Slough Borough Council Planning Committee

Item No 5 Applic. No P/13448/001 Registration Date 11-Nov- Ward Cippenham Green 2005 Ref: Mrs. C. Applic Type: Major Lawrence 13 week date: 10th February 2006

Applicant Linden Homes Chiltern Ltd

Agent Lennon Planning 4, King Street Lane, Winnersh, Berkshire, RG41 5AS

Location Land at 39-41 Lower Cippenham Lane, And Rear Of 43, 45 And, 47, Lower Cippenham Lane, Slough

Proposal DEMOLITION OF 2NO. HOUSES AND ERECTION OF 4x. 2BED FLATS, 12x.2 AND 3BED HOUSES (OUTLINE)

Recommendation: Delegate to HPSP for S106

17th January 2006 Slough Borough Council Planning Committee

P/13448/001

1.0 SUMMARY OF RECOMMENDATION

1.1 Delegate to HPSP to approve subject to a Section 106 agreement to secure a financial contribution towards improvements on the local highway network.

PART A: BACKGROUND

2.0 Proposal

2.1 This is an outline application that proposes demolition of 39 and 41 Lower Cippenham Lane and the sub-division of gardens of 43-47 (odds) Lower Cippenham Lane and the erection of a building to accommodate 4 flats and 12 houses (10 x 3-bed and 2 x 2-bed). On the frontage of the site were no.39 currently sits, a single building to accommodate the flats is proposed. Details of the scale and massing of this building have been requested but to date, not submitted. It is anticipated that a gable fronted two storey building is proposed that reflects the design of the properties opposite at Lower Cippenham Lane. The access to this building is directly off Lower Cippenham Lane in the same position of the existing vehicular access to no. 39. Two car parking spaces are proposed on the frontage of the new building with the remaining parking to serve the flats being located off the access road to the houses at the rear of the site.

2.2 Access to the rear of the site is proposed by a new road which would run between the flats and 43 Lower Cippenham Lane. This access road leads to the houses that are located towards the bottom section of the site with their front elevations facing towards the rear of the remaining Cippenham Lane properties. This is with the exception of a pair of semi-detached houses that are located at 90-degree angle to the other properties. The side elevations of these properties are located very close to the boundary of the site with the new rear garden boundary of 45 and 47 Lower Cippenham Lane. The proposed houses are made of three pairs of semi- detached dwellings (total 6), one terrace of 3 properties and 3 detached houses. 20 communal car parking spaces are proposed in additional to parking to serve the 3 detached dwellings in a garage with a parking space in front.

2.3 The design of the properties is fairly traditional and with pitched roofs. The properties are residential in their detailing and fenestration.

17th January 2006 Slough Borough Council Planning Committee 3.0 Application site

3.1 The application site is No. 39 and 41 Lower Cippenham Lane and a section of the rear gardens of 43, 45 and 47 Lower Cippenham Lane. Lower Cippenham Lane is part of the older Cippenham Development and is now accessed by a new roundabout built as part of the Cippenham Sector Housing Development. The lane is made up of approximately 50 –60 houses of detached and semi- detached nature. The properties in the lane are generally at the larger end of the scale. Although the age of the properties vary these are predominantly 1920’s / 1930’s properties. A newer development has been built off Cippenham Lane at Autumn Close. To the south and west of the site is a more recent development built as part of Cippenham Sector. Directly to the south, the site is bound by Chalvey Ditch.

3.2 The site itself includes the houses and gardens of 39 and 41 Lower Cippenham Lane but also approximately half of the overall curtilage of the three properties at 43-47 (odd) Lower Cippenham Lane. These properties currently have rear gardens of some 50 metres. A number of trees are located in the rear gardens of these properties. These are mainly garden trees of an ornamental nature. However, four of the trees have been identified as worthy of protection including two Oak Trees on the boundary of No. 39 and 41, a Norwegian Spruce in the rear garden of 43 and a Sycamore at the rear of 47 Lower Cippenham Lane. These have been recently protected by an emergency Tree Preservation Order.

