ITEM NO: 5 Application No.

16/00372/FUL Ward:

Little Sandhurst And Wellington

Date Registered:

6 May 2016 Target Decision Date:

5 August 2016

Site Address: Land West Of Alford Close and 96 and 98 High Street Sandhurst Berkshire GU47 8EE

Proposal: Phased (full) application for erection of 108 dwellings, creation of new access off High Street, Sandhurst, the construction of a community facility and provision of public open space with associated infrastructure following demolition of two existing dwellings.

Applicant: Bloor Homes Ltd Agent: Miss Donna Palmer Case Officer: Simon Roskilly, 01344 352000

development.control@bracknell-forest.gov.uk

Site Location Plan (for identification purposes only, not to scale)

© Crown Copyright. All rights reserved. Bracknell Forest Borough Council 100019488 2004

OFFICER REPORT 1.SUMMARY 1.1 The proposal would provide 108 dwellings (106 net) of which 25% will be affordable, a

community hall, open space provision including a play area, with access off High Street following

the demolition of 2no. dwellings. The application site falls within an area of land that is allocated in

the Site Allocations Local Plan (SALP Policy SA3) for residential development. However the

spread of built form, including the access road, falls outside of the designated settlement

boundary.

1.2 The proposal would result in benefits the most significant of which are considered to be:

the provision of 106 net additional dwellings;

policy compliant affordable housing provision;

a community hall; and,

the securing of a large area of on-site public open space including a play area. 1.3 The location of some built development, including the access road, outside the defined settlement boundary would be contrary to the development plan and would have an urbanising impact on part of the site. Overall, however, the harm is not considered to significantly and demonstrably outweigh the benefits of the development and the application is therefore recommended for approval.

RECOMMENDATION

That the Head of Planning be authorised to grant planning permission subject to conditions in Section 11 of this report and a S106 legal agreement.

2. REASON FOR REPORTING APPLICATION TO COMMITTEE 2.1 The application is reported to Planning Committee following the receipt of more than 5 objections. 3. PLANNING STATUS AND SITE DESCRIPTION

PLANNING STATUS

SALP Policy SA3- Land West of Alford Close, Sandhurst

Part land within defined settlement and part outside

River Corridor

Protected Trees: TPOs

Bracknell Forest Landscape Character Assessment Area E - River Valley

Blackwater Valley

Within 5km of SPA

Within 2km of an SSSI

Land within flood zones 1 and 2

3.1 In total, the site is 8.1ha in area. About 2.8ha of the site is located within the defined settlement following adoption of the Site Allocations Local Plan (SALP Policy SA3). The site is classed as a greenfield site, and is currently used for grazing horses. 3.2 It contains a number of the trees that are subject to Tree Preservation Orders (TPO 1078 – Land adjacent Alford Close, Sandhurst; TPO 1089 - Land at 54 High Street, Sandhurst and TPO 1098 - to the rear of 98 High Street, Sandhurst). 3.3 There are a number of ditches along the boundaries of the site, and through the site (north east-south west and north west-south east) along the existing tree lines. The southern-most part of the site is within land liable to flooding. 3.4 The site has access to a range of facilities within Sandhurst (shops, and public transport: buses and trains), and other services such as schools and open space. 3.5 The site is located adjacent to a predominantly residential area, with existing commercial uses located to the south-east of the site, at Lakeside Business Park, and is currently accessed via a field gate from Alford Close. 3.6 South of the site are gravel pit lakes that are designated as Local Wildlife Sites and are the subject of recreational uses such as fishing. Beyond the lakes is the River Blackwater. 4. RELEVANT SITE HISTORY 4.1 There are no planning applications or appeals directly related to the site. 4.2 The site was promoted through the planning policy process which resulted in the site’s allocation for residential development in the Site Allocations Local Plan (2013). 4.3 15/00026/SCR- Request for screening opinion under Regulation 5 of The Town and Country Planning (Environment Impact Assessment) Regulations 2011. [EIA Not Required] 5. THE PROPOSAL 5.1 This full planning application seeks consent for the development of 108 (106 net), two storey and 2.5 storey residential dwellings, 25% of which will be affordable. The development comprises the following housing mix:- 10 no. 1 bedroom flats 21 no. 2 bedroom flats 40 no. 3 bedroom houses 37 no. 4 bedroom houses 5.2 The proposed vehicular access that will serve the site will be via High Street, on the northern boundary, following the demolition of Numbers 96 and 98 High Street. There are no other proposed vehicular, pedestrian and cycle access points to the site although footpaths will be constructed up to the eastern boundary of the site at Alford Close to allow for any potential future access arrangement along the eastern boundary. 5.3 The majority of the proposed dwellings will be detached and semi-detached two and two and a half storey properties set back from the road edge to allow the introduction of landscaping to the site frontages. The proposed dwellings will all have their own off-street parking areas comprising private driveways/car parking spaces and/or garages.

5.4 Two 2.5 storey flatted buildings will be constructed on site, one on the eastern side of the site facing towards Alford Close and the second building off the main access road on the western side of the site opposite the proposed play area. Each of the buildings will have their own off-street parking, landscaping and bin storage. 5.5 The proposal also includes the construction of a single-storey community hall, with an associated parking area, accessed off the proposed main site access road within the north-west corner of the site. 5.6 The proposals will deliver 1.05ha of useable public open space including a play area. 6. REPRESENTATIONS RECEIVED Sandhurst Town Council: 6.1 Provided the following observations:

- Considered no objection, the members have concerns that insufficient parking spaces have

been allocated for the community facility and adjacent play area. [Officer Comment:

Adequate off street parking has been provided to serve the community hall with there being

no requirement to provide parking for the play area. Residents will be able to access the

play area via footpaths.]

Other representations: 6.2 Forty one letters of representation have been received consisting of 40 letters of objection and 1 letter of representation neither objecting nor supporting the proposal. The letters of objection raise the following concerns:-

- Detrimental impact upon character and appearance of the area. [Officer Comment: This

point is covered in section 9 - Impact upon the character and appearance of the area.]

- Surface water drainage and flooding. [Officer Comment: The concerns regarding

development and surface water management and drainage are covered in section 9 -

Drainage.]

- Sewage infrastructure [Officer Comment: Concerns regarding adequate sewage

infrastructure for the site are valid concerns however water utility companies have a duty

to react to the development and provide adequate foul water infrastructure to serve the

site. The relevant water company had the opportunity to comment on the site, and should

therefore be aware of it, when it was subject to assessment and subsequent allocation

under the SALP 2013.]

- Highway safety and traffic concerns. Traffic concerns [Officer Comment: These points

are covered in Section 9 - Impact on highway safety.]

- Residential amenity [Officer Comment: These points are covered in Section 9 - Impact

on residential amenity.]

- Noise and disturbance from construction [Officer Comment: There will be a level of noise

and disturbance experienced by a few due to the scale of the development. However

hours of construction will be limited to sociable hours and any further noise nuisance

complaints can be dealt with under separate Environmental Health legislation.]

- Impact upon biodiversity. [Officer Comment: These points are covered in Section 9 -

Biodiversity.]

- Impact upon GP facilities in the area. [Officer Comment: It is not for this application to

determine whether there are sufficient health facilities in the area; it is for other bodies to

provide health facilities to meet the needs of the population.]

- Impact upon primary school provision. [Officer Comment: The Local Education Authority

were consulted on the site when it was being put forward for a possible allocated site for

residential development. At the time a new primary school was not required and any

contributions towards Education can be obtained through the Community Infrastructure

Levy (CIL) that the developer would have to pay.]

- Impact from construction traffic upon the structural integrity of the road network. [Officer

Comment: The Local Highway Authority has the opportunity to consider such issues and

if necessary suggest conditions be imposed to direct construction traffic via suitable

routes. However no such comments have been received.]

- Comments have been received from a number of residents that live in the Sunray Estate

requesting that if planning permission is granted measures be secured as part of the

consent consisting of road and drainage improvements. These improvements would be

to roads within the Sunray Estate. [Officer Comment: As these improvements would not

be directly associated with the proposed development they would be considered

unreasonable and not required.]

- Comments were received stating that the plans should show all of the roads surrounding

the site, including New Road. [Officer Comment: The roads have been shown on the site

location plan and do not necessarily need to be shown on any other plans. However this

does not mean that the location of the development has not been assessed against the

surrounding road network. Highway comments in Section 9 of this report have taken into

consideration the surrounding highway network.]

