7 05/00021/ful hunter's chase and land to rear, forest

7 05/00021/FUL HUNTER'S CHASE AND LAND TO REAR, FOREST ROAD, NEWELL GREEN, WARFIELD Erection of 7 no. three-bedroom houses and 3 no two-bedroom houses and 7 no. two-bedroom flats with associated parking accessed from Forest Road.

This application is reported to Committee because more than three objections have been received.

1 PROPOSAL Full planning permission is sought for the erection of 7 no. three-bedroom houses and 3 no. two-bedroom houses and 7 no. two-bedroom flats in an L-shaped block in the centre of the site. The existing vehicular access from Forest Road would be widened to 5.8m with a 1.8m pedestrian footpath on either side of the access road. The access road would reduce to 4.8m in width, 18 metres from the junction with Forest Road. 13 car parking spaces would be provided along the northern perimeter of the site. All the existing hedge and tree planting along this boundary would be retained. A further 14 car spaces would be provided in front of the houses on Plots 11 to 17. A further 6 car spaces, four of which would be provided as a car port, would be sited along the western boundary of the site shared with The Hawthorns. A combined refuse and cycle store providing storage for seven cycles for the flats would be sited to the north of the proposed flat block parallel to the rear boundary of Pub Car Park for the "Yorkshire Rose". The current application has been submitted following consideration of a similar proposal by the Committee on 16 December 2004, which was refused for the following reasons: 1. Newell Green Farm is an important local historic building which contributes to

the character of the area. The demolition of this building would be contrary to the provisions of Policy EN4 of the Deposit Draft Berkshire Structure Plan incorporating proposed changes which require proposals to have regard to the wider historic environment.

2. The proposal would result in an unacceptable increase in traffic movements at

the proposed access with Forest Road to the detriment of the safety of highways users contrary to the provisions of Policy LD5 of the Berkshire Structure Plan.

The applicant has submitted a planning statement with the application

identifying the ways in which the current proposal addresses the reasons for refusal of the previously submitted application (04/00993/FUL refers).

The alterations to the scheme comprise: 1. The application site boundary has been altered to exclude Newell Green Farm

and the existing stable block. These buildings, which remain in the ownership of the applicant, would be retained.

2. In the previous scheme, the stable block was to have been converted to

provide garage parking for the four replacement dwellings on the site of Newell Green Farm, together with parking for the penthouse flat. The site

Planning & Highways Committee 23 March 2005

layout plan has therefore been amended to incorporate one additional car space adjacent to the access road. Car parking provision for the flats will comprise eleven spaces for the seven flats at a ratio of just over 1.5 spaces per flat.

3. The increase in traffic movements at the access with Forest Road is the

subject of a Highway Statement from the applicant's traffic consultant. 4. The retention of Newell Green Farm and its exclusion from the application site

has resulted in the net loss of three units from the current proposal and the consequent proportional reduction in traffic movements generated by the proposal.

5. The elevations to the block of flats have been amended and the ridge height

of the building has been reduced in height by 800mm. 6. A section has been added to the drawing for the houses on Plots 1 to 3

indicating that the roof space is not suitable to provide for further living accommodation. The applicant would be happy for any permitted development rights on plots 1 to 3 and 11 to 17 to be removed to ensure that accommodation within the roof space cannot be provided to these units without the consent of the Local Planning Authority.

All other aspects of the scheme remain unaltered from the previous

application (04/00993/FUL refers). The tree and landscape issues raised by the Landscape Officer in the

previous application (04/00993/FUL refers) have been addressed in the current application and are summarised below:

(i) Number of terraced houses to the south of Hunter's Chase reduced

from 4 to 3 in order to avoid any threats to the survival of the willow tree T1 of Tree Preservation Order (TPO 569) to the rear of Hunters Chase.

(ii) Reduction in the footprint of the houses Plots 1 to 3 to allow retention

of the existing trees along the southern boundary of plot 3. (iii) The house on plot 17 has been reduced in size and set back by the

required distance of 4 metres to the oak trees along the southern boundary of the site, as requested by the Landscape Officer. In addition, the layout of the house has been designed to have the outlook from the lounge in the flank elevation providing more useable amenity space and reducing long-term pruning pressures along the eastern and southern boundaries of the site.