4.0 Site history

4.1 P/13448/000 – Demolition of one house and erection of 10 houses, access road and parking. At the meeting of the Planning Committee 14th December 2005 planning permission was refused for reasons relating to:

4.2 The proposal would constitute overdevelopment, would be unsustainable, would have an adverse traffic and highway impact, would be out of character with the local area by virtue of its design, density and layout, limited garden size and impact on the rural appearance of the local area, would lead to an overshadowing of local houses, would have an adverse impact on local wildlife and would adversely impact archaeological features on the site

5.0 Neighbour notification

5.1 1,2, 7 and 8 Autumn Close, 35-49 (odd) and 14-34 (even) 35-49 (odd) 1a, 2, 8, 65, 19, 54, 52, 56, 44, 1, 4, 46 Lower Cippenham Lane, 49, 51 and 53 Copse Close, 16 Plaines Close, 13-15 (odd) Nine Acres, 66 St Georges Crescent and a Guernsey resident consulted by letter. 18 letters of objection have been received

17th January 2006 Slough Borough Council Planning Committee from local residents in response to this specific application. However, a total of 31 letters have also been received in respect of the previous application for development. Objections have been made on the basis of the following:

• Character of lane will be lost • The type of dwellings are out of keeping with the area • Increased traffic • Insufficient parking provided • The position of footways in Lower Cippenham Lane will result in the lane not being wide enough for two way traffic. • The proposal will set an unacceptable precedent. • Cippenham has experienced enough development

• Loss of rural appearance for the lane

• Loss of on-street parking in the lane

• Increased noise • Loss of trees • Loss of wildlife • If development is to go ahead it should be a maximum of 5 houses • Overdevelopment • Strain on utilities • Danger to school children and people walking in the lane • Not everybody in lane has been consulted • Overlooking and lack of privacy • Protest to Government if the scheme goes ahead • Noise and disturbance and dust during construction • Increased living • The proposal is contrary to the Wildlife Trust principles as it is too close to a watercourse • An application for 8-14 Lower Cippenham Lane has already been received • Cippenham Lane is overcrowded

• This is a lane of large semi and detached houses of low

density

• The proposal is harmful to a setting of Cippenham Lane

• Increased pressure on amenities • Increased pollution from noise and cars • Increased fire hazard as this lane is too narrow for emergency vehicles • Loss of Hedgerows • The proposed garages will not be used resulting in additional on-street parking • The site is not designated in the Local Plan • No allocation of visitor parking • Bin men already have trouble accessing the lane

17th January 2006 Slough Borough Council Planning Committee • Impact on natural landscape • Plans do not reflect extensions to the existing properties • The roundabout at the end of the lane is already overloaded • The site notice is not displayed until late and there is a question over the consultation period. • The consultation has not been sufficient • Trees should be protected • The hamlet of Cippenham Lane should be retained

• Traffic problems in the vicinity will increase

• Overshadowing of Autumn Close properties

• Errors in the document to support the application • No plans were given to residents • Archaeological potential of the site • Proximity to the brook.

5.2 A meeting was held on 30/11/2005 between officers and representatives of East Lower Cippenham Lane (cul-de-sac) residents association. Officers discussed the processing of the planning applications and discussions centred on three points relating to density / infill, the character of the area and transportation issues.

6.0 Consultation

6.1 Environment Agency

6.1.1 The comments on the previous application for the erection of 10 units apply equally to this application. These are as follows: - No work should be undertaken within 8 metres of Chalvey Ditch. Conditions to remove permitted development rights and protect the water table are requested.

6.2 Highways/ Traffic

6.2.1 Traffic - No objection to the traffic calming measures. The level of parking is considered acceptable. A financial contribution towards measures to improve the traffic network within the vicinity of the site requested. The applicant has agreed in principle to pay this.

6.2.2 Highways – The proposed works within Lower Cippenham Lane are acceptable in principle. A number of technical amendments required and these can be controlled by condition.

