Agenda item

Change of use of agricultural land to suitable alternative natural greenspace (SANG) with associated landscape works, the demolition of one agricultural structure and the construction of an ancillary car park.

Change of use of agricultural land to suitable alternative natural greenspace (SANG) with associated landscape works, the demolition of one agricultural structure and the construction of an ancillary car park.

 

The Committee noted:

 

·       The supplementary report tabled at the meeting.

·       The comments of Warfield Parish Council as detailed in the agenda.

·       The 6 responses received as summarised in the agenda.

·       Additional objections have been received from the owner of Old Oak House (previously Fowlers) and the Warfield Environment Group as detailed in the supplementary report.

 

Following the completion of a legal agreement to secure planning obligation(s)

under Section 106 of the Town and Country Planning Act 1990 relating to: -

 

- the phased implementation of the SANG to ensure that when complete it will meet the SANG Quality Standards set by Natural England;

 

- the transfer of the SANG to the Council with a sum of £824,970 to enable the land to be maintained in perpetuity. This includes a baseline maintenance sum applied over 20 years at £1,605 per hectare plus £994 SANGs maintenance costs applied over 125 years and allows for estimated interest rates and inflation to be applied over the period;

 

- a monitoring fee of £6,000

 

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 received by the Local Planning Authority on: 9th September 2019; 3rd December 2021; 26 January 2021 and 4th February 2022.

Site Location Plan – Drawing Ref: 6523

SANG Management Plan 6826.SANG.v.F3 January 2022

Ecological Assessment December  2021 6826

Ecological Assessment December 2021

Flood Risk & Drainage Non-Technical Summary BWB Consulting Ltd February 2021

Warfield SANG 3 Proposed Site Access Junction Visibility and Vehicle Tracking Analysis –

Stantec Drawing No. 49800/5501/001/ Rev I

Detailed Hard and Soft Landscape General Arrangement Plans prepared by Fabrik:

Landscape Reference Plan D2753-FAB-00-GL-DR-0099 PL07

Planting Schedule and Drawing Legend D2753-FAB-00-GL-DR-0100 PL07

General Arrangement Plan Sheet 1 of 12 D2753-FAB-00-GL-DR-0101 PL07

General Arrangement Plan Sheet 2 of 12 D2753-FAB-00-GL-DR-0102 PL06

General Arrangement Plan Sheet 3 of 12 D2753-FAB-00-GL-DR-0103 PL06

General Arrangement Plan Sheet 4 of 12 D2753-FAB-00-GL-DR-0104 PL06

General Arrangement Plan Sheet 5 of 12 D2753-FAB-00-GL-DR-0105 PL07

General Arrangement Plan Sheet 6 of 12 D2753-FAB-00-GL-DR-0106 PL06

General Arrangement Plan Sheet 7 of 12 D2753-FAB-00-GL-DR-0107 PL05

General Arrangement Plan Sheet 8 of 12 D2753-FAB-00-GL-DR-0108 PL06

General Arrangement Plan Sheet 9 of 12 D2753-FAB-00-GL-DR-0109 PL06

General Arrangement Plan Sheet 10 of 12 D2753-FAB-00-GL-DR-0110 PL05

Plan Enhancement Works Plan Sheet 11 of 12 D2753-FAB-00-GL-DR-0111 PL08

Final SANG Plan Sheet 12 of 12 D2753-FAB-00-GL-DR-0112 PL08

Upgrade Works Plan D2753-FAB-00-GL-DR-0113 PL08

Staked Tree Pit Detail in Soft Landscape D2753-FAB-00-GL-DR- L- 0401

Soil Profile D2753-FAB-00-GL-DR- L- 0402

Furniture Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0403 Rev PL01

Furniture Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0404 Rev PL01

Boundary Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0405 Rev PL01

Boundary Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0406 Rev PL01

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

 

03. Prior to the commencement of the development, details of the construction, materials, surface treatment and the delineation of car parking spaces (including car park edging) for the whole of the car parking area (existing and proposed) as shown on drawing numbers Drawing No 49800/5501/001/ Rev I and 12 D2753-FAB-00-GL-DR-0109 PL06 shall be submitted to and approved in writing by the Local Planning Authority. The car parking area shall thereafter be implemented in accordance with the approved scheme prior to the completion of the First SANG enhancement works and shall be retained for the purposes to serve the approved development.