2 SITE

The site, which has an existing access onto Forest Road, is located on the south side of Forest Road close to the junction with Newell Green and has an area of 0.62 hectares. The existing buildings in the south east corner of the site, previously used as a builders supply business, would be demolished. The density of the proposed development would be 29.03 dph.


There are a number of mature and semi-mature trees within the site, which contribute to the character and visual amenities of the area and would be retained. Two of the trees are the subject of Tree Preservation Order (TPO 569) - one willow tree (T1) to the rear of Hunters Chase and one oak tree (T2) in the south-east corner of the site, both of which would be retained. Warfield Memorial Ground is situated opposite the frontage of the application site on the north side of Forest Road. Cloverlea Cottages adjoins Hunters Chase to the west with The Laurels and The Hawthorns, two semi-detached two storey houses to the east. The 'Yorkshire Rose' car park at the rear of the restaurant has a shared boundary with the application site. Part of the southern boundary of Brownlow Hall also has a shared boundary with the site. The rear boundary of Staddlestone Cottage, together with part of the side boundary of 2 Newell Green Cottages form the southern boundary of the application site.

3 HISTORY 2004 04/00807 Erection of 3 no. two-bedroomed, 11 no.

three-bedroomed and 1 no. four-bedroomed houses with associated parking and erection of 7 no. two-bedroomed flats with associated parking, bin stores and access from Forest Road.

REFUSED

2004 04/00993/

FUL Erection of 11 no. 3 three-bedroom and 3 no. two-bedroom houses with associated parking and erection of 7 no. two-bedroom flats with associated parking, garages and bin stores accessed from Forest Road

REFUSED

4 POLICY CONSIDERATIONS

The site is subject to the policies for the control of development in the Berkshire Structure Plan 1991-2006 (BSP), and the Bracknell Forest Borough Local Plan (BFBLP), 2002. Together, these comprise the adopted Development Plan. The site falls within the defined settlement of Newell Green, as designated by the BFBLP. The following policies are considered to be relevant. BSP LD6 Provision of Infrastructure Services and Amenities EN1 Protection and Enhancement of the Environment of Built-Up Areas EN4 Development Proposals Related to Buildings of Special Character and

Interest T3 Provision of Cyclists

BFBLP

EN1 Protecting tree and hedgerow cover EN2 Supplementing tree and hedgerow cover EN17 Development proposals affecting listed buildings EN20 Design considerations in new development


EN22 Designing for accessibility EN25 Noise and other pollution H1 New residential development H7 Dwelling types M4 Highway measures expected in association with new development M6 Cycling and walking M7 Access for people with disabilities

5 CONSULTATIONS

Warfield Parish Council Recommend refusal, for the reasons set out below: 1. The proposed development would significantly add to the built up appearance

of the village that is characterised by a variety of styles, ages and sizes of dwellings that are generally sited on spacious plots and would thereby be harmful to the character of Newell Green.

2. The proposed flats, by reason of their design, height and siting will appear out

of keeping with, and will detract from, the character of the area. 3. The proposal will have an adverse impact on the residential amenities of

neighbouring properties as the application site can not be considered to be in a built up area.

4. The proposal represents large scale development of the site in an area which

is predominantly rural in character. This will have an adverse effect on the visual amenity and character of the area.

5. The proposed development will increase pressure on local transport,

recreational, community and educational facilities and makes no provision for improvements to these facilities and infrastructure.

6. The development of the site for 17 dwellings is likely to result in the loss of or

adversely affect the long-term future of trees, some of the subject of Tree Preservation Orders, and other trees which contribute to the character and appearance of the area.

7. The proposal will require street lighting, which is out of keeping and will

urbanise this rural area. 8. The formation of a new access in close proximity to the Plough & Harrow

crossroads (an accident black spot) and at a point where visibility is substandard would adversely affect highway safety on Forest Road. The important historic building, Newell Green Farm, should be formally protected to ensure its retention, as it contributes to the character of the area.

Transportation Officer Raises no objection to the proposal subject to the provision of safeguarding conditions.


Landscape/Arboricultural Officer 1. As requested on the previous application the layout plan needs to show the

following information. • All proposed tree/shrubbery/ hedge removal. • Existing levels and proposed finished levels near trees. • Proposed location of all underground services.