- Who will be responsible for the open space provision/landscaping? [Officer Comment:

The open space would be taken on by a management company and maintained as such]

7. SUMMARY OF CONSULTATION RESPONSES Highways Officer: 7.1. Recommends approval subject to conditions and obligations in a Section S106. Environment and Public Protection: Licensing Officer:

7.2 No objection Lead Local Flood Authority 7.3 Recommend approval subject to a S106. Biodiversity Officer 7.4 Recommends conditional approval Environmental Policy Officer (SPA) 7.5 Recommends approval subject to a S106. Berkshire Archaeology 7.6 Recommends approval. Tree Officer 7.7 Recommends conditional approval. 8. MAIN POLICIES AND OTHER DOCUMENTS RELEVANT TO THE DECISION 8.1 The primary planning policies and associated guidance applying to this site are:-

Development Plan NPPF

General policies

CP1 and SA3 of SALP, CS1 & CS2 of CSDPD

Consistent

Design CS7 of CSDPD, Saved policies EN1 and EN20 of BFBLP

Consistent

Parking CS23 of CSDPD, Saved policy M4 and M9 of BFBLP

Consistent

Countryside CS9 of CSDPD, Saved Policy EN8, and EN9 of BFBLP

Consistent

Housing CS16 of CSDPD Consistent

Accessibility CS7 of CSDPD, Saved Policy EN22 of BFBLP

Consistent

Biodiversity CS1(vii) and CS7 (iii) of CSDPD Consistent

Noise Saved Policy EN25 of BFBLP Consistent

SPA Retained SEP Policy NRM6, CS14 of CSDPD and Saved policy EN3 of BFBLP

Consistent

Supplementary Planning Documents (SPD)

Parking standards SPD

Thames Basin Heaths Special Protection Area SPD

Design SPD

Planning Obligations SPD

Other publications

National Planning Policy Framework (NPPF) and National Planning Policy Guidance (NPPG)

Bracknell Forest Community Infrastructure Levy Charging Schedule (2015)

Bracknell Forest Borough Landscape Character Assessment - Area F

9. PLANNING CONSIDERATIONS 9.1 The key issues for consideration are: i Principle of development ii Impact on character and appearance of the area iii Impact on residential amenity iv Transportation considerations v Biodiversity implications vi Impact on SPA vii Community Infrastructure Levy viii Sustainability ix Affordable housing x Drainage xi Community facility xii Waste facilities i. PRINCIPLE OF DEVELOPMENT Material considerations 9.2 These include:- Site Allocations Local Plan 2013 (SALP): Allocated site Policy SA3 9.3 The site as a whole has been allocated for residential development (120 Units) under SALP Policy SA3 - Edge of Settlement Sites. However not all built development proposed in this application lies within the settlement boundary. Land West of Alford Close Planning Brief (June 2014) 9.4 This was prepared as a non-statutory document to provide additional planning guidance for the development of land west of Alford Close, Sandhurst. It supplements the adopted SALP Policy SA3 relating to edge of settlement sites. The 5 year supply of housing land 9.5 The lack of a five year supply of deliverable sites is a material consideration in relation to paragraph 49 of the NPPF and Policy CP1 of SALP together with paragraph 14 of the NPPF in relation to the presumption in favour of sustainable development. The National Planning Policy Framework (NPPF) Assessment 9.6 The proposal seeks to establish built form both within the allocated settlement boundary and on land outside of the settlement boundary. Residential development within the settlement is considered acceptable in principle. However with part of the proposed built form falling outside the settlement boundary this part is not considered consistent with the provisions in saved BFBLP Policies EN8 and H5 which relate to development on land outside of settlements and new dwellings outside settlements. It is also contrary to CSDPD Policies CS2 and CS9 (relating to locational principles and development on land outside of settlements).

9.7 The latest assessment is that the Council is currently unable to demonstrate a five year housing land supply (HLS). At present the HLS is 3.59 years taking account of the publication of the Strategic Housing Market Assessment (SHMA), in relation to the ‘objective assessment of housing need’. 9.8 The implications of this are that, in accordance with para. 49 of the NPPF, relevant policies for the supply of housing should not be considered up to date and the weight to be attached to them reduces. Of particular relevance is the presumption against development in the countryside (outside of the Green Belt) which now has reduced weight when applied to housing development. This would apply to the following Development Plan policies:- - CSDPD Policies CS2 and CS9 - 'Saved' BFBLP Policies EN8 and H5. 9.9 This matter was considered by the Inspector in an appeal decision dated June 2016 at Locks Ride (application 14/01333/OUT refers).In relation to the policies relevant to the supply of housing he commented: ‘However, this does not mean that these policies are to be set aside, or that they automatically attract insignificant weight. The weight may be reduced, but still needs to be taken into account’. 9.10 It therefore falls for the application to be considered in relation to the presumption in favour of sustainable development as set out in SALP Policy CP1 and paragraph 14 of the NPPF. This requires a balancing exercise to be undertaken which considers any harm arising against any benefits of the proposal in relation to the three dimensions of sustainable development set out in the NPPF (economic, social, and environmental). Where policies are out of date, permission should be granted unless the adverse impacts (harm) would significantly and demonstrably outweigh the benefits. 9.11 The remainder of the report outlines relevant considerations and the final section of this report contains the 'balancing' exercise. ii. IMPACT ON THE CHARACTER AND APPEARANCE OF THE AREA 9.12 CSDPD Policy CS7 states that development will be permitted which builds upon the local character of the area, provides safe communities and enhances the local landscape where possible. BFBLP Policy EN20 states that development should be in sympathy with the appearance and character of the local area. The application site lies within a River Corridor Area of Special Landscape Importance where BFBLP Policy EN10 applies. This states that planning permission will not be granted for development in a river corridor which would have an adverse effect on nature conservation interests or the open character of the landscape. 9.13 The Bracknell Forest Borough Landscape Character Assessment (Sept 2015) identifies the northern part of the site as within the settlement of Sandhurst. The southern part of the site lies within Landscape Character Type E: River Valley

9.14 Within Character Type E the valued features and characteristics consist of:- • The diverse wetland habitat mosaic. • Remnant meadows, woodlands and marshes. • The undeveloped character of the valley, particularly in the floodplain due to the predominance of semi-natural habitats, open water and deciduous woodland.

• The rural nature of the historic lanes that cross the valley which provide a cultural record of the past as well as enabling enjoyment of the rural landscape. • Blocks of woodland, particularly native deciduous woodland including wet alder woodland, that filter views to the adjacent urban areas and provide an important environment for flora and fauna. • Restored gravel pits and lakes that provide areas for recreation and sense of space in close proximity to an urban population (such as the local community of Sandhurst). • Recreational areas including the Trilakes Country Park and the Horseshoe Lake, providing for both passive and active pursuits (boating, walking, fishing and viewing wildlife). • Long views over the valley (i) Impact upon the landscape setting 9.15 As highlighted earlier in this section the area where built form is proposed would fall partly within the identified settlement of SALP Policy SA3 - Land West of Alford Close and partly on land outside of the settlement, within the Blackwater Valley and landscape River Valley area, as identified under Type E of the Bracknell Forest Borough Landscape Character Assessment (Sept 2015). 9.16 The siting of dwellings, a community hall and an access road within the southern and western parts of the site, and therefore outside of the settlement boundary, will inevitably impact upon the character and appearance of the identified River Valley area as built form would replace open grassland and would take the extent of the built-up area closer to the Blackwater Valley. 9.17 Under SALP Policy SA3 built form, including the access road, was envisaged to be located within the settlement boundary with the rest of the site providing open space and an on-site SANG as the capacity of the site was estimated to exceed 109 units (120). This was also set out in the Land West of Alford Close Planning Brief (June 2014). However under this submission the net number of units to be located on the site would be 106 and therefore there is no need for an on-site bespoke SANG solution and instead suitable SPA mitigation can be secured by way of contributions. 9.18 During the consideration of this application the layout has evolved to a point whereby the proposed line of built form has now been pulled back from the southern boundary, however it still extends beyond the settlement boundary. This has created a more continuous landscape buffer to the existing river valley than originally proposed. The pumping station remains in the location where the landscape buffer is at its narrowest. However the pumping station will be single-storey and could be easily screened with vegetation, and the vehicular access road to the pumping station will consist of grasscrete to retain as much of the green landscaping as possible. 9.19 The proposed landscape buffer to the south and west of the development site will contain SuDS features such as ponds and swales and a play area and is considered adequate to protect the landscape character of the river valley and specifically the valued features of Landscape Character Type E: River Valley. It is also considered to meet with the requirements of SALP Policy SA3 including the requirement to ‘ensure the landscape and visual conservation and visual enhancement of the Blackwater Valley’. (ii) Impact upon trees 9.20 The site contains a number of trees that are subject to Tree Preservation Orders (TPO) (TPO 1078 – Land adjacent Alford Close, Sandhurst; TPO 1089 - Land at 54 High Street, Sandhurst and TPO 1098 - to the rear of 98 High Street, Sandhurst).

