ITEM NO: 5 Application No. Ward: Date Registered: Target Decision Date: 09/00287/FUL And 29 May 2009 24 July 2009 Cranbourne Site Address: Brockhill House Winkfield Row Proposal: Demolition of Brockhill House and erection of detached six bedroom house with detached triple garage with store above. Applicant: Mr Edward Cooper Agent: Chris Keen Case Officer: Margaret McEvit, 01344 352000 [email protected]

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

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1 RELEVANT PLANNING HISTORY (If Any)

07/00450/OUT Validation Date: 04.05.2007 Outline application (including details of layout and access) for the erection of a detached dwellinghouse and a detached building comprising 5no. flats following the demolition of 5no. cottages and various non-residential buildings, the removal of a mobile home and the relocation of a clubhouse. Approved

09/00285/FUL Validation Date: 02.05.2009 Erection of detached four bedroomed house (forming manager's house) and 5 no. terraced cottages (3 no. three bedroom and 2 no. two bedroom) with associated parking and re-siting of clubhouse following the demolition of five no. cottages, various non-residential buildings and the removal of a mobile home. (No Decision – Application Currently Under Consideration)

2 RELEVANT PLANNING POLICIES

Key to abbreviations

SEP The South East Plan BFBCS Core Strategy Development Plan Document BFBLP Borough Local Plan RMLP Replacement Minerals Local Plan WLP Waste Local Plan for Berkshire

SPG Supplementary Planning Guidance SPD Supplementary Planning Document 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 SEP and the BFBLP contain some policies with the same title, e.g. H3. In such cases, the policy will be suffixed with an “SEP” for the SEP and an “L” for the BFBLP, e.g. H3SEP, H3L.

Plan Policy Description (May be abbreviated)

BFBLP EN1L Protecting Tree And Hedgerow Cover

BFBLP EN2L Supplementing Tree And Hedgerow Cover

BFBLP EN8L Dev On Land Outside Settlements

BFBLP EN20 Design Considerations In New Development

BFBLP H6L Existing Dwellings Outside Green Belt

BFBLP M9 Vehicle And Cycle Parking

BFBCS CS1 Sustainable Development Principles

BFBCS CS7 Design

BFBCS C9 Protect and Enhance Landscape Features

BFBCS CS10 Sustainable Resources

BFBCS CS12 Renewable Energy

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3 CONSULTATIONS (Comments may be abbreviated)

Transportation Officer

No objection subject to conditions.

Tree Officer

Tree protection scheme submitted is not acceptable. This can be overcome through conditions.

Biodiversity Officer

Ecological surveys received but further great crested newt surveys required in 2010 – to be conditioned. Development not directly affecting ponds on site and development will be further away from the pond than existing buildings on the site.

The Environment Agency

No Objection subject to condition.

Winkfield Parish

Observations: That if Bracknell Council were minded to allow this application the conditions should be in place that there can be no alienation of the triple garage from the main house and it cannot be converted into habitable accommodation in the future.

4 REPRESENTATIONS

4 letters have been received raising the following material considerations: Brockhill House is a very old property which formerly formed part of a larger estate in the village. It should be listed or at the very least photographed and researched before demolition. The garages should not be permitted to be converted to residential units or separated from the main house.

5 OFFICER REPORT

SUMMARY OF KEY ASPECTS OF PROPOSAL

Proposed site area (ha):35 Proposed number of residential units:1 Proposed density (residential): 0.02 dph

i) PROPOSAL

This full application proposes the demolition of the main house and its annex and the erection of a detached three storey house with a detached triple garage. The proposed house is positioned approximately 20m south of the existing main house, with the triple garage positioned immediately behind vegetation along the front boundary of the site with Winkfield Row. The house is 11 metres in height with the garage building approximately 6m in height. The access drive to the house is extended to the triple garage to allow for access and turning.

