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Land at Manor Farm Binfield Road Binfield Bracknell Berkshire Proposal: Erection of 24No

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Land at Manor Farm Binfield Road Binfield Bracknell Berkshire Proposal: Erection of 24No Unrestricted Report ITEM NO: 05 Application No. Ward: Date Registered: Target Decision Date: 12/01008/FUL Warfield Harvest Ride 3 January 2013 4 April 2013 Site Address: Land At Manor Farm Binfield Road Binfield Bracknell Berkshire Proposal: Erection of 24no. dwellings with vehicular access from Binfield Road, and associated parking, bin and cycle storage and open space following the demolition of existing outbuildings (resubmission, with amendments, of scheme originally submitted under reference 12/00596/FUL) Applicant: Millgate Homes Agent: (There is no agent for this application) Case Officer: Martin Bourne, 01344 352000 [email protected] Site Location Plan ( for identification purposes only, not to scale ) © Crown Copyright. All rights reserved. Bracknell Forest Borough Council 100019488 2004 Planning Committee 23rd May 2013 1 RELEVANT PLANNING HISTORY (If Any) 12/00596/FUL Validation Date: 25.07.2012 Erection of 24 dwellings with vehicular access from Binfield Road, and associated parking, bin and cycle storage and open space following the demolition of existing outbuildings. Refused 2 RELEVANT PLANNING POLICIES Key to abbreviations BFBCS Core Strategy Development Plan Document BFBLP Bracknell Forest Borough Local Plan RMLP Replacement Minerals Local Plan WLP Waste Local Plan for Berkshire SPG Supplementary Planning Guidance SPD Supplementary Planning Document MPG Minerals Planning Guidance DCLG Department for Communities and Local Government NPPF National Planning Policy Framework Plan Policy Description (May be abbreviated) BFBLP EN1L Protecting Tree And Hedgerow Cover BFBLP EN2L Supplementing Tree And Hedgerow Cover BFBLP EN3L Nature Conservation BFBLP EN8L Dev On Land Outside Settlements BFBLP EN14 River Quality BFBLP EN20 Design Considerations In New Development BFBLP EN22 Designing For Accessibility BFBLP H5L New Dwellings Outside Settlements BFBLP H8L Affordable Housing BFBLP H14 Accessible Housing BFBLP M4L Highway Measures New Development BFBLP M8 Public Transport BFBLP M9 Vehicle And Cycle Parking BFBLP R4 Provision Of Open Space Of Public Value BFBLP M6 Cycling And Walking BFBCS CS1 Sustainable Development Principles BFBCS CS2 Locational Principles BFBCS CS5 Land north of Whitegrove and Quelm Park BFBCS CS6 Limiting the Impact of Development BFBCS CS7 Design Planning Committee 23rd May 2013 BFBCS CS8 Recreation and Culture BFBCS CS9 Development on Land Outside Settlements BFBCS CS10 Sustainable Resources BFBCS CS12 Renewable Energy BFBCS CS14 ThamesBasinHeaths SpecialProtectionArea BFBCS CS15 Overall Housing Provision BFBCS CS16 Housing Needs of the Community BFBCS CS17 Affordable Housing BFBCS CS23 Transport BFBCS CS24 Transport and New Development 3 CONSULTATIONS (Comments may be abbreviated) The Environment Agency No objection to the proposal subject to the imposition of a number of conditions in relation to flood risk and biodiversity. Berkshire Archaeology No objection subject to imposition of a condition to investigate the site for archaeological remains prior to or during development. Environmental Health and Safety No objection subject to imposition of a condition to secure Working Method Statement to control the environmental effects of the demolition and construction work. Conservation Officer Comments included in report. Transportation Officer No objection subject to conditions and S106 agreement to secure contributions. Warfield Parish Council Recommend refusal: 1. The formation of a new access in close proximity to the access to Jocks Lane Recreation Ground, which is already a very well-used and busy public amenity, would result in conflicting vehicle movements which would adversely affect the safety and flow of traffic on Binfield Road. 2. Binfield Road is already busy and the additional traffic which would be generated by this proposal would exacerbate the situation. 3. The proposed development will place additional stress on the local school, Meadowvale Primary School, which is already oversubscribed. Planning Committee 23rd May 2013 4. The flood risk assessment is flawed because the information from the Environment Agency contains only anecdotal information about the floods of the 20th July 2007. The flood level on this occasion exceeded the area designated 3A and spread beyond this in numerous locations between Malt Hill and Westley Mill. This implies that the area considered to be at risk of a 1 in 100 event is actually flooded much more frequently. 5. Removal of the existing drainage ditch on the southern and eastern edges of the site, which provides drainage to both the proposed site and to an existing development to the south of the site (Manor Close), is unacceptable and must be retained. 6. There is a known bat roost under Frampton Bridge and the proposed development would result in loss of prime foraging and roosting land, and could therefore be detrimental to the bat population and result in loss of biodiversity. 