2. Location of protective fencing around all retained trees and hedges should be

shown clearly on the layout plan at this stage. 3. Trees along the southern boundary adjacent to the existing garage block (off site)

still need to be resurveyed and the trunk location of all trees specifically in Group of TPO shown accurately on the layout plan.

4. Taking into account the sheer size and shade cast by the mature TPO’d Oak on

the south eastern boundary recommend plots 16 and 17 need to provide greater building clearance from this tree to reduce detrimental long term pruning pressures on this specimen. Recommend the deletion of plot 17.

5. 2 disabled parking spaces to the front of plot 11 should be relocated outside the

canopy spread of the adjacent tree located off site.

6. Without prejudice to the above, if this application is approved, conditions should be attached to any approval to require the submission of schemes for details of hard and soft landscaping; phasing of landscaping; walls and fencing; surfacing; tree protection, and underground service runs for written approval and implementation.

Environmental Health Officer Considers that: • Residential premises adjacent to the development may suffer noise from the

demolition/construction phase. • Neighbouring residents are likely to be affected by waste arising from the site as a

result of demolition/construction. • No details have been included for site lighting. • It is possible that the land is contaminated; further investigation is required to

determine whether this is the case.

Recommends that these matters are controlled by conditions attached to the planning consent. Bracknell District Urban Wildlife Group The block of flats (plots 5-11 is a three storey block and is out of keeping with the surrounding properties. it also poses problems of overlooking, which screening could not overcome satisfactorily. If it was reduced to 2 storeys it could be acceptable. Generally, provision should be made for effective screening on the site boundaries by 2 metres high fences with trees/hedges to provide replacement wildlife habitat for the trees which will have to be felled.


Thames Water No comments received. Babtie (Archaeology) / (Historic Buildings Adviser) The Historic Buildings Adviser has advised that: Although Newell Green Farm is unlisted, it is considered to be a building of local historic character, which should be retained. We therefore welcome the farm's exclusion from this application and have no objections to this application. We would, however, recommend conditions are attached to consent in accordance with Local Plan Policy EN20, requiring that samples of the proposed brick, tile and windows to be used are submitted to the local authority for approval. Berkshire Archaeology The proposals will have archaeological implications. The site lies in an area of some archaeological potential. Prehistoric features and finds including an Iron Age pit, and Neolithic and Mesolithic flints have been identified in the area, as well as Medieval pottery and evidence of Medieval cultivation. It is therefore considered reasonable that an adequately funded archaeological watching brief should take place on the site during ground works for the proposed development.

6 REPRESENTATIONS 8 letters/e-mails have been received objecting to the proposal on the following materials grounds: (1) The scale of the development is totally inappropriate for the character of the

local area.

(2) The traffic report estimates that only 0.8 trips per dwelling will be made during peak movements out onto what is already a traffic hotspot and relatively dangerous junction. This seems unrealistically low given that the average number of cars per residence is unlikely to be much below 2.

(3) Newell Green Farm should be considered as part of the overall scheme and should be protected for future generations as part of a planning condition.

(4) Livery type environment associated with the stabling has previously generated traffic additional to the normal household; therefore the reasons for refusal of the previous application on highway safety grounds have not changed significantly and must still stand.

(5) The density of housing on the application would seem to be contrary to the policy where housing in the settlement is single or semi-detached in an open spacious setting.

(6) Increased noise and activity in the access road adjoining "The Laurels" will cause an unacceptable loss of privacy and significantly affect amenity.


(7) Proposed car port adjoining the southern boundary with "The Laurels" would be 5.7 metres in height and would be more invasive than the current building which is 3.75 metres in height.

(8) Concerns about road safety with the potential increase of vehicles accessing the development. It will be especially hazardous during construction work. In addition, an already dangerous situation will be aggravated by the new access road so close to the Plough and Harrow junction.

(9) The Willow tree is of substantial size but the plans are proposing trimming it back. Would object to anything other than minor changes to this tree that would cause the view to be opened up into proposed housing.

(10) The development is likely to result in the loss of or adversely affect the long-term future of trees which contribute to the character and appearance of the area.

(11) The proposal will require street lighting, which is out of keeping and will urbanise the rural area.