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ii) SITE

The site forms part of Brock Hill House estate which comprises Brock Hill House, a large 2/3 storey house with a self contained annex and 5 self contained cottages attached, various sheds and a workshop, a clubhouse, stable blocks, dressage area, a mobile home and extensive areas of open land. The stable blocks house a large number of stables as commercial livery/stables. The site has 2 vehicular access points onto Winkfield Road. The site measures approximately 35ha.

Planning permission was granted in 2007 (07/00450/OUT) for an outline application (including details of layout and access) for the erection of a detached dwelling house and a detached building comprising 5no. flats following the demolition of 5no. cottages and various non-residential buildings, the removal of a mobile home and the relocation of a clubhouse. A full application has also recently been submitted to provide 5 cottages in place of the flats and to erect a manager’s house and relocate the clubhouse (09/00285/FUL). The footprints of these buildings are as approved under the outline planning permission 07/00450/OUT.

iii) PLANNING CONSIDERATIONS

(1) Principle of Development

The site is on land outside the settlement area as defined in the Bracknell Forest Borough Local Plan BFBLP. Policy EN8 of the BFBLP states that the countryside will be protected for its own sake and development will be permitted "only where it would not adversely affect the character, appearance or function of the land, would not damage its landscape quality and, where conspicuous from the Green Belt, would not injure the visual amenities of the Green Belt."

Development which may be permitted in the countryside under policy EN8 includes (iii) minor extensions to, replacement of, or subdivision of, existing buildings, subject to criteria defined in policies EN16, EN17, EN22, and H6.

Policy H6 of the BFBLP permits the replacement of existing dwellings on a one for one basis provided that development would not adversely affect the character of the area, cause highway problems or environmental or other harm.

Policy CS9 of the Core Strategy Development Plan Document (CSDPD) seeks to protect land outside settlements for its own sake particularly from development that would adversely affect the character, appearance or function of the land.

Land immediately to the north of the site is within the Green Belt with land immediately south and adjoining the site being within a settlement area.

The proposed house is to be positioned approximately 20m to the south of the existing Brock Hill House, within the garden area of the existing house. Although the footprint of the house is being moved, it is not considered that this will have an adverse effect on the character of this countryside area. The boundary is well treed and includes extensive areas of vegetation which act to screen buildings on the site. The proposed house will be within the curtilage of the existing house and is positioned to relate well to the 5 flats and the manager’s house which were permitted under application 07/00450/OUT. By moving the position of the main house, the house retains a larger area of private garden area around it. In its original position the main house would be very close to the permitted 5 flats with all garden areas to the rear of the house. The

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garden area in this current application is now on 3 sides of the property, which is considered to be more appropriate to a large house in a rural area.

Policy H6 seeks to ensure that if replacement dwellings are larger than the existing they do not harm the rural character of the countryside. The proposed house has an increase in floor space of approximately 27% over the existing house. Both the original and the proposed replacement house are 3 storeys in height, with the second floor within the roofspace. The increase in floorspace is not considered to result in a property that will harm the rural character of the area. The existing house is a substantial property, and its replacement will be of a similar scale. Given the size of the site, the scale of other buildings currently on the site, and the size of the 6 replacement units adjacent to the house which have been granted planning permission, the resulting house is considered to be appropriate as the main building on the estate as a whole.

The site adjoins the Green Belt to the north of the site approximately 160 metres from the proposed buildings with intervening buildings permitted under application 07/00450/OUT. Land to the east of the site is within the ownership of the applicants, but forms part of the stables which are to form an independent planning unit. This land is open and a public footpath to the east forms part of the eastern boundary. The new buildings are not considered likely to be visible from land outside the site. The distance to the public footpath is some 300 metres.

(2) Transport Considerations

a) Access and Visibility

The site is located on Winkfield Row which has a 40mph speed limit. Access to the site already exists.

b) Parking Requirements

A new garage and parking in front are to be provided. The new garage must comply with current standards (9m x 6m) internal.

c) Vehicle Movements / per day:

The development will generate approximately 9 vehicle movements per day. The net effect will be negligible as the existing house on the site is being replaced.