9.21 The applicant, in its submission, states that the design minimises the impact on trees. The removal of protected tree T1 of TPO 1098 is proposed (applicant’s tree T46) in order to provide the vehicular access to the site. This is unfortunate but it is accepted that the proposed location of the entrance to the site dictates that the contiguous line of oaks must be broken by the road at some point if the site is to be fully accessed and developed. It is recommended that appropriate mitigation planting is secured to minimise the impact on the retained line of trees in order to meet with relevant policies. 9.22 It is recommended that it be a replacement oak planted to the south west of the tree to be removed, alongside tree T47, to allow, in time, the line of oaks to recover as fully as possible to pre-development condition. A condition requiring the provision of a revised Landscape Scheme is recommended to address this point. 9.23 The application includes swales that will encroach in a minor way within the root protection area (RPA) of two retained trees, which have been assessed as category C. This is considered to be acceptable. Access is proposed for working room and scaffolding within the RPAs of retained trees. This is proposed in the application to be addressed by creating an extended contiguous RPA. The details of the trees affected are not stated in the application documents, but given the close proximity of development to all trees on site it is recommended that ground protection should be installed. A condition is recommended for revised Tree Protection details to ensure the supply of the necessary details for ground protection prior to commencement. 9.24 In the ACD document dated 11/04/2016 there is a general statement regarding the provision of ancillary storage / parking and welfare facilities within the Construction Exclusion Zone (CEZ) being acceptable, provided the work is completed sensitively. It is recommended that the condition seeking revised Tree Protection details should also make clear that CEZs are to be preserved clear of all ancillary storage / parking and welfare and will not be used for ancillary purposes. 9.25 Trees T1 and T2 on the applicant’s tree plan are also proposed for removal, creating a break in the line of common oak along the boundary. These trees afford significant local benefit and screening. Replacement trees are proposed in the vicinity which is supported, and it is recommended that the revised Landscape Specification include re-planted oak trees in this location, to ensure that in time the original boundary line of oaks can be restored. 9.26 Various path locations are shown running close to and over the top of rooting areas of retained and protected trees. To address this situation various sections of paths are shown in the application documents with no-dig construction methodology and this is recommended as a necessary requirement. To ensure their proper design and completion a detailed method statement will be required prior to commencement, and a condition is recommended to secure these technical details. The applicant indicates the future requirement for the installation of underground services. Trenchless installation methods will be required, in accordance with the statements in the report, in order to protect the rooting environment of retained and protected trees. The detail of how this will be achieved should be subject to condition, and a condition is recommended to secure these details in future. 9.27 It is accepted that protected tree T15 Oak (TPO 1078) – Applicant’s tree T117) would be removed to accommodate a sewer easement. 9.28 There is a concern over the extent and proximity of proposed hard-surfacing (car-parking) around the retained tree (T41) in the vicinity of Flats – 13 – 18. This appears to encroach into the RPA and no specific mitigation detail has been provided. However this could be conditioned.

9.29 It is considered by the Tree Officer that, subject to the imposition of relevant conditions to (a) ensure clarification of the required tree protection during construction works, (b) ensure adequate replacement planting for removed trees, (c) ensure the proper design and construction of no-dig pathways and (d) ensure the proper installation of underground services in future without harm to tree rooting areas, existing trees that are to be kept will not be unacceptably harmed. It is therefore considered that, with the recommended conditions, the proposal will accord with BFBLP Policies EN1and EN20, CSDPD Policy CS7 and the NPPF. (iii) Layout 9.30 The layout of the proposed dwellings, community hall, roads and landscaping/amenity space has taken into consideration the various constraints on site and seeks to focus development as close as possible to the existing settlement of Sandhurst. The site contains well established tree lines and ditches and these give the site its character. The design has incorporated the existing tree lines and ditches into the layout so that where possible views of the development are broken up and softened. This has provided interesting walks and areas of public amenity space within the site that will also give this development its own character and sense of place. 9.31 The density and storey height of development reduces closer to the southern boundary of the site. This is considered to create a softer edge to what would be the new edge to the built up area and provide a landscape buffer to the Blackwater Valley. 9.32 The layout allows for natural surveillance of open spaces and associated walks which are present to the south of the site. 9.33 As well as providing an important buffer to the south and west, areas of landscaping would include essential SuDS features, biodiversity enhancements and amenity spaces that would not just mitigate the development but provide benefits for both future occupiers and adjoining residents. 9.34 To the west of the access road, up against the western boundary, public open space including a play area would be provided. This is considered to provide not only the required public amenity space for future occupiers but will in turn soften the extent of the access road to the west. 9.35 Plot by plot landscape and boundary treatment details will be secured via suitably worded conditions and will follow a site wide theme. 9.36 Overall the layout of the development is considered to comply with the requirements of SALP Policy SA3 albeit with a narrower landscape buffer to the south and west. (iv) Design 9.37 The design of the proposed houses, garages, flats and associated private amenity space is considered to be in keeping with the character and appearance of the adjoining settlement of Sandhurst (subject to materials/finish and boundary treatments). 9.38 Plot 1, which will be the first property viewed from High Street, Sandhurst on entering the site from the north, is considered to be of a size and scale that is in keeping with existing properties in the High Street streetscene. This is subject to materials and finish being agreed. 9.39 The proposed single-storey community hall, which is located within the north-west corner of the site, has been designed so that it can be easily distinguished from residential buildings with its

rooftop feature and the use of weather boarding. This is subject to materials and finish being agreed. 9.40 The proposed flats buildings are considered to fit well within the new streetscenes. Although taller (at two and a half storeys) than the proposed houses their design is considered sympathetic when viewed in the context of the proposed streetscenes with two storey dwellings adjoining them. This allows for a variation in the mix of development but at the same time provides a sympathetic transition within certain areas of the site. 9.41 The proposal provides a variety of dwelling types that, subject to materials and finish, will create a sense of place yet at the same time fit well within the surrounding settlement of Sandhurst. (v) Conclusion 9.42 It is recognised that the proposed encroachment outside of the defined settlement will have an adverse impact upon the character of the area, although the applicant has shown a large landscaped area to the south and south-west of the site that will remain. This landscape buffer will minimise any impact, provide softening where necessary and would protect what are considered to be the valued features of the river valley landscape. Trees considered important to the character and appearance of the site are, in the majority, to be retained and incorporated into the scheme in a manner that can be sustained. The layout and design of the proposed development is, subject to landscaping, boundary treatments and materials/finish considered to be in keeping with the local area. iii. IMPACT ON RESIDENTIAL AMENITY 9.43 Saved BFBLP Policy EN20 proviso (vii) seeks to prevent development that would adversely affect the amenity of surrounding properties. This is consistent with the NPPF. (i) Impact upon existing properties 9.44 The properties located where they could be adversely affected by the proposal are nos. 46, 48, 50, 52, 54, 56, 58, 60, 82, 92 (approved development 15/00082/FUL- 3no. houses and 6no. flats) and 104 High Street and properties within Valley View that abut the site. 9.45 No. 104 High Street is situated 16m north of the proposed community hall with the hall being 9m from No. 104’s rear boundary. Given these distances, and the orientation of the community hall to no. 104 High Street, it is considered that activities associated with the community centre would not result in any significant adverse impacts upon residential amenity. 9.46 All the other proposed plots that abut the properties listed above are considered to be located and designed so as not to result in any adverse impacts upon any private space. They are also not considered to result in any adverse overbearing and/or overshadowing of any of the abutting properties. 9.47 The impact on No.82 High Street, a small industrial unit, is considered acceptable. (ii) Impact upon residential amenity of future occupants of the development 9.48 The proposal would result in no adverse impacts upon the amenity of future occupants, subject to conditions securing obscure glazing and high level velux windows where necessary.

