ITEM NO: 11 Application No. Ward: Date Registered: Target Decision Date: 08/00727/FUL And 30 July 2008 24 September 2008 Cranbourne Site Address: Honeywood Farm Ascot Road Proposal: Installation of 2.1m high gate posts (in connection with 1.8m high gates) off Nuptown Lane. Applicant: Binabic Holdings Ltd Agent: Corrigan + Soundy + Kilaiditi Case Officer: Simon Roskilly, 01344 352000 [email protected]

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

Planning & Highways Committee 18th September 2008

1 RELEVANT PLANNING HISTORY (If Any)

17225 Validation Date: 02.12.1971 Two storey extension consisting of living room, bedroom and bathroom Approved

15959 Validation Date: 01.01.1970 Extensions to farmhouse and erection of cottage for forman Appleal dismissed Refused

07/00562/FUL Validation Date: 08.06.2007 Part retention of, part formation of surface water lakes, site drainage, surface water drain and local site levelling. Approved

07/00828/FUL Validation Date: 17.08.2007 Part retention of, part erection of barn following demolition of existing barn. Approved

07/01221/FUL Validation Date: 28.11.2007 Erection of extension to existing barn following part demolition. Withdrawn

619556 Validation Date: 07.02.1994 Erection of new pitched roof to farmhouse. Approved

08/00333/FUL Validation Date: 07.04.2008 Erection of agricultural building following part demolition and part refurbishment of existing barns. (Retrospective) Withdrawn

08/00519/FUL Validation Date: 23.05.2008 Installation of a 2.3 high fence and entrance gate to existing farm track Refused

08/00629/FUL Validation Date: 30.06.2008 Erection of agricultural building following part demolition and part refurbishment of existing barns. (Retrospective) (No Decision – Application Currently Under Consideration)

Appeal Appeal against Earthworks and Building Development On Validation Date: Site 16.05.2008

2 RELEVANT PLANNING POLICIES

Key to abbreviations BSP Berkshire Structure Plan 2001 – 2016

BFBLP Borough Local Plan BFBCS Core Strategy Development Plan Document (Submission) RMLP Replacement Minerals Local Plan WLP Waste Local Plan for Berkshire

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SPG Supplementary Planning Guidance SPD Supplementary Planning Document

RPG Regional Planning Guidance RSS Regional Spatial Strategy (also known as the South East Plan)

PPG (No.) Planning Policy Guidance (Published by DCLG) PPS (No.) Planning Policy Statement (Published by DCLG) MPG Minerals Planning Guidance DCLG Department for Communities and Local Government

Note: The BSP and the BFBLP contain some policies with the same title, e.g. EN1. In such cases, the policy will be suffixed with an “_S” for the BSP and an “L” for the BFBLP, e.g. EN1_S, EN1L..

Plan Policy Description (May be abbreviated)

BSP DP3 Green Belt

BFBLP EN20 Design Considerations In New Development

BFBLP GB1 Building In The Green Belt

BFBCS CS7 Design

BFBCS CS9 Development on Land Outside Settlements

3 CONSULTATIONS (Comments may be abbreviated)

Winkfield Parish Council

Recommend refusal -

1. The proposal represents inappropriate development in the Green Belt. The "existing farm track" mentioned in the plans was a soakaway in the previous retrospective planning application for the new landscaping. 2. This was not an existing entrance and the development has resulted in the loss of significant, 50 year old hedges which contributed to the character and appearance of the area as well as destroying wildlife habitat. 3 The proposal would generate additional traffic onto Nuptown Lane which is substandard in respect of road width and would result in an increased risk of accidents to road users. 4. The cumulative nature of the proposed development when added to the other development on site materially alters the character of the property and its surrounds within this Green Belt area. 5. The applicant has not provided sufficient information to evaluate the proposed use of the access. 6. We are concerned that this application is being considered when the whole site is currently subject to enforcement and appeals. We request a deferment until the outcome of other applications has been decided.

4 REPRESENTATIONS

21 objections have been received stating the following concerns:-

- The gates and newly built access will cause highway safety concerns as there could be conflict between large vehicles entering and/or existing the site and dog walkers,

Planning & Highways Committee 18th September 2008

horse riders and vehicles using the Lane. [Officers comments: The gates and the access do not form part of this submission as they do not require planning permission for the reasons stated in the officer’s report. However as the gates would be set back 10m from the edge of Nuptown Road there would be sufficient room for large farm vehicles to exit the lane and wait should the gates be shut]

- The gates and hedging are considered inappropriate in the Green Belt setting to the detriment of the open, rural and undeveloped character of the area. [Officers comments: The gates and hedging for the reasons stated in the officer’s report do not require planning permission. However as the gates would be there as a result of the gate posts it is considered reasonable to condition the materials used so that the gates appear sympathetic to the rural setting]