(3) Impact upon the Character and Appearance of the Area

A Design and Access Statement has been submitted with the application. In considering the architectural style of the house the applicant has sought to design a property with elements of early twentieth century country houses such as those designed by Sir Edwin Lutyens. The existing house is not considered to be of significant architectural interest, being much altered and extended over the years.

In essence, the roof pitches reflect the style of the existing house, but gables have been included on the front and rear elevations. On the front of the house a glazed feature extending to the ground and first floor is shown which serves the entrance hall and first floor landing area. Chimneys are shown on both the front and rear elevations. The materials are to be brick with tile hanging on the gables, a tiled roof and a stone course. The style and materials are considered to be appropriate within this rural area.

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The replacement house will be viewed in context with the 5 cottages and the manager’s house submitted under application 09/00285/FUL. The main house will be the prominent building on the site in terms of scale, grandeur and its more prominent position in relation to Winkfield Row. The submitted plans show the cottages and house with compatible styles using red brick, timber cladding to the upper floors of the cottages and slate roofs. The buildings are within the grounds of Brock Hill House and it is considered to be appropriate for the design of the buildings to reflect that all 3 buildings will be viewed as a group within the larger Brock Hill estate and that the main house is viewed as the significant building on the site with the cottages and then the manager’s house reducing in visual importance and therefore in size and scale.

Four letters have been received raising concerns over losing old properties in the area. It is believed by local residents that Brockhill House was formerly a large estate which should be listed, or at the very least photographed and researched before it is lost. The property is not statutorily listed and the site does not appear on the list of historic parks and gardens. Although an older property in the area, there are no statutory restriction on its demolition.

(iv) PROVISION OF INFRASTRUCTURE AND SERVICES

There is no net increase in residential units, so no contributions towards improved local services are considered to be necessary.

(v) FLOOD RISK

The site is shown within a river corridor on the BFBLP proposals Map. Under policy EN14, permission will not be granted for development in a river corridor which would have an adverse effect on nature conservation, fisheries or the open character of the landscape. The proposal is considered to be acceptable in terms of policy EN14. The Environment Agency has been consulted on this application, and following the submission of a flood risk assessment, has no objection to the application subject to a condition relating to drainage.

(vi) ECOLOGICAL ISSUES

An ecological survey and a bat survey have been submitted with this application. The site includes a pond within the garden area of the main Brock Hill House and the ecological survey identifies the need for further Great Crested Newt surveys to be carried out next year before any development, including site clearance and demolition work starts to establish that Great Crested Newts are not present in the pond. The Council’s biodiversity officer has indicated that in this case, a condition preventing development from starting until further Great Crested Newt surveys have been carried out and if required, any mitigation measures agreed would be acceptable. No works are proposed on the pond and the development would result in the house being positioned further away from the pond than the existing house. These factors increase confidence that if Great Crested Newts are present, no adverse impact is likely and that suitable mitigation measures can be accommodated within the existing site layout.

(vii) CONCLUSION

This application proposes an increase in floorspace over the existing Brock Hill House and the building is to be re-positioned within the current main house’s garden area. In terms of the effect on the character of the area, the propped house is not considered likely to have an adverse effect on the rural area. The house will be well positioned in relation to the 5 flats and manager’s house already granted outline planning permission

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on the adjoining site within the Brock Hill estate. A full application has also been recently submitted to replace the 5 flats with 5 cottages in a courtyard arrangement and erect a manager’s house. The main house also relates well to that proposal. The design of the house is considered to be appropriate to the area, with brick, stone and slate used to reflect the local area. The design of the house is acceptable for this large estate and will be in keeping with its rural setting. The main house will appear as the main building on the estate, but will be suitably screened by trees and vegetation along the Winkfield Row boundary.

A condition has been proposed which requires that the garages must be retained as such and cannot be used for other purposes without the agreement of the local planning authority. This should overcome the concerns of Winkfield Parish Council that the garages could be converted into independent residential accommodation.