9.49 As such the proposal is not considered to result in any adverse impacts upon any existing and/or proposed residential amenity and would therefore comply with Saved BFBLP Policy EN20 proviso (vii) and the NPPF and the Design SPD. iv TRANSPORTATION CONSIDERATIONS Access 9.50 The site is proposed to take access off the A321 High Street to the west of Sandhurst between the junctions with New Road and Valley View. The site layout incorporates a main access road leading in a south-eastern direction below Valley View and pedestrian and cycle access is proposed eastwards towards both Alford Close and the Lakeside Business Park to provide enhanced connectivity towards local shops, facilities and Sandhurst train station. 9.51 Three pedestrian and cycle links are proposed and two of these would access Alford Close. It is noted that there is a gap between the red line site area shown on the application plans and the highway boundary (metre wide verge) along Alford Close and while this indicates the presence of a ransom strip, there is an existing bridge across the ditch (to the north) and an existing gated access (to the south). The other link is to the Lakeside Business Park, a private road. 9.52 The applicant has indicated in the latest information that, ‘the revised layout continues to provide pedestrian and cycle access in an eastern direction to the site boundary on land within the applicant’s control to facilitate potential future connections. It is not possible to provide access all the way through to Alford Close given access rights as was demonstrated through the land ownership details submitted in support of the December 2016 submission’. 9.53 While the provision of pedestrian and cycle access onto Alford Close would be desirable, the Highway Authority acknowledges that around 75% of the dwellings are within the preferred maximum walking distance (based on the CIHT’s guidance) of 800m to Sandhurst local centre (the shopping parade near Newtown Road). Sandhurst train station and bus services at the junction of Crowthorne Road and Sandhurst Road are nearer than this. The other 25% of the dwellings are around 900m from the local centre which only slightly exceeds the 800m distance. Nonetheless, pedestrian and cycle links to Alford Close would enhance accessibility, creating a 500m walk distance to Sandhurst local centre. It is therefore advised that the proposed pedestrian and cycle links, including the link to the Lakeside Business Park for connectivity to employment and also potential future development be safeguarded for future access, should land ownership change in the future and an option be secured via Section 106 Agreement. The proposed links should be surfaced, drained and lit in line with the Council’s Highways Guide for Development. 9.54 A new priority T-Junction is proposed in a similar position to the current shared driveway serving nos. 96 and 98 High Street (which are to be demolished) between New Road and Valley View and visibility splays of 2.4m by 60m are shown as being achievable on drawing 4686-GA-001-D commensurate with the 85th percentile speed recordings of 28.5mph along High Street (which may be attributed to the nearby speed camera). Also, parking restrictions across the frontage assist in protecting visibility splays. The development would incorporate a 5.5m wide access road with 6m radii and 2 metre wide footways in line with the Council’s Highways Guide for Development. 9.55 The proposed access arrangement includes provision for right-turners accessing the new development off High Street and this is to be achieved via alterations to the southern kerb-line and would incorporate associated road markings. A number of local objections raise highway safety concerns with the proximity of the access to New Road and the proposed right-turn lane. However, the Highway Authority notes that the proposed access would be 22m east of New Road (measured from the centre of both junctions) and this exceeds the Council’s guidance for spacing

of an opposite junction of 15m providing adequate inter-visibility between drivers exiting both junctions. 9.56 The proposed site access layout is shown on the latest submitted drawing 15-055-025-A with 3m running lanes which would comply with design standards for through-traffic using a classified road such as High Street and this 1.8m wide right-turn facility would enable eastbound traffic to pass a car waiting to turn right into the development, as indicated by the vehicle tracking. Also, the design incorporates a gap in the hatching for the right-turn into New Road (as is the case, at present). 9.57 A Stage 1 Road Safety Audit (RSA) has been carried out by an independent auditor (on behalf of the applicant) and this indicates a number of issues with the proposed access. Firstly, that there should not be directional arrows, otherwise drivers may think they have sufficient room to pass a vehicle waiting to turn right and secondly, vehicles incorrectly positioned in the right-turn pocket could be struck by passing traffic. The Highway Authority notes that road markings could be addressed as part of the detailed design and that this is a right-turn facility rather than a dedicated right-turn lane which should enhance safety. Also, the Audit indicates that this new junction could be too close to the access serving an adjacent consented development. The Highway Authority notes that the proposed access would be 20m west of an adjacent access to 92 High Street (measured from the centre of both junctions) and while this is below the Council’s highway design guidance of 30m for an adjacent junction, the potential for conflict is low due to the amount of development (9 units). The proposed access would be around 40m west of a pedestrian crossing which is acceptable in line with Local Transport Note 2. 9.58 The applicant has provided vehicle tracking and this indicates that refuse vehicles turning left into the access off High Street and turning left out of the development would over-run the centre-lines. Thus, it was recommended that refuse vehicle access may be improved by increasing the junction radii to 7.5m. The applicant notes, ‘we have been unable to accommodate the inclusion of 7.5m radii due to 3rd party land constraints’ and while the Highway Authority notes this could be achieved by shifting the access westwards and realigning the access road, the potential for conflict between refuse vehicles and other traffic resulting from bin collection access once-a-week would be low. Also, larger radii could encourage higher speeds for all other traffic entering this residential estate road. 9.59 The site includes a continuous 2m wide footway on the eastern side. The western footway extends past the community centre and pedestrians would have to cross at this point which is deemed acceptable or could use the footpath around the play area. Also, there is a slight bend in the access road 30m from High Street and this is likely to reduce vehicle speeds on entering this residential estate while enabling vehicles to pass. A 4.8m wide access road is proposed further into the site heading north-eastwards from the junction with plots 99/100 with a footway on the southern side. Further past this point, 4.8m wide shared surfaces are proposed, as would be expected and the looped access road assists with site permeability. 9.60 The Proposed Sightlines drawing 15-055-007-A indicates that the roads have been designed to incorporate varying forward visibility between 15mph further into the site in lightly trafficked areas and 30mph on the main spine road. Some of these sight-lines are outside of footways/margins and sight-lines should be secured by planning condition. 9.61 The proposed carriageway levels shown on drawing 15-055/031-B are between 1 in 25 and 1 in 30 which is acceptable in line with the Council’s Highways Guide for access by vehicles, pedestrians and cyclists. The proposed drainage system is such that the road construction would not be to an adoptable specification requiring more intense maintenance. The Highway Authority would not therefore adopt the estate roads serving this development and roads will need to be privately maintained. There are number of internal footpaths which will need to be adequately surfaced, drained and lit.

Parking 9.62 The development provides parking to comply with the Council’s residential parking standards (2016) and the parking provision across the development, including driveway spaces, garages and courtyards for the flats is shown on the Parking Strategy drawing SOSAN-SL-003-D. The provision of 33 visitor spaces exceeds the parking standards (one space per 5 units) for 108 units overall and these spaces are dispersed across the estate. 9.63 42 of the garages comply with the previous standards and this provides 8 spaces across the development using the methodology that these count as 0.2 spaces (based on 20% garage usage from the Council’s research). Plots with garages which comply with these previous standards are provided with additional driveway parking to meet the overall parking standards for individual plots. 20 of the proposed garages comply with the current standards (2016). 9.64 Around 20 of the 108 dwellings are provided with 3 tandem parking spaces, including a garage and while this is unlikely to provide a practical arrangement on a daily basis, this represents a modest percentage of overall provision. Also, it is acknowledged that the Council’s SPD does not discount 3 tandem parking spaces. Some allocated spaces are lay-bys off shared private driveways and this seems unusual, though in the region of 5 spaces overall is low. 9.65 3 disabled spaces are being provided in the eastern part of the site and one disabled space is provided within the communal area to the rear of plots 13 to 18 (with flexibility to provide 2 disabled spaces should the need arise) in line with the parking standard which notes that, ‘where communal parking is provided, 10% should have the capability of being made into a disabled parking space’. Houses are provided with wider driveways which assist with access for disabled users. 9.66 16 parking spaces, including one disabled space are to be provided for the community facility. The parking standards require a case-by-case basis and while no evidence has been provided, the provision of 16 spaces would equate to around one parking space per 6m2 of floor area and this is considered adequate when considering the activities that may occur. For example, 16 parking spaces would comply with the parking standards for a nursery/crèche with 8 staff and 32 children. The provision of 4 visitor spaces close to the community centre could be used in the event of over-spill parking by the community centre and the provision of one disabled space complies with the parking standard being 6% of total provision. Trips 9.67 The Transport Assessment indicates that 108 new dwellings would generate 43 two-way movements in the morning peak and 46 two-way movements in the evening peak, a total of 428 movements across a typical day. This equates to a trip rate of 3.9 trips per dwelling and while this seems slightly low, this is based on TRICs survey data from mixed private/affordable housing developments in suburban areas and edge of town locations. Also, a community centre is proposed and while this would be subject to daily variations, peaks are likely to occur during daytimes and evenings outside of traffic peak periods and users are likely to be from the surrounding area, including this new development that could access the site by non-car modes. 9.68 As part of the Transport Assessment, traffic surveys were carried out and these indicate that the existing traffic flow on the A321 High Street is around 9,000 vehicles per day with an average morning peak two-way traffic flow of 804 vehicles and an average evening peak of 760 vehicles. On the basis that the proposed development would generate around 50 vehicles in both peak periods, 6% of the overall traffic, the applicant concludes that this does not result in a material impact on the road network.

