately qualified person shall oversee the implementation of all remediation/mitigation works.

Should any unforeseen contamination be encountered during the development, the local planning authority shall be informed immediately. Any further investigation/remedial/protective works shall be carried out to agreed timescales and approved by the local planning authority in writing.

REASON: The proposed development is located on a potentially contaminated site, due to its historic land use. To ensure the development is suitable for its end use and the wider environment and does not create undue risks to occupiers of the site or surrounding areas.

 

22. A Site Completion Report shall be submitted to, and approved in writing by, the local planning authority upon completion of the remediation/mitigation work required by condition 21 in accordance with the agreed implementation timetables. The report shall include confirmation that all remediation measures have been carried out fully in accordance with the approved remediation scheme and detail the action taken and verification methodology used (including details of the sampling and analysis programme) at each stage of the remediation/mitigation works to confirm the adequacy of decontamination. The Site Completion Report must also include details of future monitoring and reporting if this is deemed necessary, or a statement to the effect that no future monitoring is required, with an explanation as to why future monitoring is not necessary.

If no contamination is encountered during the development, a written statement confirming this fact shall be submitted to the local planning authority upon completion of the development.

REASON: To enable to the local planning authority to ensure that appropriate measures are taken to avoid any threat which the proposed development might pose to health and safety and/or the environment.

 

23. Unless a landfill gas risk assessment is undertaken which indicates there is no risk, and submitted for approval to the Local Planning Authority, the proposed development shall be built with insert level of gas protection i.e. Characteristic Gas Situation 1-6 gas protection measures in accordance with BS 8485:2015 ‘Code of practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings’. Following installation of the measures a verification report shall be submitted to the Local Planning Authority prior to occupation of the site.

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.

 

24. All ecological measures and/or works shall be carried out in accordance with the details contained in Extended Phase 1 Habitat Survey June 2019 as already submitted with the planning application and agreed in principle with the Local Planning Authority prior to determination. An ecological site inspection report shall be submitted prior to practical completion of any dwelling hereby approved.

REASON: In the interests of nature conservation

 

25. The area shown as a fenced tree area to the rear of the new dwellings on the approved plans shall thereafter be retained as such and shall not be used for any other purpose.

REASON: In the interests of nature conservation

[Relevant Plans and Policies: CSDPD CS1, CS7]

 

26. The tree/ vegetation protection measures shown on the approved Tree Protection Plan (12 Rev B) (Received 05.10.21) shall be erected in accordance with BS 5837:2012 (or any subsequent revision) Section 6 prior to the commencement of development, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright until the completion of all building operations on the site. No activity of any description must occur at any time within these 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]

 

27. The development hereby permitted shall not be begun 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 dwellings approved in this permission.

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

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