PLANNING STATEMENT CONTINUITY HOUSE, LONDON ROAD, BRACKNELL, RG12 2XH ON BEHALF OF FLAMINGO DEVELOPMENT - Planning Alerts | UK
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
January 2021 | MR/NK | P19-2147.A ERECTION OF FIVE STOREY BUILDING TO PROVIDE 21NO. ONE AND TWO BEDROOM APARTMENTS WITH ASSOCIATED PARKING FOLLOWING DEMOLITION OF EXISTING BUILDING PLANNING STATEMENT CONTINUITY HOUSE, LONDON ROAD, BRACKNELL, RG12 2XH ON BEHALF OF FLAMINGO DEVELOPMENT TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004
Continuity House, London Road Planning Statement CONTENTS: Page No: 1.0 INTRODUCTION ......................................................................................... 1 2.0 SITE DESCRIPTION .................................................................................... 4 3.0 RELEVANT PLANNING HISTORY ................................................................. 5 4.0 PRE-APPLICATION AND ENGAGEMENT ....................................................... 6 5.0 THE PROPOSAL .......................................................................................... 7 6.0 RELEVANT POLICY ..................................................................................... 9 7.0 ASSESSMENT AGAINST PLANNING POLICY AND MATERIAL CONSIDERATIONS ............................................................................................ 12 8.0 CONCLUSIONS ......................................................................................... 25 January 2021 | MR/NK | P19-2147.A
Continuity House, London Road Planning Statement 1.0 INTRODUCTION 1.1 This Planning Statement is prepared by Pegasus Group in support of a full planning application for the redevelopment of Continuity House, a site located on London Road to the east of Bracknell Town Centre. The proposed development can be described as follows: "Erection of five storey building to provide 21no. one and two bedroom apartments with associated parking following demolition of existing building." 1.2 The proposals have been the subject of pre-application discussions with the Council and engagement with a local housing management company, which are detailed below. The current application has been formulated following feedback received to these initial proposals. 1.3 This statement will introduce the proposals to the Council in the context of the site and relevant planning history before detailing how the proposals have evolved as a result of pre-application engagement. The purpose of this statement is to explain how the proposed development is in accordance with both the outline permission and relevant Development Plan policy and as such concludes that planning permission should be granted. 1.4 In addition to this statement, application forms and the relevant fee, the application is accompanied by the following plans and supporting documents: • Location Plan ref. 676.LN.001 (Revision A) • Proposed ground floor plan ref. 676.PL.001 (Revision Y) • Proposed first floor plan ref. 676.PL.002 (Revision P) • Proposed second floor plan ref. 676.003 (Revision K) January 2021 | MR/NK | P19-2147.A Page | 1
Continuity House, London Road Planning Statement • Proposed third floor plan ref. 676.004 (Revision J) • Proposed fourth floor plan ref. 676.PL.005 (Revision G) • Proposed roof plan ref. 676.PL.007 (Revision C) • Proposed front elevation ref. 676.PL.010 (Revision G) • Proposed rear elevation ref. 676.PL.011 (Revision F) • Proposed east elevation ref 676.PL.012 • Proposed west elevation ref 676.PL.013 (Revision A) • Cross Section AA ref. 676.PL.015 (Revision A) • Cross Section BB ref. 676.PL.016 (Revision A) • Proposed Block Plan ref. 676.PL.050 (Revision D) • Gunn Design and Access Statement (676.SD.001H, January 2021) • Eight Associates Daylight and Sunlight Impact Assessment (November 2020) • Eight Associates Biodiversity Net Gain (December 2020) • Velocity Transport Planning Transport Statement (December 2020) • GeoSmart Sustainable Drainage Assessment (December 2020) January 2021 | MR/NK | P19-2147.A Page | 2
Continuity House, London Road Planning Statement • Kempton Carr Croft Viability Appraisal and Report (December 2020) • MMEcology Preliminary Roost Assessment (August 2020) • SJ Stephens Associates Arboricultural Impact Assessment (January 2021) and Tree Protection Plan (ref 1625-01 Rev C). • GeoSmart Phase 1 Contaminated Land Assessment January 2021 | MR/NK | P19-2147.A Page | 3
Continuity House, London Road Planning Statement 2.0 SITE DESCRIPTION 2.1 Continuity House is located on the northern side of the A329 London Road, approximately 0.5km to the east of Bracknell Town Centre. At present the site comprises a three storey building together with parking and a pedestrian entrance to the building at ground floor level. The car park is accessed via London Road through an existing vehicle entry and exit arrangement. It includes undercroft areas and contains 20 parking spaces together with a refuse/recycling store in the north west corner of the site. 2.2 The site is located within the designated settlement boundary and is not subject to any other designation through Bracknell Forest Council's adopted Policies Map. It is bordered by a Travelodge Hotel to the west and Summit House to the east. It is noted that Summit House, previously an office building, has been granted planning permission for change of use to residential use to form 65no. apartments with further applications approved to form additional apartments. Further residential apartment buildings are located on the southern side of London Road including two six storey buildings accessed via Fleming Place. 