In terms of the letters of representation received from local residents, although the existing property may have some local interest, it is not statutorily listed and is not considered to have significant architectural interest.

The application is considered to be acceptable.

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 approved plans and other submitted details received by the Local Planning Authority on 13 May 2009, 21May 2009, 29 May and 30 July 2007 2385 -7975 - MH-01C, 02D, 10A, 11A, 12A, 13, 14A, 15A, 16A, 17A, 18A, 19, 7975-TS-02 (WINK)-q), 7975-ss-01 (0232-01) 2385-03B, 05B,08A

03. No development shall take place until samples of the materials to include bricks, roof materials, timber cladding and stone work 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. The existing dwelling house (Brockhill House) shown to be demolished on plan 08A shall be demolished before the earliest of the following dates: a) the date one calendar year following the commencement of building operations in respect of the dwelling house hereby approved: b) the date one calendar month following the first occupation of the approved dwelling house. REASON: In the interests of visual amenities and the need to protect and maintain the open character of the countryside. [Relevant Plans and Policies: BFBLP H6]

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05. All existing trees, hedgerows and groups of mature shrubs shown to be retained on the approved drawings shall be protected by 2.3m high (minimum) protective barriers, supported by a metal scaffold framework, constructed in accordance with Section 9 (Figure 2) of British Standard 5837:2005, or any subsequent revision. The development shall be carried out in accordance with the approved drawings. 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. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

06. The protective fencing and other protection measures specified by condition 05 shall be erected in the locations agreed in writing by the Local Planning Authority prior to the commencement of any development works, including any initial clearance, and shall be maintained fully intact and (in the case of the fencing) upright, in its approved locations at all times, until the completion of all building operations on the site (unless agreed otherwise in writing by the Local Planning Authority). Where phased protection measures have been approved, no works shall commence on the next phase of the development until the protective fencing barriers and other protective measures have been repositioned for that phase in full accordance with the approved details. No activity of any description must occur at any time within these areas including but not restricted to the following: - a) No mixing of cement or any other materials. b) Storage or disposal of any soil, building materials, rubble, machinery, fuel, chemicals, liquids waste residues or materials/debris of any other description.

c) Siting of any temporary structures of any description including site office/sales buildings, temporary car parking facilities, porta-loos, storage compounds or hard standing areas of any other description. d) Soil/turf stripping, raising/lowering of existing levels, excavation or alterations to the existing surfaces/ ground conditions of any other description.

e) Installation/siting of any underground services, temporary or otherwise including; drainage, water, gas, electricity, telephone, television, external lighting or any associated ducting. f) Parking/use of tracked or wheeled machinery or vehicles of any description.

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. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

07. The development shall not be begun until a scheme depicting hard and soft landscaping has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include a 3 year post planting maintenance schedule. 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

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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, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of good landscape design and the visual amenity of the area. [Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]

08. No development shall commence until details of a scheme of walls, fences and any other means of enclosure has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented in full before the occupation of any of the buildings approved in this permission or as may otherwise be agreed in writing by the Local Planning Authority. REASON: In the interests of the visual amenities of the area and to safeguard existing retained trees, hedges and shrubs. [Relevant Plans and Policies: BFBLP EN20, Core Strategy DPD CS7]

09. No development shall take place until details showing the slab level of the buildings in relation to a fixed datum point and the neighbouring dwelling at Brock Hill House have been submitted to and approved in writing by the Local Planning Authority. The development shall be constructed in accordance with the approved drawing. REASON: In the interests of the character of the area. [Relevant Plans and Policies: BFBLP H6, EN20]

10. The development shall not be begun until a Sustainability Statement demonstrating how the development meets current best practice standards in the sustainable use of natural resources has been submitted to and approved in writing by the Local Planning Authority. The Statement shall include either a Design Stage Report and BRE Interim Certificate or a pre-assessment estimator carried out by an independent assessor licensed by the Building Research Establishment demonstrating that the development meets a minimum standard of Level 3 of the Code for Sustainable Homes or a “Very Good” or “Excellent” BREEAM rating. The development shall be implemented in accordance with the Sustainability Statement and shall be retained in accordance therewith unless the Local Planning Authority gives prior written consent to any variation. REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