(12) The site is not a builder's yard and not a brownfield site.

(13) Part of the proposed flatted development would be constructed on land outside the settlement boundary, which is clearly defined within the BFBLP (January 2002) and should be upheld.

(14) Concerned about the proposal to use a soakaway for surface water drainage as there may be loss of amenity through water-logging of the adjoining neighbouring properties.

(15) Local schools have insufficient places to meet the needs of current Warfield residents.

(16) The opening up of the entrance will spoil the current Newell Green street scene.

(17) Concern over loss of evening sunlight to property arising from the location of plots 11-17.

(18) Concern over the impact of any additions to plots 16 and 17 on Oak tree in garden of Staddlestone Cottage and overhanging the site. (Officer note: previously a condition was recommended to remove permitted development rights.)

(19) Request for removal of permitted development rights to restrict attic/loft conversions.

7 PLANNING CONSIDERATIONS

The main issues raised by this proposal are: (1) Principle of the development

(2) Highway considerations


(3)

Access Implications

(4)

Impact on character and appearance of the area

(5)

Effect on the amenity of neighbouring residential property

(6) Impact of proposed development on infrastructure and services in the area

(7) Retention of Newell Green Farm as a building of local historic character

(8) Tree Issues

(9) Other Issues Issues outlined

(1) Principle of the development

The development plan comprises the Berkshire Structure Plan 1991-2006 incorporating alterations adopted in August 1997 (BSP) and the Bracknell Forest Borough Local Plan (BFBLP).

BSP policy EN1 provides criteria for the protection and enhancement of the environment and built-up areas. The policy indicates that development must be appropriate in scale, form, impact, character and siting to its location. Amongst other matters the policy indicates that development should help maintain, and where possible, enhance the character of its surroundings and existing tree cover should be conserved.

BFBLP policy H1 states that new residential development within settlements will be permitted except where it would create environmental problems and it is appropriate to the physical and visual character of the immediate locality and accords with siting, design and other relevant planning and environmental criteria. BFBLP policy EN20 sets out criteria for the assessment of development proposals. The policy indicates that development should be in sympathy with the appearance and character of the environment, ensure that the design of the development promotes local character and provides adequate space both for private use and visual amenity.

The application relates to the residential development of a site located within the defined settlement of Newall Green and is therefore acceptable in principle.

(2) Highway considerations Visibility Splays and Access: Access to the site is via Forest Road; the access will form a new road junction and will be provided with adequate visibility splays. The road serving the site has been laid out to adoptable standards. The existing dropped crossing access serving Hunters Lodge is to be permanently stopped up and a new access created for this house onto the proposed access road.


Parking: The Local Planning Authority's parking guidelines recommend that one average 2 and 3 bedroom dwellings should be provided with 1.5 and 2 spaces per dwelling respectively; in accordance with these guidelines the parking for the site is as follows: 7 no three bedroom houses @ 2 spaces per dwelling = 14 spaces 3 no two bedroom houses @ 1.5 spaces per dwelling = 5 spaces 7 no two bedroom flats @ 1.5 spaces per dwelling = 11 spaces Total = 30 spaces The applicant is providing a total of 31 spaces and therefore this accords with the parking guidelines. Two existing dwellings are also to be retained on the site, each of the dwellings will be provided with at least two spaces each in accordance with the Local Planning Authority's parking guidelines. Vehicular Movements The applicant has carried out a transport statement which sets out the likely traffic impact of the proposed development. The report states that the total development (17 new dwellings plus the existing 2 dwellings) will generate approximately 14.4 trips in the am and pm peak periods. The impact upon the crossroad junction at the Plough and Harrow Public House and the junction of the A3095/B4034 Forest Road is less than a 1% increase in traffic, the effect of this small increase in traffic will be indistinguishable from the normal daily fluctuations in traffic levels and therefore further analysis of these junctions is not required. The applicant has assessed the capacity of the proposed road junction that will serve the site, the results of this analysis show that the junction will operate without capacity problems. The applicant has also assessed the sustainability of the site and concluded that the site is within walking and cycling distance of the local facilities at the Tesco Store in Jigs Lane. The site is also located on a bus route, the 53 and 53A, these routes operate between Maidenhead and Bracknell and on an occasional radial route around Warfield. The frequency of buses past the site is low and there are no bus stops along this stretch of road. However, it is hoped that this situation can be improved in the future and therefore the applicant has agreed to provide a financial contribution to help the Borough Council improve the accessibility of the proposed site to alternative modes of travel and carry out highway improvements in the vicinity of the site. Concern has been raised by local residents that the traffic report estimates of trip generation are unrealistically low. A further concern has been raised in respect of road safety with the potential increase of vehicles accessing the development. In addition, it is considered that an already dangerous situation will be aggravated by the new access road so close to the Plough and Harrow junction.