2.3 To the rear, the site is bordered by the rear gardens of properties under the management of Silva Homes that front Fielden Place, a residential cul-de-sac. For reasons which will be explained below, part of this land is included within the application site and notice has been served on Silva Homes. Notice has also been served on the existing landowner and the Highway Authority. 2.4 The site is not located within a flood zone or an area at risk of surface water flooding, as per the Environment Agency's flood mapping. It is not within a conservation area nor a character area, and there are no nearby listed buildings that could be affected by the proposals. No trees on or adjacent to the site are protected by Tree Preservation Orders. January 2021 | MR/NK | P19-2147.A Page | 4
Continuity House, London Road Planning Statement 3.0 RELEVANT PLANNING HISTORY 3.1 The site was formerly a petrol station and its demolition and replacement with an office building was originally subject to outline planning application 610130 which was refused permission in April 1986. An appeal against this decision was dismissed. 3.2 A subsequent outline application was submitted under reference 611583 which was refused in October 1987, however an appeal against this decision was allowed. Following this, a reserved matters application was approved in January 1989 under reference 615004 thereby establishing the office use that remains today. 3.3 Following these applications, the planning history was restricted to ancillary works, such as the display of signage and the installation of a generator, until application 13/00870/FUL was submitted for the change of use of offices to a mixed use comprising offices and a community advice and support centre, which was considered a sui generis use. The application was approved however the planning permission was never implemented and has now lapsed. 3.4 Application 14/00491/FUL was submitted in 2014 for the change of use of the building to A5 (Hot Food Takeaway) and the change of use of the first and second floor to residential apartments, however the application was withdrawn before it was determined. 3.5 Finally, application 20/00189/PAC was submitted in March 2020, seeking prior approval for the change of use of the building from offices to dwellinghouses, to form 7no. one bedroom apartments. The application was approved in May 2020, thereby establishing the principle of the residential use of the building, and as such will be referenced where relevant below. January 2021 | MR/NK | P19-2147.A Page | 5
Continuity House, London Road Planning Statement 4.0 PRE-APPLICATION AND ENGAGEMENT 4.1 As set out within Paragraph 39 of the NPPF early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties, and that good quality pre-application discussion enabled better co-ordination between public and private resources. As stated in Paragraph 41, the more issues that can be resolved at the pre-application stage, the greater the benefits. 4.2 A pre-application enquiry was submitted to the Council in May 2020 and allocated reference PRE/20/00053. The enquiry concerned a proposal for 'Change of use and extension of existing building to form 27no apartments with associated parking.' The proposal concerned a six storey building with a maximum height of 20.5m. As with the current proposal the apartments were proposed to the upper floors only, and 26 parking spaces were proposed to serve the development. 4.3 The response to the enquiry was received in August 2020 and accepted the principle of development and the design concept of the proposal. However it was considered that the proposals would represent an overdevelopment of the site which would result in harm to the street scene. Specifically, the response highlighted particular concerns relating to the height of the building and bringing the building line forward. A height in between that of the Travelodge and Summit House was recommended, requiring the loss of a full storey. The detailed design of the building was considered acceptable on its merits. 4.4 A concern was also raised with regard to the relationship with the neighbouring properties to the rear on Fielden Place due to an overbearing impact, and a loss of privacy and light to Summit House at the side although officers did recognise that efforts had been made to manage views rearwards. Furthermore, concerns were raised with regard to the proposed parking provision although it was accepted that the development would result in minimal traffic impact. Finally, it was also recommended that an Arboricultural Impact Assessment, a Bat Survey and a SuDS Drainage Scheme would be required in support of a proposal. January 2021 | MR/NK | P19-2147.A Page | 6
Continuity House, London Road Planning Statement 4.5 In addition to the pre-application enquiry with the Council, prior to the submission of the application discussions with Silva Homes have taken place in respect of the proposal who are the management company for the dwellings to the rear on Fielden Place. In particular discussions have taken place with regard to the approach to the trees to the rear of the site which are within Silva Homes' ownership, which have resulted in the application 'red line' has been extended to include this land and notice served. 5.0 THE PROPOSAL 5.1 Following receipt of pre-application advice, a revised proposal has been prepared incorporating significant amendments to take into account the concerns raised. Firstly, it is now proposed to demolish the existing building and replace with a new build scheme rather than extend the existing building, as due to the revisions required to take into account the concerns an extension is no longer feasible. 5.2 Firstly, the overall height of the building has been reduced to 16m, which has been achieved through a reduction in storeys from six to five with a substantial reduction in units from 27 to 21. The mix now proposed is for 14no. one bedroom and 7no. two bedroom apartments. January 2021 | MR/NK | P19-2147.A Page | 7