11. The development shall not be occupied until a Post Construction Review Report carried out by an independent assessor licensed by the Building Research Establishment and a Final Code Certificate has been submitted to the Local Planning Authority which demonstrates that the development has been constructed to meet a minimum standard of Level 3 of the Code for Sustainable Homes or a “Very Good” or “Excellent” BREEAM rating. REASON: In the interests of sustainability and the efficient use of resources.

[Relevant Policy: Core Strategy DPD CS10]

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12. 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 that a proportion of the development’s energy requirements will be provided from on-site renewable energy production (which proportion shall be 10% unless otherwise agreed in writing by the Local Planning Authority). The buildings thereafter constructed by the carrying out if the development shall be in accordance with the approved assessment and retained in accordance therewith, unless the Local Planning Authority gives prior written consent to any variation.

REASON: In the interests of the sustainability and the efficient use of resources.

[Relevant Plans and Policies: CSDPD Policy CS12]

13. The development shall not exceed 1191 sq.m gross external floorspace. For the purposes of this condition gross external floorspace means the total floorspace comprised in a building measured to the outside of the external walls of the building. REASON: To ensure that the development is carried out only as approved by the Local Planning Authority in the interests of safeguarding the character of the area. [Relevant Plans and Policies: BFBLP H6, EN8, EN20]

14. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order with or without modification) no enlargement, addition, improvement or other alteration permitted by Classes [A, B, C, D and E] of Part 1 of the Second Schedule of the 1995 Order shall be carried out. REASON: The site is located outside of a settlement where strict controls over the form, scale and nature of development apply. [Relevant Policies:BFBLP EN8, Core Strategy DPD CS9]

15. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modification), no hard surface as permitted by Class F of Part 1 of the Second schedule of the 1995 Order shall be provided for any purpose incidental to the enjoyment of a dwelling house REASON: In the interests of the health of nearby trees [Relevant Policies: BFBLP EN1, Core Strategy DPD CS7]

16. 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]

17. Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the local planning authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is complete. REASON: In order to ensure the provision of adequate drainage works to serve the development. [Relevant Plans and Policies: none]

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18. The development (including site clearance and demolition) shall not be begun until:- (i) the site has been surveyed for the presence of Great Crested Newts; (ii) the survey has been submitted to and approved by the Local Planning Authority, and (iii) either the Local Planning Authority have agreed that no relocation of protected species is necessary or the relocation of an protected species has been achieved in accordance with mitigation and monitoring proposals previously submitted in writing to and approved by the Local Planning Authority. REASON: In the interests of nature conservation [Relevant Plans and Policies: CSDPD CS1]

19. The development (including site clearance and demolition) shall not be begun until:- (i) all the buildings/structures on the site and any trees to be felled have been further surveyed for the presence of bats, and (ii) the further survey has been submitted to and approved by the Local Planning Authority, and (iii) either the Local Planning Authority have agreed that no relocation of bats is necessary or the relocation of an bats has been achieved in accordance with mitigation and monitoring proposals previously submitted in writing to and approved by the Local Planning Authority. REASON: In the interests of nature conservation. [Relevant Plans and Policies: CSDPD CS1]

20. No development shall commence until a site specific method statement for the removal of all existing hard surfaced areas and structures of any other description, located within the minimum Root Protection Areas (RPA’s) of trees to be retained, has been submitted to and approved in writing by the Local Planning Authority. Details shall include: - a) A site plan identifying all areas where such work is to be undertaken. b) Reinstatement to soft landscape area including proposed ground de- compaction works. c) Timing and phasing of works. The Construction Method Statement shall be observed, performed and complied with. REASON: - In order to safeguard tree roots and thereby safeguard trees in the interests of the visual amenity of the area. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