9.69 The Transport Assessment includes an assessment of the following local junctions with the addition of development traffic; • Site 1: A321 High Street/Yateley Road Priority Junction. • Site 2: A321 Yorktown Road/ Crowthorne Road Mini Roundabout. • Site 3: A321 Yorktown Road/ Swan Lane Mini Roundabout. In summary, while the assessments indicate that these junctions are currently operating close to capacity with queues and delays occurring along High Street and also Swan Lane and that this can only increase in future years with general traffic growth, the addition of development traffic would not severely worsen the situation. For example, the modelling indicates that while the development traffic has the greatest impact on the approach from the A321 Yorktown Road (West) towards the Crowthorne Road Mini Roundabout compared with general future year traffic where the Ratio of Flow to Capacity (RFC) increases by 0.04 in the morning peak, there would be no material difference in the associated maximum queue lengths which are in the order of 4 vehicles and 11 vehicles in the morning and evening peaks, respectively. 9.70 The development would be CIL liable and some monies may be provided to fund local transport improvements to mitigate the traffic impacts of this proposal. Construction traffic, including site deliveries and contractor parking could be dealt with by planning condition. 9.71 To conclude, with suitable conditions and planning obligations, the proposal is not considered to result in any unacceptable highway safety implications and is therefore considered to comply with BFBLP Policies M4, M9 and CSDPD Policies CS23 and CS24 and the NPPF. Consideration of the site as a sustainable location 9.72 The site is allocated in the SALP and as part of the process of adopting the SALP the relative accessibility and sustainability of the available sites were assessed and independently reviewed through the examination process. The Core Strategy's Vision to 2026 states that the Borough will continue to grow sustainably, in a planned manner, with new development being directed to sustainable locations and having good access to a range of local facilities, services, housing and employment. New development will be located so as to maximise the opportunity to travel by all modes and to improve relative accessibility for all. 9.73 This vision is reflected in Policy CS1: Sustainable Development Principles. This states at (ii) that development will be permitted which is located so as to reduce the need to travel. 9.74 In the accompanying text at Para 46 it is stated:- "One of the overarching contributors to sustainable development is the need to ensure that development is located so that people are close to a range of services and facilities, thereby reducing the need to travel. In addition to the implications of reducing travel on air quality/climate change, there are benefits to the health and wellbeing of local residents through increased opportunities to walk or cycle…” 9.75 CSDPD Policy CS23(i) also states that the Council will use its planning and transport powers to reduce the need to travel. 9.76 These policies are considered to be consistent with the guidance contained in the NPPF (core planning principle bullet point 11 and Chapter 4) that people should be given a real choice about how they travel; priority should be given to pedestrian and cycle movements and access should be provided to high quality public transport facilities.

9.77 The application site would form an extension to a recently allocated settlement boundary (Alford Close and High Street Sandhurst) on land predominately allocated for residential development. The Land West of Alford Close Planning Brief encouraged vehicle and pedestrian/cycle links to and from the allocated site via Alford Close onto the High Street. However, as outlined above, investigations have established that the applicant does not have the rights to create a new access point to Alford Close although there are some basic rights that would have been established over time via the field gate and crossover within the north-eastern corner of the site. The applicant has, within the design of the layout, allowed for future access to establish itself over into Alford Close should it become possible. However the main focus of both pedestrian/vehicular access would be via a new access road that would link the site with High Street at nos. 96 and 98 High Street following the demolition of the two dwellings. 9.78 As mentioned above while provision of pedestrian and cycle access onto Alford Close would be desirable, the Highway Authority acknowledges that around 75% of the dwellings are within the preferred maximum walking distance (based on the CIHT’s guidance) of 800m to Sandhurst local centre (the shopping parade near Newtown Road). The other 25% of the dwellings are around 900m from the local centre which only slightly exceeds the 800m distance. Nonetheless, pedestrian and cycle links to Alford Close would enhance accessibility, creating a 500m walk distance to Sandhurst local centre. 9.79 It is considered, therefore, that the application site lies in a sustainable location and in this regard the proposal would comply with CSDPD Policies CS1 and CS23(i) and the NPPF. v BIODIVERSITY IMPLICATIONS 9.80 The majority of biodiversity issues have been addressed although some mitigation for bats, great crested newts, veteran trees and grassland relies on detailed design of the green infrastructure of the site that will be required by condition. Information to address the derogation tests under the Habitats Regulations has been included in various documents to make it possible for the council to conclude that bats as European protected species can be protected. 9.81 As such the proposal, subject to appropriate conditions to secure mitigation, is considered to be acceptable in terms of its impact on biodiversity and therefore accords with BFBLP Policy EN4, CSDPD Policies CS1 and CS7 and the NPPF. vi IMPACT ON SPA 9.82 The Council, in consultation with Natural England, has formed the view that any net increase in residential development between 400m and 5km straight-line distance from the Thames Basin Heath Special Protection Area (SPA) is likely to have a significant effect on the integrity of the SPA, either alone or in-combination with other plans or projects. This site is located approximately 1.16km from the boundary of the SPA and therefore is likely to result in an adverse effect on the SPA, unless it is carried out together with appropriate avoidance and mitigation measures. On commencement of the development, a contribution (calculated on a per-bedroom basis) is to be paid to the Council towards the cost of measures to avoid and mitigate against the effect upon the Thames Basin Heaths SPA, as set out in the Council's Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (SPD) and the Planning Obligations SPD. 9.83 The strategy is for relevant developments to make financial contributions towards the provision of Suitable Alternative Natural Greenspaces (SANGs) in perpetuity as an alternative recreational location to the SPA and financial contributions towards Strategic Access Management and Monitoring (SAMM) measures which Natural England will spend upon the SPA land. The

Council will also make a contribution towards SANG enhancement works through Community Infrastructure Levy (CIL) payments whether or not this development is liable to CIL. 9.84 In this instance, the development would result in a net increase of 106 dwellings with a dwelling mix of 10 x 1 bedroom flats, 21x 2 bedroom dwellings, 40 x 3 bedroom houses and 37 x 4 bedroom houses. Two dwellings (one 6 bed and one 5 bed dwellings) are being demolished. This results in a total SANG contribution of £217,602. 9.85 The development is required to make a contribution towards Strategic Access Management and Monitoring (SAMM) which will is also calculated on a per bedroom basis. Taking account of the per bedroom contributions this results in a total SAMM contribution of £71,231. 9.86 The total SPA related financial contribution for this proposal is £288,833. The applicant must agree to enter into a S106 agreement to secure this contribution and a restriction on the occupation of each dwelling until the Council has confirmed that open space enhancement works to a SANG is completed. Subject to the completion of the S106 agreement, the proposal would not lead to an adverse effect on the integrity of the SPA and would comply with SEP saved Policy NRM6, saved policy EN3 of the BFBLP and CS14 of CSDPD, the Thames Basin Heaths Special Protection Area Avoidance and Mitigation SPD, the Planning Obligations SPD and the NPPF. vii COMMUNITY INFRASTRUCTURE LEVY (CIL) 9.87 The proposal would be CIL liable. The application site lies within the zone of Crowthorne/Sandhurst. In the event of planning permission being granted, a CIL Liability Notice (CLN) will be issued for the development. viii SUSTAINABILITY 9.88 Since the Government’s Ministerial statement of the 26th March 2015 for residential development CSDPD Policy CS10 is only taken to require the submission of a Sustainability Statement covering water efficiency aimed at achieving an average water use in new dwellings of110 litres/person/day. An adequate Sustainability Statement has not as yet been received therefore a condition is recommended to be imposed in order to secure this. 9.89 Policy CS12 requires the submission of an Energy Demand Assessment demonstrating how the development's potential carbon dioxide emissions will be reduced by at least 10% and how 20% of the development's energy requirements will be met from on-site renewable energy generation. No Energy Demand Assessment has been submitted therefore a condition is recommended to be imposed in-order to secure this. ix AFFORDABLE HOUSING 9.90 CSDPD Policy CS17 and BFBLP Policy H8 seek the provision of a level of affordable housing on suitable development sites, taking account of the economics of provision. The policies are consistent with the NPPF. 9.91 The proposal would see the implementation of 108 units of which 25% would be affordable. 9.92 As such the proposal, subject to a suitably worded obligation in a S106 legal agreement, would meet with CSDPD Policy CS17 and BFBLP Policy H8.