Continuity House, London Road Planning Statement 5.3 As previously, an inset roof is proposed above the main element, which will have a height of 13m. The main element would be constructed from facing brickwork, with feature brick elements, with the roof finished in metal cladding. 5.4 As is evident from the floor plans, side elevations and sections, the full depth of the building would only be realised at first floor level, with the rear projection being stepped away from the rear boundary above. The second, third and fourth floors would all be located further from the boundary than the floor level in response to concerns with regard to overbearing, and the use of obscure glazing and metal privacy fins is proposed to the rear to ensure no loss of privacy. Windows to the side elevation have been designed to ensure no loss of privacy to Summit House. 5.5 25 parking spaces are to be provided to serve the development including two accessible spaces, with the in and out access to the site remaining. Servicing would be taken from the existing layby to the front of the building. A refuse and recycling store is proposed in the same north east corner location as the existing, with a secure cycle store in the south east corner of the site. Balconies and terraces will be provided. 5.6 As set out on the accompanying plans the development would incorporate green roofs to the rear as an ecology enhancement. Following discussions with Silva Homes, it has been agreed that the removal of the tree to the rear of the site, outside the applicant's ownership, will be removed with a replacement provided. 5.7 As set out above, a number of supporting documents have been provided which are specific to certain elements of the scheme. These will be referred to within the relevant assessment sections below. January 2021 | MR/NK | P19-2147.A Page | 8
Continuity House, London Road Planning Statement 6.0 RELEVANT POLICY 6.1 The development plan for Bracknell Forest Council currently consist of the Core Strategy (2008), the Site Allocations Local Plan (2013) and saved policies of the Bracknell Forest Borough Local Plan (BFBLP) (2002). 6.2 The Council are working on a new Local Plan however the current timetable sets out that this will be subject to further consultation in Spring 2021 before submission for examination later in the year. The status of the plan has not changed since the pre-application response was issued, and this highlighted the council's view that it can currently be given no weight in decision making. 6.3 The National Planning Policy Framework (NPPF) is a material consideration in the determination of planning applications. The NPPF sets a presumption in favour of sustainable development which, for decision-taking, means approval proposals that accord with an up-to-date development plan without delay. Core Strategy 6.4 Policy CS1 sets a number of sustainable development principles, including that development will be permitted which makes efficient use of buildings, land and infrastructure, and that is located to as to reduce the need to travel. 6.5 Policy CS2 directs new development towards the settlement boundary, with particular reference to 'Previously development land and buildings in the defined settlement.' Development will be permitted within the defined settlement where this is consistent with the character, accessibility and the provision of infrastructure and services within that settlement. 6.6 Policy CS6 requires new development to contribute to the delivery of infrastructure needed to support growth in the Borough. January 2021 | MR/NK | P19-2147.A Page | 9
Continuity House, London Road Planning Statement 6.7 Policy CS7 requires high quality design for all development in the Borough, states that development will be permitted that builds on local character, respecting local patterns of development, provides safe communities and promotes biodiversity. This policy is now supported by the Design SPD. 6.8 Policies CS10 and CS12 seek to secure sustainable development and offset energy demand via on-site renewable energy generation. 6.9 Policy CS17 requires residential development on suitable sites to provide affordable housing. In a decision on affordable housing policy on 29 March 2011, the Council confirmed the affordable housing threshold to be 15 units, above which provision of 25% affordable housing will be sought. 6.10 Policy CS19 seeks to protect small business units (500m² or less) and non- office employment uses. 6.11 Policy CS23 states that the Council will uses its planning and transport powers to reduce the need to travel and increase the safety of travel. 6.12 Policy CS24 allows for development to be permitted where mitigation against transport impacts is provided, which shall be achieved through the submission of a transport statement. Local Plan 6.13 Policy EN20 states that development should be in sympathy with the appearance and character of the local area and should not result in an adverse impact on the amenities of surrounding properties. This policy is now supported by the Design SPD. 6.14 Policy M9 seeks to ensure that new development has sufficient car and cycle provision. This is supplemented by the adopted Parking Standards SPD which sets out the requirements for vehicular and cycle parking for both residential and commercial uses. January 2021 | MR/NK | P19-2147.A Page | 10