7. The proposed development may disturb the local badger sett, which in turn could result in loss of biodiversity. 8. The local wildlife in the area proposed for new SANG/POS could be disturbed by, for example dog-walkers, and so could result in loss of biodiversity. 9. The loss of trees to the front of plots 1 and 2, and to the rear of plots 3 and 5 will adversely affect local wildlife and result in loss of biodiversity. Royal Berkshire Fire and Rescue Service This authority can confirm that there is a possible requirement for hydrant provision on this site, however until we are provided with more detailed water mains layout plan we are unable to comment further. Access requirements for fire fighting are to meet the functional requirements the Building Regulations 1991 and the relevant provisions of the Berkshire Act. It should be noted that any gates required for emergency access should provide a minimum 3.1m clear opening. The layout plans provided have not been reviewed for fire safety provisions. This is the responsibility of your Building Regulations Department or Approved Inspector, in consultation with Authority as part of a Building Regulations submission. 4 REPRESENTATIONS 8 letters/emails have been received objecting to the application for reasons which may be summarised as follows:- - concerns about flooding due to high water table/slow drainage compounded by previous removal of vegetation - impact of extra traffic on Binfield Road which is already congested at peak times - road will also get busier if more development takes place north of Bracknell as planned - it is already difficult to cross/drive out on to - effect on road safety - particularly with regard to young children going to and from Jocks Lane play area - impact on living conditions of occupants of adjoining properties from light pollution, noise pollution, disturbance, overlooking and flooding - harmful impact on wildlife - setting of Manor Farm house needs to be respected - outbuildings form part of an attractive vista - extra pressure on local facilities such as school, transport and community services - houses do not seem to be the type that first-time buyers could afford Planning Committee 23rd May 2013 A representation was received supporting the provision of access from the Anneforde Place Play Area and the proposed circular route for walkers. The bund at the eastern end of the site should be removed to allow this to happen. 5 OFFICER REPORT SUMMARY OF KEY ASPECTS OF PROPOSAL Proposed site area (ha): 1.68 ha Proposed number of residential units: 24 Proposed density (residential): 14 dph (gross), 23 dph (net) This application is reported to committee as more than 3 objections have been received. Its consideration was deferred at the meeting on 25 April so that clarification could be sought as to the Environment Agency's views on development within the 8m wide buffer zone alongside the River Cut. This matter is addressed in Section (iv)(2) in the paragraph headed 'The Cut'. In the Recommendation the wording of the section dealing with matters to be covered by planning obligations and condition 27 have been amended. i) PROPOSAL Full planning permission is sought for the erection of 24no. dwellings consisting of:- 2 x one bedroom flats, 2 x two bedroom flats, 1 x two bedroom house and 1 x three bedroom house in a single building adjacent to Binfield Road on the western edge of the site - these dwellings are proposed to be affordable. The flats are about 10.0m tall and the houses about 9.0m. 7 x three bedroom houses and 11 x five bedroom houses. These houses are proposed on the centre/south of the site. They will all be two-storey with maximum heights between 9.0 and 9.4m. Vehicular access to the development is proposed by way of the improvement of an existing access on the east side of Binfield Road some 28m north of the junction of Binfield Road with Jocks Lane (to the west). An access road is proposed running from this access eastwards across the site serving proposed dwellings. Most of the houses have on-plot parking. A parking court is proposed to serve the affordable flats and houses. This also accommodates a cycle and bin store. Nine visitor spaces are proposed, four in the parking court and the others accessed directly from the access road. The northern and eastern part of the site is proposed as a new suitable alternative natural green space (SANG)/POS area (0.64ha). Paths are proposed running across this area linking the new access road with the northern and eastern boundaries of the site. The location of a new footbridge over The Cut is shown although this is largely off-site. Planning Committee 23rd May 2013 ii) SITE The site, which has an area of about 1.7 ha, is bounded to the west by the B3018 Binfield Road beyond which lies the Jocks Lane recreation ground. Manor Farm, a listed building, lies to the north-west with its retained grounds bounded by The Cut, a watercourse, to the north. The remainder of the site's northern boundary is formed by The Cut, to the north of which lies Garth Meadow POS on land which rises up to Harvest Ride.
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