x DRAINAGE Surface water drainage 9.93 The site is situated predominantly within Flood Zone 1 with a small area indicated to the south west encroaching into Flood Zone 2. A number of ditches run through the site, some surface water flood risk is indicated to be present on the flood risk maps associated with the existing ditches. The Scheme layout respects the existing ditches and it is not proposed to utilise them for drainage of the scheme. Finished floor levels have been set higher than surrounding ground levels to ensure that the properties close to any ditches are not at risk of inundation, and the Applicant has set out how access will be provided for maintenance. 9.94 The site is not situated in a Groundwater Source Protection Zone although it is indicated to be within a minor aquifer as such the ground water table can be considered to be high. Following discussions with the Applicant a period of groundwater monitoring has been undertaken, and the worst case result has been considered in the design. To ensure that groundwater does not enter any of the sub-surface features it is proposed that all structures are lined. 9.95 A SUDS drainage scheme is proposed for this site. The drainage strategy has been designed to accommodate all storms up to the 1 in 100 year +40% storm whilst restricting the runoff rate from the site to the QMED storm. This represents a significant reduction in peak runoff rates when compared to the Greenfield situation. The drainage strategy is a SUDS scheme albeit unconventional in its design. The key feature of the strategy is to utilise the road sub-base to convey storm water to the lowest part of the site where it is then discharged to lined wetlands and swales before ultimately entering the existing ditch network at a controlled rate. Parking areas and forecourts will be permeably paved but the main access roads will have an impermeable surfacing with gullies discharging into the road sub-base via geomembrane wrapped geocellular storage. The Applicant has demonstrated that services throughout the site can be accommodated without compromising the integrity of the sub-base and detailed calculations have been submitted to show that the sub-base would be capable of conveying the design storm event. Given its unconventional design and the fact that runoff from private areas will be conveyed into the main highway none of the roads within the development will be offered for Adoption. This means the road and the drainage features will need to be privately maintained over the lifetime of the development. 9.96 The Applicant has acknowledged the maintenance requirements associated with the scheme and has provided a schedule setting this out in detail. The requirements will include cleansing of gullies 4 times a year, cleansing after large storm events, monthly inspections of all gullies, frequent road sweeping of permeably paved areas and impermeably paved areas, and the replacement of various components over time. 9.97 The use of the sub-base together with proposed geomembrane and swales, will provide a high level of water quality treatment. This together with the fact that they are attenuating to greenfield runoff rates and volumes means that the proposed strategy accords with planning policy. 9.98 Although the principle of the drainage strategy is considered acceptable more detail is required along with a programme of implementation, management and on-going maintenance of the approved drainage scheme. This can be secured by way of a S106 obligation(s). xi COMMUNITY FACILITY 9.99 The applicant has proposed a 116 sq m community hall south of 104 High Street Sandhurst and to the west of the proposed access road. The building will contain an office, kitchen, toilets and a 54 sq m hall. The provision will be supported by 16 off road parking spaces.

9.100 It is the Council’s policy for such facilities to be operated by Town and Parish Councils. This can be secured by way of a Section 106 legal agreement. xi WASTE FACILITIES 9.101 The applicant has provided adequate on-site refuse facilities for the proposed flatted buildings with all the remaining dwellings having access to the rear gardens via a gate to store bins. Although the roads will not be adopted it has been confirmed that the site will be served by Council refuse vehicles. 10. CONCLUSIONS 10.1 As well as delivering development on the allocated site, the proposal also includes dwellings and the main access road sited on land outside the settlement. As noted above the Council is unable to demonstrate a 5 year supply of land for housing. It therefore falls for the application to be considered in relation to the presumption in favour of sustainable development as set in SALP Policy CP1 and para. 14 of the NPPF. This requires a balancing exercise to be undertaken which considers any harm arising against any benefits of the proposal, in relation to the three dimensions of sustainable development set out in the NPPF (economic, social, and environmental). Where policies are out of date, permission should be granted unless the adverse impacts (harm) would significantly and demonstrably outweigh the benefits. Consideration of benefits of the proposal 10.2 The applicant has set out what they believe to be the benefits of the proposal as follows:- An Economic Role: 10.3 Housing development is a key component of economic growth. The proposed development represents an efficient use of an allocated site and land that is adjacent to the existing settlement boundary for Sandhurst; an area that is characterised primarily by residential development. Sandhurst is a sustainable location for development and is a large local service centre for the Borough. The provision of such housing will contribute positively to the local economy, through the provision of construction jobs in the short-term and providing local employees and additional council tax revenues in the longer-term. The development will also generate income through the New Homes Bonus which is a positive economic benefit. A Social Role: 10.4 The application proposes 108 dwellings (106 net), 25% of which will be affordable. There is an identified need for a mix of housing both in Sandhurst and the wider Borough, including affordable housing. The proposals will clearly meet the social element of sustainable development as they will meet the housing needs of present and future generations. 10.5 The design has been developed to enhance the health and wellbeing of residents by encouraging walking and cycling, providing areas of high quality open space, orientating homes towards open spaces, creating comfortable and adaptable living environments and good quality private amenity space. 10.6 The proposals will also deliver a community facility for the use of new and existing residents. 10.7 Furthermore, the proposals will create a high quality built environment that is located close to local services including bus connections to the town centre and local schools.

An Environmental Role: 10.8 The site is relatively unconstrained in environmental terms and where features of value/constraint are present, the scheme design responds sensitively and seeks to create improvements or minimise impact. Weight to be afforded to benefits associated with the application 10.9 In making a decision it has to be decided what weight to apportion to the benefits identified above. 10.10 It is considered that the provision of housing in the form of 106 dwellings, of which 25% would be affordable housing, is a significant benefit. 10.11 To represent a benefit in terms of the presumption in favour of sustainable development, a site should be capable of delivering housing completions within the next 5 years. The applicant has confirmed that the site is available now and that the development as a whole could be completed within the next 5 years. 10.12 A further benefit from the proposal is securing the provision of on-site public open space including a play area and enhanced grassland which would act both as a landscape buffer and as a recreational facility. 10.13 The delivery of a community facility is considered a benefit especially given that it is not a provision required under SALP Policy SA3. 10.14 The economic benefits of the application in terms of its contributions to the local economy through factors such as construction jobs, housing for local people employed in local businesses and increased spending in the area and the New Homes Bonus are noted but it is considered that they should be given limited weight given the current strength of the local economy. This approach has been taken by Inspectors at recent appeals in the borough. Consideration of the adverse impacts of the proposal 10.15 The proposal would involve development on land outside of the settlement that would narrow the gap between the settlement and the Blackwater Valley. This gap is recognised in the Bracknell Forest Borough Landscape Character Assessment (Sept 2015) as a valued feature and should be retained so as to minimise the impact development would have upon the Blackwater Valley. The quality of this part of the gap would to some extent be affected by the development of the allocated land within the existing settlement boundary. Overall, therefore, this harm is considered to have moderate weight. Overall conclusion 10.16 This section has outlined the economic, social and environmental benefits put forward in relation to this application. In your officers' view there are benefits associated with this application. The proposal would provide 106 dwellings, with 25% affordable, which could be built out within the next 5 years on an allocated site that is considered a sustainable location. An adequate buffer will still remain in place to minimise the impact upon the Blackwater Valley landscape which at the same time will provide high quality open space of public value and ecological mitigation that respects the existing site constraints. A community facility will be available to Sandhurst Town Council within an area of Sandhurst that would benefit from such a facility.

10.17 There are also economic benefits including construction jobs and the New Homes Bonus though it is considered that these should be given less weight. 10.18 Weighed against these benefits is the fact that development is proposed on land outside of the settlement that would narrow the gap between the settlement and the Blackwater Valley. This gap is recognised in the Bracknell Forest Borough Landscape Character Assessment (Sept 2015) as a valued feature and should be retained so as to minimise the impact development would have upon the Blackwater Valley. For the reasons set out at paragraph 10.15 above this harm is considered to have moderate weight. 10.19 As the Council does not currently have a 5 year supply of housing land if the adverse impacts (harm) associated with the proposed development would not ‘significantly and demonstrably’ outweigh the benefits then planning permission should be granted. As noted above there is harm associated with this proposal but, in your officers’ view, it would not significantly and demonstrably outweigh the benefits (which are principally the provision of housing - some of it affordable - and securing a landscape buffer for the long-term). The proposal is therefore considered to be sustainable development and the application is recommended for approval. 11. RECOMMENDATION Following the completion of planning obligations under Section 106 of the Town and Country Planning Act 1990 relating to:- 01. Securing suitable on-site affordable housing; 02. Mitigation of impacts on the Thames Basin Heaths SPA consisting of a SANG and SAMM Management Plan; 03. Securing publicly accessible on-site open space and its long-term management and maintenance; 04. Securing further details of drainage design, implementation, management and on-going maintenance of the approved drainage strategy; 05. Securing the transfer of the community hall to the Town Council; 06. Provision for permissive pedestrian and cycle access off Alford Close and the Lakeside Business Park should agreement with third parties be agreed in order to enhance the site accessibility for non-car modes; 07. Securing the main vehicular access and footways as privately maintainable with permissive rights for the public at all times; 08. The developer informing all future purchasers of the private status of the roads and footways within the site and that they, not the Council, will be responsible for them in perpetuity. 09. The developer agreeing to indemnify the Council’s waste collection vehicles from damage that may occur from entering a private road. That the Head of Planning be authorised to APPROVE the application subject to the following conditions amended, added to or deleted as the Head of 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 documents:- Site Layout (+coloured) SOSAN-SL- 001 E Fire and Refuse Strategy SOSAN-SL- 002 E Car Parking Strategy SOSAN-SL- 003 E Storey Height SOSAN-SL- 004 E