Continuity House, London Road Planning Statement NPPF 6.15 Paragraph 108 states that it should be ensured that appropriate opportunities to promote sustainable transport can be – or have been – taken up, given the type of development and its location. Safe and suitable access to the site needs to be achieved for all users. 6.16 Paragraph 109 sets out that development should only be prevented or refused on highways grounds if there would be an unacceptable impact on highway safety, or the residual cumulative impacts on the road network would be severe. 6.17 Paragraph 117 promotes an effective use of land in meeting the need for homes and other uses. 6.18 Paragraph 118(c) gives substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs. 6.19 Paragraph 122 states that planning decisions should support development that makes efficient use of land, taken into account the need for different types of housing and the availability of land suitable for accommodating it, local market conditions and viability and the availability and capacity of infrastructure and services. 6.20 Paragraph 123 places importance of planning decisions avoiding homes being built at low densities and ensuring that developments make optimal use of the site's potential. Local planning authorities should refuse applications where they fail to make effective use of land and in this context, authorities should take a flexible approach to applying policies or guidance relating to daylight and sunlight, where they would otherwise inhibit making effective use of a site. 6.21 Paragraph 127 states that planning decisions should ensure that developments will function well and add to the overall quality of the area for the lifetime of the development, are visually attractive as a result of good January 2021 | MR/NK | P19-2147.A Page | 11
Continuity House, London Road Planning Statement architecture, are sympathetic to local character and create safe, inclusive and accessible places with a high standard of amenity for existing and future users. 7.0 ASSESSMENT AGAINST PLANNING POLICY AND MATERIAL CONSIDERATIONS Principle of the Development 7.1 The site is located within the defined settlement boundary of Bracknell, in a sustainable location approximately 0.5km from Bracknell Town Centre, walking distance from Bracknell Railway Station and conveniently located for a variety of bus routes. The redevelopment of Continuity House for residential purposes is therefore in accordance with the sustainable development and locational principles highlighted within Core Strategy Policies CS1 and CS2. 7.2 The development would result in the loss of an office unit, however Policy CS19 only offers protection for small business units of 500m² or less, and non-office employment uses. The existing building has a floor area in excess of 500m² and its existing use is as office, therefore the loss of this use would not be contrary to Policy CS19. In any event, the principle of a change of use of the site to residential has been established via approved Prior Approval application 20/00189/PAC. 7.3 As such, the principle of the development of the site for residential purposes is acceptable, and significantly encouraged by the NPPF policies already cited. Impact on the Character of the Area 7.4 As set out above, concerns were raised within the pre-application response that the proposal would constitute an over-development of the site. This concern was primarily due to the 20.5m height that was proposed and also due January 2021 | MR/NK | P19-2147.A Page | 12
Continuity House, London Road Planning Statement to the building extending beyond the existing building line on London Road. This was considered contrary to Policies CS7, EN20 and sections of the Design SPD relating to heights and building lines. 7.5 In response to the pre-application advice, the size of the proposed building has been reduced from six to five storeys which has resulted in a height reduction of 4.5m from 20.5m to 16m. As such, the number of apartments proposed has been reduced by six, from 27 to 21. The height reduction ensures that the building respects the height of adjacent buildings, taking into account the slope of the ground that falls from east to west along London Road and as advised, now has a height that sits in between the Travelodge and Summit House as is evident from the proposed street elevation as is evident from the below image. It would also be of comparable height to Apex House opposite. The reduction in height has also reduced the bulk and mass of the building, resulting in a less prominent addition to the street scene than that originally proposed. The height proposed being within the heights of adjacent buildings is consistent with the sentiment expressed by officers during pre-application discussions. 7.6 The amended scheme has also addressed the concern with regard to the previously forward building line. The main front elevation of the building would now sit level with the Travelodge in the same manner as the existing building. Although the balconies may project slightly forward, these are not the main January 2021 | MR/NK | P19-2147.A Page | 13