21. No development (including any initial site-clearance works) shall commence until details of the foundation structure/s, of the approved building/s, so designed to minimise their adverse impact on tree roots, have been submitted to and approved in writing by the Local Planning Authority. Details shall be site specific and include: - a) An approved layout plan to 1:200 scale, showing the accurate trunk positions and branch spreads of existing retained trees in relation to the proposals. b) Layout and construction profile drawing/s. c) Engineering/ Arboricultural construction method statement. d) Implementation method statement including timing/ phasing of works. The foundation structure shall be implemented in full accordance with the approved details. REASON: - In order to safeguard tree roots and thereby safeguard trees considered worthy of retention in the interests of visual amenity of the area. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

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22. No development shall commence until: (i) a site layout plan of 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. The development shall be carried out in accordance with the approved site layout plan and the approved programme. REASON: In order to safeguard tree roots and thereby safeguard existing trees and other vegetation considered worthy of retention and to ensure new soft landscape planting areas are not adversely affected and can be used for their approved purpose, in the interests of the visual amenity of the area. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

23. No development shall take place until:

(i) details of all proposed alterations to the ground levels within the site within 5 metres of the minimum ‘Root Protection Areas’ calculated in accordance with BS 5837 (2005) recommendations (or any subsequent revision), for all existing retained trees within the site and on neighbouring land adjacent to the approved development. The details to include: a) Existing and proposed finished levels. b) Any proposed soil level re-grading in relation to existing retained trees, hedges and other vegetation. c) Proposed retaining structures required to address level differences adjacent to retained trees and hedges and other vegetation, and (ii) a programme and method of implementation have been submitted to and approved in writing by the Local Planning Authority.

The development shall be carried out in accordance with the approved site layout plan and the approved programme.

REASON: In the interests of safeguarding the long term health and survival of retained trees, hedges and other vegetation considered worthy of retention. [Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]

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 - • EN1 – which seeks to protect tree and hedgerow cover. • EN2 – which seeks to supplement tree and hedgerow cover. • EN8 – which only permits development on land outside settlements where it

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would not adversely affect the character, appearance or function of the land, and would not damage its landscape quality, or where conspicuous from the Green Belt, would not injure the visual amenities of the Green Belt. • EN20 – as it would be acceptable in terms of its impact upon the character of the area, and amenity of surrounding properties and adjoining area. • H6 – which permits replacement of existing dwellings, subdivision, and extensions of an existing dwelling or ancillary outbuilding in the countryside, (outside the Green Belt), where it would not adversely affect the character of the area, danger to the public highway. • M9 – which seeks satisfactory parking provision for vehicles and cycles.

Core Strategy Development Plan Document policies: • CS1 – which seeks to ensure that development makes efficient use of land and buildings, reduces the need for travel, promotes a mix of uses, conserves water and energy use, supports the economic wellbeing of the population, protects and enhances safety, natural resources, character of local landscape and historic and cultural features. • CS7 – which seeks to ensure that developments are of high quality design. • CS9 – which seeks to protect land outside of settlement for its own sake, particularly from development that would adversely affect the character, appearance or function of the land. • CS10 – which requires development proposals to be accompanied by a Sustainability Statement. • CS12 – which requires development proposals to be accompanied by an Energy Demand Assessment (Please note that this is not intended to be an exhaustive list).

The following considerations have been taken into account:

The proposal is considered to comply with BFBLP Policies EN1, EN2, EN8, EN20, H6 and M9 and CSDPD policies CS1, CS7, CS9, CS10 and CS12..

Third party representations were received on grounds that the proposal would result in the loss of a property which is important to the local area. These comments have been taken into consideration, however it is considered that the proposal would be in accordance with the development plan, and would not result in the loss of a statutorily listed building.

The proposal is considered to be acceptable in relation to impact upon the character of the area, neighbouring properties, biodiversity and highway safety. The 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

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