Boundary Treatment Plan SOSAN-SL- 005 E 203 SV Elevations & Floor Plans SOSAN-PD- 200 A 303 Elevations & Floor Plans SOSAN-PD- 201 A 303 305 SV Elevations SOSAN-PD- 202 A 303 305 SV Floor Plans SOSAN-PD- 203 A 304 SV Elevations & Floor Plans SOSAN-PD-206 A 305 SV Elevations & Floor Plans SOSAN-PD-207 A 305 SV Elevations & Floor Plans SOSAN-PD-208 A 353 Elevations SOSAN-PD-211 A 353 Floor Plans SOSAN-PD- 212 A 353 Elevations SOSAN-PD- 213 A 353 Floor Plans SOSAN-PD- 214 A 353 Elevations SOSAN-PD- 215 A 353 Floor Plans SOSAN-PD- 216 A 353 Elevations SOSAN-PD- 217 A 353 Floor Plans SOSAN-PD- 218 A 353 SV 360 Elevations SOSAN-PD- 219 A 353 SV 360 Floor Plans SOSAN-PD- 220 A 360 Elevations & Floor Plans SOSAN-PD- 223 A 360 350 Elevations SOSAN-PD- 224 A 360 350 Floor Plans SOSAN-PD- 225 A 410 Elevations & Floor Plans SOSAN-PD- 226 A 410 Elevations & Floor Plans SOSAN-PD- 227 A 412 Elevations & Floor Plans SOSAN-PD- 228 A 412 Elevations & Floor Plans SOSAN-PD- 229 A 420 Elevations & Floor Plans SOSAN-PD- 230 A 420 Elevations & Floor Plans SOSAN-PD- 231 A 420 SV Elevations & Floor Plans SOSAN-PD- 232 A 420 SV Elevations & Floor Plans SOSAN-PD- 233 A 421 Elevations & Floor Plans SOSAN-PD- 234 A 421 Elevations & Floor Plans SOSAN-PD- 235 A 421 SV Elevations & Floor Plans SOSAN-PD- 237 A 421 SV Elevations & Floor Plans SOSAN-PD- 238 A 435 Elevations & Floor Plans SOSAN-PD- 239 A 435 Elevations & Floor Plans SOSAN-PD- 240 A 450 Elevations & Floor Plans SOSAN-PD- 241 A 453 Elevations SOSAN-PD- 242 A 453 Floor Plans SOSAN-PD- 243 A 453 Elevations SOSAN-PD- 244 A 453 Floor Plans SOSAN-PD- 245 A 453 SV Elevations SOSAN-PD- 246 A 453 SV Floor Plans SOSAN-PD- 247 A 459 Elevations & Floor Plans SOSAN-PD- 248 A 459 350 Elevations SOSAN-PD- 249 A 459 350 Floor Plans SOSAN-PD- 250 A 9303 Elevations SOSAN-PD- 251 B 9303 Floor Plans SOSAN-PD- 252 B 305 Elevations & Floor Plans SOSAN-PD- 254 / 309 Elevations & Floor Plans SOSAN-PD- 255 / 309 SV Elevations & Floor Plans SOSAN-PD- 256 / 203 203 SV Elevations & Floor Plans SOSAN-PD-257/ 303 305 SV Elevations SOSAN-PD- 258 / 303 305 SV Floor Plans SOSAN-PD- 259 / Community Facility SOSAN-PD- 100 A 1BF04 SV Elevations SOSAN-PD- 600 B

1BF04 SV Rear Elevation & Floor Plans SOSAN-PD- 601 B 1BF04 SV Floor Plans SOSAN-PD-602 B 2B4P Elevations SOSAN-PD- 605 A 2B4P Floor Plans SOSAN-PD- 606 A 3B5P 25 Elevations SOSAN-PD- 607 A 3B5P 25 206 1BF03 Elevations SOSAN-PD- 608 A 3B5P 25 206 1BF03 Elevations & Floor Plans SOSAN-PD- 609 A 3B5P 25 206 1BF03 Floor Plans SOSAN-PD- 610 A 2B4P 2B4P SV Elevations SOSAN-PD- 611 / 2B4P 2B4P SV Floor Plans SOSAN-PD- 612/ 3B5P 25 3B5P 25 SV Elevations SOSAN-PD- 613/ 3B5P 25 3B5P 25 SV Floor Plans SOSAN-PD- 614 / 3B5P 25 Floor Plans SOSAN-PD-615/ GL01 Elevations & Floor Plans SOSAN-PD- 850 A GL01 SP Elevations & Floor Plans SOSAN-PD- 851 A GL02 Elevations & Floor Plans SOSAN-PD- 852 A GL02 SP Elevations & Floor Plans SOSAN-PD- 853 A BIN STORE Elevations & Floor Plans SOSAN-PD- 854 A SUB STAION Elevations & Floor Plans SOSAN-PD-855/ Proposed Access Arrangement 15-055 15-055-025 A Junction tracking 15-055 15-055-026 A Alternative junction tracking 15-055 15-055-027 A. Response to Drainage Comments dated 16/01/17 C&A Technical Note Dated March 2016 C&A FRA Dated October 2016 C&A Drawing No. Revised FRA October 2016 Bloor Homes Sandhurst Maintenance Specification – Revision A Omnia Groundwater monitoring letter dated 30th March 2017 and associated monitoring results REASON: To ensure that the development is carried out only as approved by the Local Planning Authority. 03. No superstructure works shall take place 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, Core Strategy DPD CS7] 04. Prior to construction of the permitted buildings details showing the finished floor levels of the buildings hereby approved in relation to a fixed datum point shall be 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. No development shall commence until a detailed scheme for the protection of existing trees, hedgerows and groups of mature shrubs to be retained, in accordance with British Standard 5837 (2012) 'Trees In Relation To Construction Recommendations' (or any subsequent revision), has been submitted to and approved in writing by the Local Planning Authority. Protection measures shall be phased as necessary to take into account and provide protection during demolition/site clearance works - all construction works - hard landscaping works. Details shall include an approved development layout plan at a minimum scale of 1:200, showing the following:

a) Accurate trunk positions and canopy spreads of all existing trees within the site and on adjoining land adjacent to the development within influencing distance of the development. b) Positions and spreads of existing hedgerows and groups of mature shrubs. c) All proposed tree, hedge or shrub removal. Shown clearly with a broken line. d) Proposed location/s of protective barrier/s. e) Illustration/s of the proposed protective barriers to be erected. f) Proposed location/s and illustration/s of site specific ground protection measures within the main root protection areas of retained trees, designed as necessary for pedestrian light traffic or heavy plant machinery, as necessary to prevent contamination and ground compaction. h) All fenced off areas clearly annotated as Tree Protection Areas/Construction Exclusion Zones. i) Notes regarding restrictions which apply to Tree Protection Areas/Construction Exclusion Zones. The development shall be carried out in full accordance with the approved scheme. 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. 06. Within a period of 5 years from the completion of the development: - a) No retained tree, hedgerow or groups of shrubs (as specified as being retained on the approved details as part of this permission) shall be cut down, uprooted or destroyed. b) Any trees, hedgerows or groups of shrubs shown to be retained on the approved plans submitted in accordance with other conditions of this consent, which die are removed or irreparably damaged during the course of the development within a period of 5 years of the completion of the development, another tree, hedgerow or group of shrubs of the same species and size as that originally planted shall be planted at the same time. REASON: In the interests safeguarding biodiversity. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7] 07. The development hereby permitted shall not be begun until a detailed site specific construction method statement for all hard surfaced areas of any description within the minimum root protection areas of retained trees calculated in accordance with British Standard 5837:2012 ‘Trees In Relation To Construction Recommendations’, or any subsequent revision, has been submitted to and approved in writing by the Local Planning Authority. Details shall be based on a porous ‘No-Dig’ principle of construction, avoiding any excavation of existing levels in all areas concerned, and shall include: - The Construction Method Statement shall be observed, performed and complied with. REASON: In order to alleviate any adverse impact on the root systems and the long term health of retained trees, in the interests of the visual amenity of the area. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7] 08. The development hereby permitted shall not be begun until: (i) a site layout plan showing the proposed layout of all underground services and external lighting and (ii) a programme for the phasing and timing of works have been submitted to and approved in writing by the Local Planning Authority. Details of the site layout plan shall include:- a) Accurate trunk positions and canopy spreads of all retained trees/hedgerows and mature groups of shrubs. b) Surface water/ foul drainage and associated inspection chambers (existing reused and new) c) Soak-aways (where applicable) d) Gas, electricity, telecom and cable television. e) Lighting columns and all associated ducting for power supply. f) Phasing and timing of works.