Continuity House, London Road Planning Statement part of the building and their projection would not be significant, in a similar manner to the nearby flats at Kelvin Gate. 7.7 The pre-application raised no concerns with the design of the building, and a similar design is proposed with an inset roof above the main building. It is considered that this adds interest and results in a high quality design which is also highlighted through the use of different materials. The use of a mixture of brickwork and cladding will be in keeping with similar development on London Road which also use a similar mix of materials, such as a Fleming Place. 7.8 As such it is considered that the proposed building builds on local character and respects the character and appearance of the area through a high quality and sympathetic design. The concerns raised with the pre-application have been addressed, primarily through a reduction in height and setting the building back to ensure the existing building line is respected. An apartment of the building of the size and type proposed is entirely in keeping with the pattern of development in this location. The proposed redevelopment of the existing building rather than convert it in accordance with the extant permission, provides the opportunity to increase the efficiency of residential delivery at this sustainable site whilst providing a building of more visual interest and energy efficiency. 7.9 As such, the proposed development would be in accordance with Core Strategy Policy CS7, BFBLP Policy EN20 and the relevant sections of the Design SPD. Impact on Residential Amenity 7.10 As set out, the site is bordered by residential properties fronting Fielden Place to the rear, and by Summit House, a former office building that is in the process of being converted to residential unts, at the side. The pre-application response raised concerns with regard to the relationship of the new building with these properties. However, the relationship with the Travelodge, which is a hotel and not a residence, was not raised as an issue. January 2021 | MR/NK | P19-2147.A Page | 14
Continuity House, London Road Planning Statement 7.11 With regard to Fielden Place, the pre-application response highlighted that the building has been carefully designed to minimise direct overlooking, however 'the additional height and bulk of the building, together with its closer proximity to the rear boundary would result in an overbearing relationship with the two storey properties.' In response to this concern, the 4.5m reduction in height would significantly reduce the overbearing impact to the rear from that originally proposed and, as previously, the rear elevation has been carefully designed through stepping back the rear elevation, the use of obscure glazing to windows, skewing the building line and privacy fins to outdoor amenity areas in order to minimise any loss of privacy through overlooking. 7.12 The below images demonstrate how these measures have addressed the overlooking concern including the stepping back. The red dotted line highlights the privacy fin and the blue shading highlights windows utilising obscure glazing up to 1.7m from floor level. January 2021 | MR/NK | P19-2147.A Page | 15
Continuity House, London Road Planning Statement 7.13 To address the neighbouring amenity issues in detail, the proposals are now accompanied by the Eight Associates Daylight and Sunlight Impact Assessment which assesses the impact of the proposed development on the daylight and sunlight received by the neighbouring buildings in accordance with BRE Guidance. In respect of daylight this addresses the loss of light from the sky by an analysis of the Vertical Sky Component (VSC) of the windows in comparison to the existing. In terms of sunlight, the Annual Probably Sunlight Hours (APSH) to both windows and gardens is assessed. 7.14 Regarding the properties on Fielden Place, the analysis shows that all windows meet with both the VSC and APSH recommendations and as such there would not be an unacceptable loss of daylight or sunlight to habitable windows. 7.15 In respect of gardens, the layout of these properties has been taken from land registry records in order to present an accurate analysis of the impact. As shown, the land to the rear of 28-31 Fielden Place has been split up into four separate gardens (Gardens 2-5). In summary, all gardens meet the recommendations for daylight hours with the exception of Garden 4, however as proposed 31m² of the total 94m² garden would continue to receive acceptable levels of sunlight. The area most affected by the development adjacent to the fence is significantly shaded as existing, and as such it is not considered that the additional impact from the development on this part of garden would be so harmful to amenity that refusal of the application would be warranted. The flexible approach taken by the assessment is consistent with the flexible approach encouraged by Paragraph 123(c) of the NPPF. 7.16 In terms of Summit House, the pre-application response raised concerns with regard to loss of privacy as well as a loss of daylight and sunlight, and an overbearing relationship between the two buildings. The accompanying daylighting assessment demonstrates that all windows at Summit House meet the VSC recommendations with the exception of eight windows on the side elevation of the building. However, all the affected windows serve dual-aspect rooms and are secondary side facing windows, with the primary windows remaining unobstructed. The secondary side facing windows in this urban areas would not be expected to receive significant daylight, and the unobstructed January 2021 | MR/NK | P19-2147.A Page | 16
