Agenda item

Demolition of existing buildings (except Building D). External and Internal Refurbishment of Building D (Building 2 proposed). Erection of Building 1 which comprises of 2 workshops, 1 storage unit and office space to run the commercial activities. Reconfiguration and new surfaces treatment for private and commercial vehicle parking. New external landscaping, vehicle wash and cycle parking. New boundary fence line to the West.

Demolition of existing buildings (except Building D). External and Internal Refurbishment of Building D (Building 2 proposed). Erection of Building 1 which comprises of 2 workshops, 1 storage unit and office space to run the commercial activities. Reconfiguration and new surfaces treatment for private and commercial vehicle parking. New external landscaping, vehicle wash and cycle parking. New boundary fence line to the West.

 

The Committee noted:

·       The supplementary report tabled at the meeting.

·       That Bracknell Town Council consider that there is ‘No objection’ to the proposed application.

·       That no letters of representation were received.

 

Appropriate measures have been agreed between Council Departments to secure payment of the contribution for monitoring biodiversity net gain and accordingly it is RECOMMENDED that the Assistant Director: Planning APPROVE the application subject to the conditions set out on the agenda, amended, added to or deleted as the Assistant Director: Planning considers necessary with the following amendments:

 

01. The development hereby permitted shall be begun before the expiration of 3 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 in accordance with the plans hereby approved which were received and validated by the Local Planning Authority:

5198632-ATK-00-XX-DR-AR-PL001 P1 Site Location Plan

5198632-ATK-00-XX-DR-AR-PL003 P1 Site Block Plan – Demolition (as it relates to development within the application site)

5198632-ATK-00-XX-DR-AR-PL004 P2 Site Block Plan Proposed

5198632-ATK-00-XX-DR-AR-PL006 P1 Proposed Site Sections

5198632-ATK-01-00-DR-AR-PL0010 P1 Building 1 GA Plan Level 0

5198632-ATK-01-01-DR-AR-PL0011 P1 Building 1 GA Plan Level 1

5198632-ATK-01-R1-DR-AR-PL0012 P2 Building 1 Roof Plan

5198632-ATK-01-ZZ-DR-AR-PL0013 P1 Building GA Elevations

5198632-ATK-XX-ZZ-DR-AR-PL0014 P1 Building1 GA Sections

5198632-ATK-02-XX-DR-AR-PL021 P1 Building 2 GA Plan Proposed

5198632-ATK-02-R2-DR-AR-PL022 Building 2 - Roof Plan - Existing and Proposed

5198632-ATK-02-XX-DR-AR-PL026 P1 Building 2 GA Sections Proposed

5198632-ATK-XX-XX-DR-CE-908001 P02 Site Layout Plan 117

Planning Committee 16th December 2021

5198632-ATK-ARB001 PO1 Tree Protection Plan

5198632-ATK-XX-XX-RP-CE-908000 - Drainage Strategy

5198632-ATK-XX-XX-DR-CE-908002 PO1 Proposed Drainage Layout Plan

Biodiversity Net Gain Calculation and Biodiversity Enhancement Proposals November 2021Biodiversity metric 3.0 The Commercial Centre – Bracknell 16.11.2021

REASON: To ensure that the development is constructed as approved by the Local Planning Authority.

 

03. No structure hereby permitted shall be built above ground level until samples 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.

 

04. No part of the development hereby permitted shall be begun until details showing the finished floor level of Building 1 in relation to a fixed datum point in the surrounding area 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]

 

05. All existing trees, hedgerows and groups of shrubs shown to be retained on the approved drawings shall be protected for the duration of operational works to implement the development hereby approved 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]

 

07. No development shall commence 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 confirming installation of the approved enhancements shall be submitted within three months of the first occupation of the building hereby approved. The approved scheme shall be performed, observed and complied with.

REASON: In the interests of nature conversation and biodiversity.

 

08. No development shall take place until a scheme of archaeological works (which may comprise more than one phase of works) has been implemented in accordance with a written scheme of investigation, which has been submitted to and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme approved pursuant to this condition.

06. No building 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) details of semi mature tree planting; and c) comprehensive 5 year post planting maintenance schedule; and d) underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes; and e) means of enclosure (walls and fences etc); and f) paving including open spaces, paths, steps and ramps, patios, cycle routes, driveways, parking courts etc. with details of proposed materials and construction methods; and g) recycling/refuse or other storage units; and

h) other landscape features.

Where a development is to be phased a landscaping scheme for each phase shall be submitted which, in addition to those items listed above, shall include details of the landscaping to be provided within that phase, including structural landscaping and landscaping for communal areas. No building shall be occupied within a Phase until all the structural and communal landscaping for that Phase has been completed in addition to the landscaping associated with that building.

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]

REASON: The site lies within an area of unknown archaeological potential. The condition will ensure that any archaeological remains within the site are adequately investigated and recorded in order to advance our understanding of the significance of any buried remains to be lost and in the interest of protecting the archaeological heritage of the Borough.

 

09. No development (including any demolition or site clearance) shall take place, until a Construction (and Demolition) 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) Routing of construction and demolition traffic (including directional signage and appropriate traffic management measures);

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

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

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

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

(vi) Details of any security hoarding;

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

(viii) Details of the method of piling for foundations;

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

construction;

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

(xi) Construction and demolition working hours and hours during which delivery vehicles or

vehicles taking materials away are allowed to enter or leave the site;

(xii) Details of wheel-washing facilities during both demolition and construction phases; and

(xiii) 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 throughout the demolition and construction phase of the development.