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, CSDPD CS23]

 

04. Prior to the commencement of development details of the height barrier to be located at the entrance to the car park as shown on drawing D2753-FAB-00-GL-DR-0112 PL08 and Drawing No. 49800/5501/001/ Rev I shall be submitted to and approved in writing by the Local Planning Authority. The height barrier shall be installed as part of the First SANG Enhancement Works and thereafter retained as part of the car park to serve the approved development.

REASON: In the interests of highway safety.

Relevant Policy: BFBLP M9, CSDPD CS23]

 

05.The development shall not be publicly accessible until directional road signs have been installed in accordance with details which have been submitted to and approved in writing by the Local Planning Authority.

REASON: In the interests of the convenience and safety of all highway users.  

[Relevant Policy: BFBLP EN20, M4, CSDPD CS7, CS24]

 

06. The first SANG enhancement works and the relevant phases of the SANG upgrade works 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 (if required)

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.

 

07. No retained tree or hedgerow (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed without the prior written consent of the Local Planning Authority.

REASON: In the interests safeguarding visual amenity.

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

 

08. Prior to the commencement of the development, construction details of the ponds shall have been submitted to and approved in writing by the Local Planning Authority.

REASON:  In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

09. All planting comprised in the soft landscaping works, as shown on the approved general arrangement plans, shall be undertaken as part of the first SANG Enhancement Works. The planting shall be undertaken in the nearest planting season (1st October to 31st March inclusive) with others of the same size, species and quality as approved.

 

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.

 

REASON:  In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

    

10. The details of the fencing, gates, waymarkers and refuse bins shall be in accordance

with details as shown on the following drawings hereby approved

Furniture Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0403 Rev PL01

Furniture Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0404 Rev PL01

Boundary Details (Sheet 1 of 2) D2753-FAB-00-GL-DR- L- 0405 Rev PL01

Boundary Details (Sheet 2 of 2) D2753-FAB-00-GL-DR- L- 0406 Rev PL01

The fencing, gates, waymakers and refuse bins shall be installed as part of the First SANG Enhancement Works and SANG Upgrade Works as set out in the SANG Management Plan 6826.SANG.v.F3 January 2022 and shall thereafter be retained.

REASON: In the interests of good landscape design and the visual amenity of the area.

[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

 

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 by the Local Planning Authority. Any site clearance during this period shall be undertaken in compliance with the approved scheme.

REASON: In the interests of nature conservation

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

 

12. Before the commencement of the development, details of the construction of the culvert and the proposed vehicular access shall have been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details.

REASON: In the interests of highway safety and drainage. 

[Relevant Policies: Core Strategy DPD CS23 HW014]

 

13. No development (including any initial site-clearance works) shall commence until details of method statement in respect of the erection of perimeter, stock proof fencing as shown on Drawing PL08 Enhancement Works Plan, so designed to minimise their adverse impact on existing hedgerows and protected species, shall have beensubmitted to and approved in writing by the Local Planning Authority.  The fencing shall thereafter be implemented in accordance with the approved details

REASON: - In order to safeguard existing hedgerows and avoid the adverse ecological impact arising from the installation of the fencing. [BFBLP – Policies EN1, EN3 and CS DPD Policy CS1]     

 

14. The development shall not be publicly accessible until details of a security barrier to prevent vehicular access into the main Malt Hill site access, signage to be installed and a security barrier management plan has been submitted to and approved in writing by the Local Planning Authority. The management plan shall include details of how and when the security barrier would be closed.

The security barrier and signage shall be installed in accordance with the approved details prior to the site being publicly accessible and thereafter retained and managed in accordance with the security gate management plan to serve the approved development in perpetuity.

REASON: In the interests of site security and community safety.

[Relevant Policies: BFBLP EN20 and CSDPD CS7]