09. No superstructure works shall take place 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 agreed 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: Core Strategy DPD CS10] 10. The development shall not be begun until an Energy Demand Assessment has been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate: (a) that before taking account of any on-site renewable energy production the proposed development will reduce carbon dioxide emissions by at least 10% against the appropriate Target Emission Rate as set out in Part L of the Building Regulations (2006), and (b) that a proportion of the development’s energy requirements will be provided from on-site renewable energy production (which proportion shall be at least 20%). The buildings thereafter constructed by the carrying out of the development shall be in accordance with the approved assessment and retained in accordance therewith. REASON: In the interests of the sustainability and the efficient use of resources. [Relevant Plans and Policies: CSDPD Policy CS12] 11. The development hereby permitted shall not be begun until comprehensive details of both hard and soft landscaping works have been submitted to and approved in writing by the Local Planning Authority. These details 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. b) Details of semi-mature tree planting. c) Comprehensive 5 year post planting maintenance schedule. d) Underground service and external lighting layout (drainage, power, communications cables, pipelines etc. indicating lines, manholes etc.), both existing reused and proposed new routes. e) Means of enclosure (walls and fences etc) including fencing that is permeable to badgers at the end of both the existing and propose badger corridors. f) Paving including pedestrian open spaces, paths, patios, proposed materials and construction methods, cycle routes, parking courts, play areas etc. All planting comprised in the soft landscaping works 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, or as may otherwise be agreed in writing by the Local Planning Authority. All hard landscaping works shall be carried 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. REASON: In the interests of good landscape design, visual amenity of the area and biodiversity. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS1 and CS7]

12. No development (other than the construction of the access) shall take place until the access has been constructed in accordance with the details to be submitted to and approved in writing by the Local Planning Authority. REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23] 13. No building shall be occupied until all the visibility splays shown on the approved drawings have been provided. Those areas shall at all times 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: Core Strategy DPD CS23] 14. No dwelling shall be occupied until visibility splays of 2.0 metres by 2.0 metres have been provided at the junction of the driveway serving it and the adjacent footway. The dimensions shall be measured along the edge of the drive and the back of the footway from their point of intersection. The visibility splays shall at all times thereafter be kept free of all obstructions to visibility over a height of 0.6 metres measured from the surface of the carriageway. REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23] 15. No building shall be occupied until the associated vehicle parking serving it has been surfaced and marked out in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The spaces shall not thereafter be used for any purpose other than parking and turning. 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] 16. No superstructure works shall be undertaken until:- (a) details of the location of visitor car parking spaces, and (b) details of the signing for the spaces have been submitted to and approved in writing by the Local Planning Authority. The car parking spaces shall be provided and signed in accordance with the approved details and the spaces and signage shall thereafter be retained. 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] 17. The garage accommodation shall be retained for the use of the parking of vehicles at all times, unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that the Local Planning Authority’s vehicle parking standards are met. [Relevant Policy: BFBLP M9] 18. The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for covered and secure cycle parking facilities. No building shall not be occupied until the approved scheme has been implemented. The facilities save as otherwise agreed in writing by the Local Planning Authority shall be retained. REASON: In the interests of accessibility of the development to cyclists. [Relevant Policies: BFBLP M9, Core Strategy DPD CS23]

19. The car parking indicated on the approved plans as car parking for people with disabilities shall be marked out, signed and provided prior to the first occupation of the building that the parking relates to and shall thereafter be retained, unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that people with disabilities have adequate access to the development. [Relevant Policy BFBLP M7] 20. No gates shall be provided at the vehicular access to the site. REASON: In the interests of highway safety. [Relevant Policies: Core Strategy DPD CS23] 21. The development hereby permitted shall not be begun until a scheme has been submitted to and approved in writing by the Local Planning Authority for off-site highway works comprising the construction of the access off High Street, including the right-turn lane and any associated footway works. The buildings provided by the carrying out of the development shall not be occupied/open for trade until the off site highway works have been completed in accordance with the scheme. REASON: In the interests of highway safety. [Relevant Policy: BFBLP M4] 22. The development hereby permitted 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 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. 23. No apartment shall be occupied until the bin storage provision for that apartment has been built in accordance with the provisions shown on the approved plans. The approved facilities shall thereafter be retained. REASON: To ensure the provision of satisfactory waste collection facilities in the interests of amenity. 24. 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 CS1, CS7] 25. The development hereby permitted (including any demolition) shall not be begun until details of a scheme (Working Method Statement) to control the environmental effects of the demolition and construction work has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include: (i) control of noise (ii) control of dust, smell and other effluvia (iii) site security arrangements including hoardings (iv) proposed method of piling for foundations (if required) (v) routes to be used by construction traffic

(vi) hours during the construction and demolition phase, when delivery vehicles or vehicles taking materials are allowed to enter or leave the site The development shall be carried out in accordance with the approved scheme or as may otherwise be agreed in writing by the Local Planning Authority. REASON: In the interests of the amenities of the area. 26. Construction work shall take place at the site only between 08:00hrs and 18:00hrs Monday - Friday, between 08:00hrs and 13:00hrs on Saturdays, and not at all on Sundays or public holidays. The measures included in the approved scheme shall be implemented prior to the first occupation and use of the building that they relate to and thereafter the measures shall be operated in accordance with the approved scheme. REASON: In the interest of amenity. 27. The scheme hereby permitted shall be carried out in accordance with the mitigation measures outlined in:- - Extended Phase 1 Ecological Survey April 2016 - Great Crested Newt Survey July 2016 - Reptile Survey April 2016 - Bat Activity Survey April 2016 unless otherwise agreed in writing by the Local Planning Authority. Further protected species surveys shall be submitted after 2 years of the first occupation of any dwelling hereby approved. REASON: In the interests of nature conservation. [Relevant Plans and Policies: CSDPD CS1] 28. The demolition shall not be begun until a scheme for the provision of bat boxes including plans or drawing showing the location of these enhancements, has been submitted to and approved in writing by the local planning authority. The approved scheme shall be performed, observed and complied with. REASON: In the interests of nature conservation [Relevant Plans and Policies: CSDPD CS1, CS7] 29. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any Order revoking and re-enacting that order, no external lighting shall be installed on the site or affixed to any buildings on the site except in accordance with details set out in a lighting design strategy for biodiversity that has first been submitted to and approved in writing by the Local Planning Authority. The strategy shall: a) 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 b) 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 without prior consent from the local planning authority. REASON: In the interests of nature conservation [Relevant Plans and Policies: CSDPD CS1, CS7] Informatives: 01. The Local Planning Authority has acted positively and proactively in determining this application by identifying matters of concern within the application (as originally submitted) and

negotiating, with the Applicant, acceptable amendments to the proposal to address those concerns. As a result, the Local Planning Authority has been able to grant planning permission for an acceptable proposal, in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework. 02. A Section 278 Agreement will be required in-order to secure off-site highway works. 05. No details are required to be submitted in relation to the following conditions: 1, 2, 6, 17, 19, 20, 24, 26, 27 and 29. 06. The applicant is advised that the following conditions require discharging prior to commencement of works: 3, 4, 5, 7, 8, 9, 10, 11, 12, 16, 18, 21, 22, 25 and 28. 07. The following conditions require discharge prior to the occupation of the dwellings hereby approved: 13, 14, 15 and 23. In the event of the S106 agreement not being completed by 20th June 2017, the Head of Planning be authorised to extend this period or REFUSE the application on the grounds of:- 01. In the absence of a planning obligation to secure affordable housing in terms that are satisfactory to the Local Planning Authority, the proposal is contrary to Policy H8 of the Bracknell Forest Borough Local Plan, Policy CS16 of the Core Strategy Development Plan Document and to the Planning Obligations SPD (2015). 02. The occupants of the development would put extra pressure on the Thames Basin Heaths Special Protection Area and the applicants have not satisfactorily mitigated the development to comply with the Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (SPD) 2012. In the absence of a section 106 planning obligation to secure suitable mitigation measures, the proposal would therefore be contrary to Policy NRM6 of the South East Plan, Policy EN3 of the Bracknell Forest Borough Local Plan, Policy CS14 of the Core Strategy Development Plan Document and to the Thames Basin Heaths Special Protection Area Avoidance and Mitigation Supplementary Planning Document (SPD) 2012. 03. The proposed development would unacceptably increase the pressure on open space of public value. In the absence of a planning obligation in terms that are satisfactory to the Local Planning Authority, and which secures the on-site provision of open space of public value, the proposal is contrary to Policy R4 of the Bracknell Forest Borough Local Plan, Policy CS8 of the Core Strategy Development Plan Document and the Planning Obligations Supplementary Planning Document (adopted February 2015). 04. It has not been demonstrated that the proposed development would incorporate a sustainable drainage system (SuDS) for the management of surface water run-off and it has not been shown that use of SuDS would be inappropriate for the development. This is contrary to the House of Commons: Written Statement (HCWS161) Sustainable Drainage Systems 18/12/2014, NPPF 2012 and the Flood Risk and Coastal Change PPG updated 15/04/2015. 05. It has not been demonstrated that the long term future for the community hall has been achieved. This is contrary to paragraph 70 of the NPPF. 06. It has not been demonstrated that the development would enhance site accessibility for non-car modes. This is contrary to CSDPD Policy CS1 and the NPPF.

07. It has not been demonstrated that the site, via roads and footways, will be accessible to members of the public at all times and that future occupants will be aware that none of the roads and footpaths will be adopted by the Council and therefore will be privately maintained in perpetuity. This is contrary to CSDPD Policy CS1 and NPPF.