The Transportation Officer has advised that the new proposed road junction, which will be provided with adequate visibility splays, and built to an adoptable standard, will operate without capacity problems. Concerns have also been raised in respect of the sustainability of the site and inadequacy of alternative modes of transport. The Transportation Officer has advised that the applicant has agreed to provide a financial contribution towards improving the accessibility of the site to alternative modes of travel and carry out highway improvements in the vicinity of the site. In addition, the retention of Newell Green Farm has resulted in a net loss of three units, which will proportionally reduce traffic movements to and from the site.

(3)

Access Implications There are no accessibility issues for disabled people relating to this application, other than the recommendation that appropriate conditions be applied to any approval.

(4)

Impact on character and appearance of the area BSP Policy EN1 and BFBLP Policy EN20 seek to protect and enhance the environment of built up areas. Within these areas, development must be appropriate in scale, form, impact and character and siting to its location. This part of Forest Road is predominantly residential in character with detached and semi-detached properties along the street frontage. Hunters Chase, with a frontage onto Forest Road, would be retained as part of the development proposal. The only change to the street scene would be that the existing access would be widened to provide visibility splays to the Council's requirements. The proposed new development would barely be visible from Forest Road and would therefore not be unduly prominent in the street scene. The layout of the development has been designed to be open in character with the houses on Plots 1 to 3 and Plots 11 to 17 fronting onto an open green. The flat block has been designed to have the appearance of a detached house and would be surrounded by extensive open amenity areas with the existing mature trees to the east of the building being retained. The majority of the car parking areas would be sited around the perimeter of the site avoiding an over-concentration of parking areas and maximising the open nature of the development. The scale of the proposed development is commensurate with the surrounding residential properties, being two storeys in height. The proposed flat block which would have accommodation within the roof space has been reduced in height by 800mm. The proposed development would have a density of 29 dwellings per hectare, which is just below the 30-50 dwellings/hectare recommended by the Government in PPG3 - Housing. For the reasons mentioned above, the proposed development is not


considered to be harmful to the character and appearance of the area and complies with BSP Policy EN1 and BFBLP Policy EN20.

(5)

Effect on the amenity of neighbouring residential property The houses on Plots 1 to 3 would be set at 90 degrees to Hunters Chase and would not result in overlooking or loss of privacy to this property. The rear gardens of these houses would have a rear boundary onto Cloverlea Cottages but there would be no direct overlooking to these properties. The houses on Plots 11 to 17 would have no undue impact on any of the surrounding residential properties in terms of overlooking or loss of privacy. The applicant has advised that the roof space for Plots 1 to 3 and 11 to 17 are not suitable to provide further living accommodation and they would be happy to accept an appropriate condition to this effect. The front of the proposed flats, sited centrally within the site, would be at least 15 metres from the rear boundary of The Laurels and The Hawthornes. The distance between the front of the flats and the rear of these properties would be in excess of 55 metres, which would therefore not result in any undue overlooking or loss of privacy from the flats. The rear gardens of Plots 11 to 16 would be 11 metres in length and the distance between the rear of these properties and the rear of Staddlestone Cottage would be in excess of 30 metres, which is well within the Council's minimum standards in this respect. It is therefore not considered that the proposed development would have any undue impact on the amenities of the neighbouring residential properties in terms of overlooking or loss of privacy.

(6) Impact of proposed development on infrastructure and services in the area The need for infrastructure and services directly related to development is material to the consideration of planning applications. Under BSP policies LD5, LD6 and R5, Local Planning Authorities must be satisfied that infrastructure, services and amenities made necessary by a development are provided so as to ensure the proper planning of the area. BFBLP policies SC1, SC2 and R5 seek the provision of services and community facilities in conjunction with development. In accordance with the policies stated above, it is considered appropriate that the development of this site should make a financial contribution towards off-site recreational/open space, educational facilities and integrated highway works with 3km of the site. The applicant has agreed to sign a unilateral undertaking with the Council to make a financial contribution towards these facilities.