Continuity House, London Road Planning Statement front facing windows will avoid any harm caused by a loss of daylight. All windows meet the APSH recommendations. As such, the analysis has demonstrated that there would not be an unacceptable loss of daylight or sunlight to habitable rooms at Summit House. 7.17 The floor plans set out how the privacy issue has been addressed. No primary windows would face directly towards Summit House at first, second or third floor level. Whilst at fourth floor level windows would face to the side, these would be inset and at a higher level than side facing windows at Summit House as is evident from the elevation drawings. Privacy screens would ensure no overlooking from terraces. As such there would not be a loss of privacy to Summit House as a result of the proposals. 7.18 The assessment makes reference to further properties including Travelodge and also residential properties opposite. No concerns are identified that could be considered a loss of amenity to neighbouring properties. The report concludes that the development would have a minor impact on neighbouring amenities, and such an impact would not be unacceptable as per BRE guidance or Policy EN20. 7.19 As such, it is considered that the amendments made and the additional analysis provided by the Daylight and Sunlight Impact Assessment have demonstrated that the development would not result in an unacceptable loss of amenity to neighbouring residential properties either through loss of light, an overbearing impact or a loss of privacy through overlooking. 7.20 Regarding future occupiers of the building, the floor areas proposed are considered to provide an acceptable standard of accommodation. Balconies and terraces would provide outdoor amenity areas. 7.21 It is considered that the proposal has demonstrated that the development will not result in an unacceptable loss of amenity for any of the surrounding residential properties whilst providing an acceptable level of amenity for future occupiers. It is therefore in accordance with BFBLP Policy EN20 and the NPPF. January 2021 | MR/NK | P19-2147.A Page | 17
Continuity House, London Road Planning Statement Parking and Transportation 7.22 The application is accompanied by a Transport Statement from Velocity Transport Planning which highlights the primary highways considerations of the site and how the proposals have responded. 7.23 As highlighted above, the site is in a highly sustainable location, 0.5km from Bracknell Town Centre which provides a wide range of shops, amenities and other facilities. A range of schools and local employment opportunities are also within walking distance of the site. It is within walking distance of Bracknell railway station and London Road is well served by a number of bus routes with bus stops on either side of the road in close proximity to the site. It is also well connected to a network of cycle routes. 7.24 Due to the sustainability merits of the site, it is not considered that residents of the development would be reliant on the private car. It should therefore be ensured that appropriate opportunities to promote sustainable transport are taken up in accordance with Paragraph 108 of the NPPF. 7.25 The pre-application scheme proposed 26 parking spaces for 27 apartments, broadly in line with Parking Standards for Bracknell Town Centre which require 0.9 spaces per unit. Despite the sustainable location of the site, the pre- application response highlighted concerns that the parking provision would be insufficient and that observations have shown a demand of 1 – 1.5 spaces per unit. 7.26 The revised proposed have reduced the number of apartments to 21, which will be served by 25 vehicle parking spaces. Proportionately, this has increased the provision to 1.19 spaces per unit, thereby providing parking in accordance with the likely demand highlighted within the pre-application response and exceeding the parking requirements for town centre locations. The accompanying Transport Statement sets out the evidence that the parking strategy has been based upon and demonstrates that this level of parking would exceed the likely parking demand within this area of Bracknell. January 2021 | MR/NK | P19-2147.A Page | 18
Continuity House, London Road Planning Statement 7.27 In terms of management, parking spaces would be allocated to residents rather than specific units with the exception of one instance of tandem spaces for two vehicles which will be allocated to a specific two bedroom apartment. This enables the parking capacity to be maximised so that spaces are not vacant in the event an occupier does not own a car. In any event, there is capacity for parking provision of at least one space per unit and visitor parking. The spaces provide the required manoeuvring 6m distance and two accessible spaces are shown in accordance with the standards. 7.28 It is considered that the parking strategy provides sufficient parking for a development in this location whilst also not over-providing parking and discouraging residents and their visitors to use sustainable transport modes to access the site, in accordance with Development Plan policy and the NPPF. The parking provision, together with the Council's Residents Parking Scheme, will ensure that there would be no overspill of parking onto surrounding roads, to the detriment of highway safety. 