- There are gates currently present where the proposed gates would be located. [Officers comments: The Borough Council is aware of the gates and hedging currently present at the entrance that is the subject of this application. They look not to require planning permission; however if when fully investigated they do then appropriate enforcement action will be taken should this be required]

- There is an inappropriate track present leading from the new entrance onto Nuptown Lane into the site. [Officers comments: The shale track was considered not to require planning permission due materials used which consist of shale and the method of which it has been laid]

5 OFFICER REPORT

Summary Of Key Aspects Of The Proposal (If Any)

This application is referred to the Planning and Highway Committee as more then 3 objections have been received.

1) PROPOSAL AND BACKGROUND

The applicant wishes to gain consent for erection of 2no. 2.1m high gate posts to accompany a set of 1.8m high timber five bar gates and associated hedging at an existing access onto Nuptown Lane. The access on to Nuptown Lane an un-classified road was recently created for the purposes of an Agricultural use and served a newly created shale track that was considered not to require planning permission due to the way it was constructed and the materials used. The creation of the new entrance on to Nuptown Lane was also considered not to require planning permission as it involved an un classified road known as Nuptown Lane. When creating the current access onto Nuptown Lane a previous access south-west of the application site was sealed off. The installation of a 1.8m high set of five bar gates is also considered not to require planning permission as they are set 10m back from the edge of Nuptown Lane and are therefore not immediately adjacent to the highway. Establishing hedging to either side of the entrance does not require planning permission.

2) THE SITE

Honeywood Farm is a farm with various outbuildings and a residential dwelling set within a 19.7 hectare plot. The site falls within the Green Belt as designated under the Bracknell Forest Borough Proposals Map. As such Nuptown Lane, an unclassified road, can be characterised as open, rural and undeveloped in character. There are

Planning & Highways Committee 18th September 2008

many examples of five bar gates in the area as would be expected in a rural location such as Nuptown.

3) PLANNING CONSIDERATIONS

(i) Principle of Development

The application site is located within an area designated under the Bracknell Forest Borough Local Plan as Green Belt where development is only acceptable in principle, subject to no detrimental impacts upon the open, rural and undeveloped character of the Green Belt.

(ii) Transportation Implications

The gates that are not part of this submission would be set back 10m from the edge of Nuptown Lane. This is considered to allow sufficient access to and from the site for farm vehicles. The gate post would not obstruct the access. Therefore the proposal would not result in any highway safety implications.

(iii) Impacts upon the character and appearance of the area

The 2.1m high gate posts if made of suitable materials and sympathetically stained would have no materially adverse impacts upon the open, rural and undeveloped character of the area.

(iv) Effect on the amenity of the neighbouring residential properties

The closest residential property is Nuptown House. The proposed 2.1m high gate posts would have no visual impacts upon any neighbouring amenity.

4) CONCLUSION

It is therefore considered that the proposal would have no materially adverse impacts upon the character and appearance of the Green Belt and any adjoining residential amenity as to warrant a refusal.

6 RECOMMENDATION

That the application be APPROVED subject to the following conditions:-

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 plans: 1283/01, 1283/02 and 1283/04 received by the Local Planning Authority on 30th July 2008. (or any plans or details subsequently agreed in writing by the Local Planning Authority as an amendment to the approved plans). REASON: To ensure that the development is carried out only as approved by the Local Planning Authority.

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03. No development shall take place until samples of the materials and staining that is to be used in the construction of the gate posts 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 Green Belt area. [Relevant Plans and Policies: Bracknell Forest Borough Local Plan Polices EN20 and GB1, Core Strategy Development Plan Document Polices CS7 and CS9 and Berkshire Structure Plan Policy DP3]

Summary Of Reason(s) For Decision:

The following development plan policies have been taken into account in determining this planning application:

Bracknell Forest Borough Local Plan: Policies EN20 and GB1, Core Strategy Development Plan Document: Polices CS7 and CS9 and Berkshire Structure Plan: Policy DP3. (Please note that this is not intended to be an exhaustive list).

The following material considerations have been taken into account:

The proposal is considered to comply with BFBLP Policies EN20 and GB1, CS Polices CS7 and CS9 and BSP Policy DP3. The proposal will not adversely affect the character of the building, neighbouring property or area or significantly affect the amenities of neighbouring property. The planning application is therefore approved.

Doc. Ref: Uniform 7/DC/Agenda

The application file to which this report relates can be viewed at the Council's Time Square office during office hours or online at www.bracknell-forest.gov.uk

Planning & Highways Committee 18th September 2008