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 the demolition and construction phases.

Relevant Policies: BFBLP EN20, EN25, M9; Core Strategy DPD CS1, CS7, CS23]

 

10. The new building (Building 1) within the site shall not be brought into use until:

(a) a means of access for pedestrians to the site from the existing footway on the northern side of Old Bracknell Lane West has been constructed in accordance with the approved plans and with construction details which have been submitted to and approved in writing by the Local Planning Authority; and

(b) the pedestrian routes within the site have been surfaced and marked out in accordance with the approved plans.

The means of access for pedestrians from Old Bracknell Lane West and pedestrian routes within the site shall thereafter be kept available for movement of pedestrians during all? times when the site is operational.

REASON: In the interests of accessibility, to facilitate access by pedestrians and to minimise the scope for conflicts between vehicles and pedestrians.

[Relevant Policies: BFBLP M6 & M7, Core Strategy DPD CS23, NPPF paras 110 b) and 112 a) & c)]

 

11. The new building (Building 1) within the site shall not be brought into use until the associated vehicle parking spaces, turning and circulation areas have been surfaced and marked out:

(a) in accordance with the approved plans;

(b) providing 5 disabled parking bays;

(c) providing at least 18 parking bays enabled with electric vehicle charging infrastructure with an output of at least 7kW per bay.

The parking spaces, turning and circulation areas shall thereafter be kept available for parking, turning and circulation of vehicles at all times and the electric vehicle charging infrastructure shall be maintained in working order.

REASON: To ensure that the development is provided with adequate parking to prevent the

likelihood of on-street parking which would be a danger to other road users, to provide for the needs of people with disabilities and reduced mobility, and to enable charging of plug-in and other ultra-low emission vehicles.

[Relevant Policies: BFBLP M7 & M9, Core Strategy DPD CS23, NPPF para 112 b) & e)]

 

12. The new building (Building 1) within the site shall not be brought into use until the cycle parking spaces have been provided in the locations identified for cycle parking on the approved plans and shower facilities and lockers have be provided for cyclists within the development. The cycle parking spaces and facilities shall thereafter be retained.

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

[Relevant Policies: BFBLP M9, Core Strategy DPD CS23, NPPF para 110 a)]

 

13. The gates provided at the site access and egress onto Old Bracknell Lane West shall be no closer to the adopted highway of Old Bracknell Lane West than shown on the approved plans and shall open away from the adopted highway.

REASON: In the interests of highway safety.

[Relevant Policies: Core Strategy DPD CS23]

 

14. The new building within the site shall not be brought into use until details of the vehicle wash including details of any means of enclosure have been submitted to and approved in writing by the Local Planning Authority. The vehicle wash shall thereafter be provided, retained and maintained in accordance with the approved details.

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

 

15. The sound rating level (established in accordance with BS4142:2014) of any plant, machinery, washing equipment and equipment installed or operated in connection with this permission shall not exceed, at any time, the prevailing background sound level at the nearest residential or noise sensitive property.

If the plant, machinery or equipment is to be enclosed details of the enclosure shall be sent to the Local Planning Authority for their approval before the development commences.

Reason: To protect [future residents of the site and] the occupants of nearby residential properties from noise

 

16. Notwithstanding any details submitted with the application, no floodlighting or other forms of external lighting shall be installed on the site or affixed to any buildings unless it is in accordance with details which have previously been submitted to and approved in writing by the Local Planning Authority. The lighting strategy shall be aimed at mitigating the impact of lighting on biodiversity and the amenities of adjoining residential occupiers and shall:

a) include location, height, type and direction of light sources and intensity of illumination

b) 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

c) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans 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. Under no circumstances should any other external lighting be installed on the site.

REASON: In the interests of minimising the impacts of the development on local residents and biodiversity.

 

17. 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 Public Holidays.

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

 

18.No development shall take place until full details of the Drainage System(s) have been submitted to and approved in writing by the Local Planning Authority. These shall include:

Bracknell Forest Council Planning Committee16th December 2021 Page 8 of 8

- 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.

- Confirmation of the gully spacing calculations to demonstrate that they are capable of conveying the rainfall volumes as set out in the approved Drainage Strategy.

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 commence until details of how the surface water drainage 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 occupiers 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.

 

20. The new building (Building 1) hereby permitted shall not be occupied until the sustainable urban drainage scheme for this site has been completed in accordance with the submitted details. 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.

 

21. Prior to practical completion of the new building (Building 1) 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 and soil profiles/horizons, any placement of tanking, crating, connecting pipe work, hydrobrakes or control mechanisms and cover systems.

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.

 

22. No building hereby permitted (Buildings 1 and 2) shall be occupied or the use commenced until a GIS shape file for the drainage and SUDS system serving the site as agreed with the Local Planning Authority is submitted to 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.

 

23. The development 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]

 

24. The development hereby permitted shall be implemented in accordance with the submitted RIBA Stage 3 Energy Report Ref: BFCBCC-ATK-XX-ZZ-RP-BS-500003 and thereafter the buildings constructed by the carrying out of the development shall be operated in accordance with the submitted Energy Report. The renewable energy shall be installed and made operational prior to the occupation of Building 1.

REASON: In the interests of sustainability and the efficient use of resources in accordance with Policy CS12 of the Core Strategy.