(7) Retention of Newell Green Farm as a building of local historic character It has been suggested that Newell Green Farm should be considered as part of the overall scheme and should be protected for future generations as part of a planning condition. This has been reflected by Councillor concern


that tiles had been removed from part of the roof to the rear of the farmhouse. The Committee's view is that the continued viability and future occupation of the building is maintained. Indeed, this would ensure that local residents' concerns are, in the main, addressed as well in this respect. The Council's Historic Buildings Adviser has commented on the current proposal and has welcomed the farm's exclusion from this application and consequently raised no objection to the proposal. However, he further commented that although Newell Green Farm is unlisted, it is considered to be a building of local historic character, which should be retained.

(8) Tree Issues It has been suggested that in order to promote further protection to the adjacent amenity and environment, the Chestnut and Hawthorn trees defined as T4 and T5 along the southern boundary of Plot 3 should be the subject of a tree preservation order. The Arboricultural Officer has advised that the Horse Chestnut to the side of the plot has numerous structural faults due to its multi-trunked form, which could not realistically be remedied in the long-term by pruning whilst still retaining the tree's visual quality and therefore it is unworthy of protection. Advice regarding the Hawthorn tree is still waited. The Arboricultural Officer's advice with regard to Plots 16 and 17 is noted, however, no such advice was given in respect of the previous application, which had the same layout in respect of Plots 11-17 and is therefore inconsistent.

(9) Other issues Concern has been raised that the proposed flatted development would be constructed on land outside the settlement boundary. The footprint of the proposed flatted development lies entirely within the settlement boundary defined within the BFBLP (January 2002). Concerns have been raised that the formation of a new access in close proximity to the Plough & Harrow crossroads (an accident black spot) and at a point where visibility is substandard would adversely affect highway safety on Forest Road. The Transportation Officer raises no objection in this respect. A concern has been raised about the proposal to use a soakaway for surface water drainage as there may be loss of amenity through water logging of the adjoining neighbouring properties. The methods of surface water drainage for the site are matters to be addressed under the Building Regulations rather than planning legislation. Concern has been raised that the proposed development, although on a semi-brownfield site, would represent a further narrowing of the gap between Bracknell and Warfield, which would be contrary to the BFBC planning guidelines. However, the site lies within the defined settlement area of Newell Green where the principle of development is acceptable.


7 CONCLUSION The current proposal seeks to address the Committee's concerns in respect of the

retention of Newell Green Farm, which is considered to be a building of local historic character. The Historic Buildings Advisor has welcomed the exclusion of the Farmhouse from this application and has consequently raised no objection to the proposal.

The applicant has submitted a transport statement with the application which sets out

the likely traffic impact of the proposed development. The Transportation Officer has advised that the applicant has assessed the capacity of the proposed road junction that will serve the site and that the results of this analysis show that the junction will operate without capacity problems.

8 RECOMMENDATION

That subject to: (a) the prior completion of a legal agreement under Section 106 of the Town

and Country Planning Act 1990 by 29 April 2005 to secure a planning obligation relating to:

(i) the provision of a financial contribution towards open space and local

recreation facilities, education facilities and integrated transport and highway safety measures within 3km of the site.

the Head of Planning and Building Control be authorised to APPROVE the application subject to the following conditions:- (1) Z101 Time limit for commencement of development

Reason: as standard Policies: none

(2) Z201 Approved Plans: Drawings P.0001K P.0201C P.0202D P.0203B P.0204B P.0206C P.0207A P.0208C Policies: none

(3) Z604 Details of walls and fences Reason: as standard Policies: BFBLP EN20

(4) Z403B Finished floor levels Reason: as standard Policies: BSP EN1BFBLP EN20

(5) Z502 Samples of materials to be submitted Reason: as standard Policies: BSP EN1 BFBLP EN20

(6) Z601 Details of hard and soft landscaping Reason: as standard Policies: BFBLP EN20