7.29 Covered and secure cycle parking has been provided on a per-bedroom basis with 28 such spaces proposed. A further 6 short stay spaces would be provided on Sheffield Stands adjacent to the cycle store. The cycle provision complies with the Council's standards. 7.30 The existing 'in and 'out' access will remain to serve the development. The pre- application response raised no concerns regarding the use of this access for a residential site in principle however it was requested that swept path analysis for refuse and delivery vehicles be provided. These are set out in the Transport Statement and, as highlighted, some works to the public highway are required to ensure that Council refuse collection vehicles can access the site. Alternatively, if highway works were not possible, then a private company could be appointed who use smaller refuse vehicles which, as demonstrated, can access the site with no works necessary. 7.31 Pedestrian access would remain via the adopted footway that crosses the front of the site. As good visibility exists, it is not considered that any further demarcation of access at the site is necessary in order to ensure pedestrian January 2021 | MR/NK | P19-2147.A Page | 19
Continuity House, London Road Planning Statement safety. 7.32 Refuse storage is proposed in the same north west corner of the site as the existing, and would not conflict with manoeuvrability around the site. 7.33 The pre-application response did not raise any concerns with regard to the traffic impacts of the development, and as the number of units has been reduced from 27 to 21 the resultant impact has also been reduced. In any case, the Transport Statement highlights that the proposed use would result in a reduction in trips compared to the existing. 7.34 As such the proposed development would not result in an adverse impact on highway safety, and would promote the use of sustainable transport modes on an appropriate site. The proposal would therefore be in accordance with Policy CS23, CS24 and M9, and Paragraphs 108 and 109 of the NPPF. Trees and Landscaping 7.35 The pre-application response acknowledges that the site has limited tree planting as existing and it was recommended that the planning application be accompanied by a tree survey and arboricultural impact assessment to deal with the potential impact on trees. 7.36 The development would ensure the retention of T2 on the site frontage to the south east. The submitted assessment demonstrates tree protection measures to ensure the long term retention of this tree. 7.37 Outside the site ownership to the rear, but close to the site boundary are two Ash trees references T9 and T11. A significant portion of T9 overhangs the site and the tree is of poor form and structure as past pruning works have resulted in the creation of a small, high crown. The accompanying assessment sets out that there is a risk of failure at present due to the form and structure of the tree and as such there is a threat from the tree, both to the existing building and to future residents of the proposed building. January 2021 | MR/NK | P19-2147.A Page | 20
Continuity House, London Road Planning Statement 7.38 As set out above, discussions have taken place with Silva Homes with regard to the approach to T9. It has been agreed with the adjoining landowner that the tree will be removed, and replanting will be provided. Given the existing condition of the tree, it is considered that removal of the tree is required to alleviate the risk of failure regardless of the proposed development and it removal and replacement with a more appropriate species would have arboricultural benefits. T11 will be protected by the proposed tree protection measures. 7.39 Providing the measures with the Arboricultural Impact Assessment are followed, the arboricultural impact of the development is acceptable. Biodiversity 7.40 The pre-application response set out that a bat survey is recommended for any application due the presence on the existing building of pitched roofs that may have the potential to support roosting bats. 7.41 The application is accompanied by a Preliminary Roost Assessment from MMEcology which confirms that the building has negligible potential for roosting bats. As such no emergence and re-entry surveys are required and the proposed development can be carried out with no constraints in relation to roosting bats. 7.42 The application is also accompanied by a report from Eight Associates concerning Biodiversity Net Gain which makes a number of recommendations to improve the ecological value of the site such as the installation of bat and bird boxes and the green roof that is already detailed on the application plans. If additional detail is required, this can be secured via condition. Surface Water Drainage / Flood Risk 7.43 The pre-application response confirmed that a SuDS scheme would be required as the proposal is for major development, and that this should aim to reduce January 2021 | MR/NK | P19-2147.A Page | 21
