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Development No Weeks on Parish Ward Council Management Day of Application1 Ref No Committee Major F1200911388 711 3 Barkham

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Development No Weeks on Parish Ward Council Management Day of Application1 Ref No Committee Major F1200911388 711 3 Barkham Development No weeks on Parish Ward Council Management day of Application1 Ref No committee Major F1200911388 711 3 Barkham, Barkham, development Finchampstead Finchampstead proposal North Applicant Wokingham Borough Council Location Land opposite Rooks Nest Farm, Barkham Ride, Finchampstead Proposal Change of use of land from agriculture to Public informal Open space for the purposes of Suitable Alternative Natural Greenspace (Class D2 assembly and leisure use) and associated development including access, car park, footpath network and landscaping. Type Full PS Category' 6 all other largescale major developments Officer Emy Circuit FOR CONSIDERATION BY Planning Committee on 19.08.2009 REPORT PREPARED BY Head of Development Management SUMMARY The application is for the change of use of 18.5 hectares of agricultural land to informal recreational use. The proposal also includes provision of a car park, a network of footpaths and fencing to support the proposed use. The application has recently been amended to exclude an area to the east adjacent to Gilbert Way and Booth Drive that is existing open space. The intention is for the Council to use the facility as a SANG (Suitable Alternative Natural Greenspace). The provision of SANGs is part of a strategy to prevent new development having an unacceptable impact on the habitats of internationally important bird species, which have been designated as a Special Protection Area. Without such provision new residential developments cannot be permitted within 5km of the Special Protection Area and this has implications for the Council's ability to deliver new housing in line with the strategy set out in the Submission Core Strategy. Whilst the purpose of the recreation space is important for the strategy, in planning terms the landscape implications are the main issues and the role of the land as a SANG is a benefit of the scheme to wider policy objectives. PLANNING STATUS Countryside Green Gap Brook Farm Meadow Wildlife Heritage Site (wet rushy grassland) lies within the site The woodland copse at Gilbert Way is subject to a Tree Preservation Order (TPO 67411 994) Part of the site is liable to flooding (Flood Zone 2) Known badger setts in the vicinity RECOMMENDATION GRANT PLANNING PERMISSION subject to the following conditions: 1. The development hereby permitted shall be begun before the expiration of three fears from the date of this permission. 2. This permission is in respect of the "Location Map", " Barkham Farms SANG Site 3oundaryUreceived 6/08/09 and Drawing Nos 239.0015.SKl Rev PI and 481BR01 -eceived by the Local Planning Authority on 8 July 2009; and "Landscape SchemelLayout (indicative)" dated 6/08/09 and Drawing 239.0015.200 Rev P2 received ,y the Local Planning Authority on 22 July 2009. The development hereby permitted shall be carried out in accordance with the approved details unless otherwise agreed in ~ritingby the Local Planning Authority. 3. Development shall not commence until a habitat management plan has been submitted to and approved in writing by the Local Planning Authority. The plan shall nclude: ) Description and evaluation of the features to be managed; i) Ecological trends and constraints on the site that may influence management; ii) Aims and objectives of management; v) Appropriate management options for achieving aims and objectives; v) Prescriptions for management actions; ti) Preparation of a work schedule (including a 10 year project register, annual work plan and the means by which the plan will be rolled forward annually); vii) Personnel responsible for implementation of the plan; and viii) Monitoring and remediallcontingencies measures triggered by monitoring. The plan shall be carried out as approved, unless otherwise agreed in writing by the Local Planning Authority. 4. No development (including site clearance) shall take place until full details of a badger contingency plan have been submitted to and approved in writing by the local planning authority. The plan shall include : (a) Surveys of the established badger tracks by an agreed expert; and (b) Details of appropriate mitigation measures should such tracks that are present cross any of the proposed fencing. The plan shall be carried out as approved, unless otherwise approved in writing by the local planning authority. 5. Before any other part of the development hereby permitted is commenced, the vehicular access proposed shall be formed and provided with visibility splays shown on the approved drawing number 239.0015.SKl. The land within the visibility splays shall be cleared of any obstruction exceeding 0.6 metres in height and maintained clear of any obstruction exceeding 0.6 metres in height at all times. 6. The use hereby permitted shall not commence until the vehicle parking and turning space has been provided in accordance with the approved plans, unless otherwise agreed in writing by the Local Planning Authority. The vehicle parking shall not be used for any other purpose other than parking and the turning space shall not be used for any other purpose other than turning. 7. The use hereby permitted shall not commence until the access and car park have been constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority. 8. Prior to the commencement of development bicycle parking details shall be submitted to and approved in writing by the Local Planning Authority and shall be implemented as approved. 9. No gates shall be erected at the vehicular access from Barkham Ride except in accordance with details which have been submitted to and approved in writing by the Local Planning Authority. 10. No development shall commence until details of the footpath network within the public open space shall be submitted to and approved in writing by the local planning authority. The approved details shall be implemented prior to the first use of the development and be retained at all times in the future. 11. No development shall commence until details of improvements to the linkages with the footpath network along Barkham Ride have been submitted to and approved in writing by the local planning authority. The approved details shall be implemented in accordance with a timescale to be agreed and retained all times in the furture. 12. a) The works to comply with condition 10 shall not commence until a methodology for construction of the paths and a scheme (herein called the Approved Method statement for Arboricultural Works scheme) which provides for the retention anc protection of trees, shrubs and hedges growing on or adjacent the path has been submitted to and approved in writing by the Local Planning Authority; no development 01 other operations shall take place except in complete accordance with the approved protection scheme. b) No operations shall commence on site in connection with construction of the path (including any tree felling, tree pruning, soil moving, or any other operation involving use of motorised vehicles or construction machinery) until the tree protection works required by the approved scheme are in place on site. c) No excavations for services, storage of materials or machinery, parking of vehicles, deposit or excavation of soil or rubble, lighting of fires or disposal of liquids shall take place inside an area designated as being fenced off or otherwise protected in the approved scheme. d) The fencing or other works which are part of the approved scheme shall not be moved or removed, temporarily or otherwise, until all works including external works have been completed and all equipment, machinery and surplus materials removed from the site, unless the prior approval of the Local Planning Authority has first been sought and obtained. 13. No development shall take place until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority. These details shall include, as appropriate, proposed finished floor levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (e.g. furniture, refuse or other storage units, signs, lighting, external se~ices,etc). Soft landscaping details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbersldensities where appropriate, and implementation timetable. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved. 14. Before the use hereby permitted is commenced details of all fencing and other means of enclosure shall first be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first use of the site or phased as agreed in writing by the Local Planning Authority. The scheme shall be maintained in the approved form for so long as the development remains on the site. 15. Before the development hereby permitted commences a landscape management plan, including long term design objectives, management responsibilities, timescales and maintenance schedules for all landscape areas, other than privately owned, domestic gardens, shall be submitted to and approved in writing by the Local Planning Authority. The landscape management plan shall be carried out as approved. 16. Prior to commencement of the use of the site as a public open space a strategy for management of waste including dog faeces shall be submitted to and approved in writing by the Local Planning Authority and the approved strategy shall be operated in perpetuity.
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