(7) Z604 Details of walls and fences

Reason: as standard Policies BFBLP EN20

(8) Z606 Implementation of approved landscaping scheme Reason: as standard Policies: BFBLP EN20

(9) Z608 Landscape maintenance Reason: as standard Policies BSP EN1 BFBLP EN20

(10) Z610 Details of surfacing [Insert: Access drive and parking areas] Reason: as standard Policies BSP EN1 BFBLP EN20

(11) Z619 Details of protection of trees and vegetation Reason: as standard Policies: BFBLP EN20

(12) Z620 Protective fencing: implementation Reason: as standard Policies: BFBLP EN20

(13) Z625 Retention of landscaped areas Reason: as standard Policies: BFBLP EN20

(14) Z627 Underground service Reason: as standard Policies: BFBLP EN20

(15) Z628 Landscaping earthworks Reason: as standard Policies BFBLP EN20

(16) Z703A Access closure with reinstatement - Omit "the site" - insert "Hunters Lodge" Reason: as standard Policies: BSP LD5BFBLP EN20,

M4

(17) Z707 Provision of access before development (details to be approved) Reason: as standard Policies: BSP LD5BFBLP EN20 M4

(18) Z711 Retention of forward visibility splay [Insert: P.0001K received and date stamped 28/1/05] Policies: BSP LD5 BFBLP M4

(19) Z713 Visibility splays for private drives Reason: as standard Policies: BSP LD5 BFBLP M4

(20) Z1004 Garage retained for vehicle parking Reason: as standard Policies: BFBLP M9

(21) Z1005 Car park retention Reason: as standard Policies BFBLP M9

(22) Z1504A Access road - insert "dwelling" Reason: as standard Policies BSP LD5 BFBLP M5

(23) Z1512 Provision for parking spaces Reason: as standard Policies: BFBLP M9


(24) Z1517 Cycle parking - insert "4 secure resident and 1 visitor"

Reason: as standard Policies: BFBLP M9

(25) Z1521A Parking for people with disabilities Reason: as standard Policies: BFBLP M7

(26) Z1903 Site organisation Reason: as standard Policies: BFBLP EN20 EN25

(27) Z1803 Reduction measures Reason: in the interests of sustainable development Policies: BSP LD1

(28) Z1105 Site lighting Reason: as standard Policies: BSP EN2 BFBLP EN15

(29) Z1801B Land contamination Reason: in the interests of the safety of future occupiers Policies: BFBLP EN25

(30) Z1103 Programme of Archaeological Work Reason: as standard Policies: BSP EN6 BFBLP EN7

(31) No window openings shall be formed within the roofspace of the proposed buildings Reason: In the interests of the amenity of occupiers of neighbouring properties Policies: BFBLP EN20

Informatives ENV12 - Demolition/Construction HWY1- Access construction details HWY4 - Repair of damage to highway HWY5 - Extraordinary traffic HWY12 - Section 278 agreement

Summary of reason(s) for the decision

The following development plan policies have been taken into account in determining this planning application: Bracknell Forest Borough Local Plan: EN1, EN15, EN18, EN20, EN22, EN25, H1 M4, M7, M9. Berkshire Structure Plan: LD5, EN1, EN2, H5, T3. (Please note that this is not intended to be an exhaustive list). The following material considerations have been taken into account: The proposal will not adversely affect the character or amenity of the area including the adjacent conservation area or the amenities of neighbouring properties. This planning application is therefore approved.


OR refuse planning permission if the Planning Agreement is not completed by 29 April 2005 on the grounds that: 1. The proposed development would unacceptably increase the pressure on

open space and local recreation facilities, education facilities and integrated transport and highway safety measures within 3km of the site. In the absence of planning obligations, in terms that are satisfactory to the Local Planning Authority, and which secure contributions towards enhanced recreational/open space facilities and integrated transport and highway safety measures in the area, the proposal is contrary to policies LD2, LD5, LD6, R5 and T7 of the Berkshire Structure Plan 1991-2005, and policies SC1, SC2, R6 and M4 of the Bracknell Forest Borough Local Plan.

Contact for further information Susan Stewart - 01344 351121 [email protected] Doc. Ref G:/Commitee/PlanDept/2005/March/05/00021/FUL


7 05/00021/ful hunter's chase and land to rear, forest

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