Continuity House, London Road Planning Statement runoff rates. The application is accompanied by the GeoSmart SuDS report which confirms that 34.2m³ of attenuation is needed to be provided to ensure there is no flooding in all storm events. An attenuation tank is therefore proposed to provide the required amount of attenuation, with surface water then discharged to a nearby sewer via the existing connection at a rate of 2 l/s. Foul water will be discharged into the nearby sewer via the existing connection. 7.44 The report confirms that there would be no change to the impermeable footprint of the site, therefore the proposed attenuation would improve the situation in comparison to the existing. 7.45 The report also confirms that the site has negligible risk of fluvial flooding, surface water flooding or groundwater flooding. Due to the location of the site within Flood Zone 1 and it size below 1ha, a site-specific Flood Risk Assessment is not necessary. The low flood risks of the site were confirmed as part of the prior approval. Contamination 7.46 The pre-application response raised no concerns with regard to contaminated land. Notwithstanding this, the site is within a 250m buffer zone of a landfill site and has a previous use as a petrol station, as was noted in the prior approval application. That application was accompanied by a Contamination Report which concluded that the site is appropriate for residential use. 7.47 Similarly, the application is accompanied by a Phase 1 Contamination Report which again confirms that the site is suitable for residential development subject to confirming that the fuel infrastructure on site has been decommissioned and remediated as appropriate. It is recommended that during the demolition phase and prior to any construction works that below ground investigations are completed across the site to confirm there is no historic contamination. January 2021 | MR/NK | P19-2147.A Page | 22
Continuity House, London Road Planning Statement Sustainability 7.48 The pre-application response states that a Sustainability Statement and Energy Demand Assessment are submitted to ensure compliance with Core Strategy Policies CS10 and CS12. It is requested that these details are secured by means of planning conditions. Affordable Housing and Viability 7.49 The proposed development would provide a net increase of 21 units and as such would exceed the council's threshold for affordable housing to be provided. As set out within Paragraph 194 of the core strategy, which supports Policy CS17, consideration will be given to the economics of provision and the relevant circumstances of the site. 7.50 This is consistent with the NPPF which, at Paragraph 57, states that it is up to the applicant to demonstrate whether particular circumstances justify the need for a viability assessment at the application stage. The weight to be given to a viability assessment is a matter for the decision maker, having regard to all the circumstances of the case including whether the evidence is up-to-date. 7.51 The application is accompanied by a Viability Report that has been prepared by Kempton Carr Croft in response to the affordable housing requirements. This demonstrates that the proposed development cannot support any element of affordable housing contribution, either on-site or off-site, as the level of profit is already below the necessary required by lenders in order to fund the scheme. If any further reduction in profit occurs, then the scheme will become unviable and it will be unlikely that it would be able to proceed. 7.52 This report comprises an up-to-date assessment (completed 18th December 2020) and demonstrates that to meet the Council's affordable housing requirements would render the development unviable. It is considered that this robustly justifies why a contribution to affordable housing should not be sought on this development. January 2021 | MR/NK | P19-2147.A Page | 23
Continuity House, London Road Planning Statement Impact on Thames Basin Heath SPA and Infrastructure Contributions 7.53 As the site lies within 5km of the Thames Basin Heath SPA, the planning application will require an Appropriate Assessment which the Council will carry out in consultation with Natural England. As the proposal is for over 10 dwellings, the Council will need to confirm whether SANG capacity is available for the development or if capacity from a third-party provider needs to be purchased. 7.54 In either event, the SANG solution, together with a SAMM payment, will be secured via a Section 106 Agreement. This will also be utilised to secure necessary infrastructure contributions. January 2021 | MR/NK | P19-2147.A Page | 24
Continuity House, London Road Planning Statement 8.0 CONCLUSIONS 8.1 Continuity House is sustainably located, and re-development of the site is for residential purposes is in accordance with the Council's sustainable development and locational principles. The application follows a pre-application enquiry which raised concerns with the proposal, particularly in regard to the impact on the character of the area and residential amenity. 8.2 The development proposal now submitted has responded to these concerns, and reflects significant alterations to address them. These include a significant 4.5m reduction in height, substantial reduction in unit numbers, redesign of the rear of the building to remove bulk, and also through the provision of additional information as requested. It is considered that it is now demonstrated that the proposal is in accordance with relevant development plan and national planning policy, and as such it is respectfully requested that Bracknell Forest Council approve the application, thereby granting planning permission for the development and making an efficient use of a sustainable brownfield site. January 2021 | MR/NK | P19-2147.A Page | 25
You can also read