6.2.3 The applicant has shown on the amended plans for the traffic works that collapsible bollards will be located at end of the lane for

emergency vehicles. These will be lockable and only used in emergencies. This will not open up the lane for general use.

17th January 2006 Slough Borough Council Planning Committee

6.3 Archaeology

6.3.1 The comments on the previous application for the erection of 10 units apply equally to this application. These are as follows: - On the adjacent site archaeology remains dating from the Bronze Age and the Roman Period were found. An archaeological evaluation is recommended and conditions to address this are requested.

6.4 Berkshire Fire Officer.

6.4.1 The emergency access should provide a 3.1m clear opening. Sprinkler systems should be incorporated within the housing design.

PART B: PLANNING APPRAISAL

7.0 Policy background

7.1 The Local Plan for Slough 2004. This is not an allocated site. The relevant policies include Policy H10 (Minimum Density), Policy H13 (Backland / Infill), Policy H14 (Amenity Space), Policy EN1 (Design), Policy EN3 (Landscaping), Policy EN4 (Protection of Trees), Policy EN5 (Crime Prevention), Policy EN16 (setting of Listed Buildings), Policy EN20 (Archaeological Remains), Policy EN23 (Areas of Local Nature Conservation Interests), Policy EN24 (Protection of Water Courses), Policy T1 (Integrated Transport Strategy) and Policy T3 (Highway Safety). Summary of main policy areas

7.2 PPG3 and the objectives of the Local Plan for Slough support the principle of residential development within existing urban areas. In general terms, housing development in this existing residential area is acceptable. However, the proposal must meet up policies set out in the Local Plan. The relevant issues to address are visual amenity including the impact upon trees, neighbour amenity, traffic, highway safety, parking and amenity of future occupiers, flooding, wildlife and archaeology.

8.0 Visual Amenity

8.1 There has been extensive objection raised to the scheme by local residents. One of the main objections has been on the basis of the impact of the development upon the visual character of the area. Mainly, it has been argued that the development is out of character with the area which is predominantly made up of large scale

17th January 2006 Slough Borough Council Planning Committee detached and semi-detached houses. Also, that the impact of the traffic and highway works to facilitate the development will have an unacceptable affect on the character of the Lower Cippenham Lane itself. The impact of the development on the setting of the listed buildings at Cippenham Place has also been raised in addition to the impact upon trees on the site.

8.2 Lower Cippenham Lane is made up of detached and semi- detached properties that are at the larger end of the scale. The proposed flats are located on the frontage of the site and adjacent to the lane. It is accepted that the lane does not accommodate any flats at present. As a result, it can be argued that the flats are out of keeping with the area in principle. With this in mind, a street scene elevation to demonstrate the bulk and mass of the proposed building to identify whether it would appear out of character with the area has been requested. It has been indicted verbally by the applicant’s agent that the external appearance of the building would be one of a pair of semi detached houses similar to those opposite the site on Lower Cippenham Lane. Comments relating to the design of this building will be placed on the amendment sheet. If the design does reflect the scale and design of adjacent houses, it would be difficult to refuse on visual grounds. This is on the basis that although accommodating flats, the proposal would not appear out of keeping relative to other properties in the area.

8.3 The proposed dwellings are smaller in their footprint than the existing properties in the road. However, the proposed units are located at the rear of these existing dwellings and will not be highly visible from Lower Cippenham Lane itself. In themselves, the properties are houses rather than flats and of a traditional design with pitched roof. They are residential and suburban in their scale and in their appearance. They have significant plot sizes and space around them and do not appear particularly cramped when viewed from within the site.

8.4 This section of highway on Lower Cippenham Lane has some characteristics of a rural road. This is given that there are no footways bounding the highway and there are grass verges running either side of the carriageway. A small ditch runs along the southern side of the highway. The lane is blocked off at the most northerly point by bollards. The impact of the development upon the lane itself needs to be addressed in relation to the position of the access road and the visual impact of this upon Lower Cippenham Lane itself. Also, in relation to the traffic calming measures proposed and the visual changes that will need to take place in the lane as a result.

8.4 The proposal incorporates the demolition of two properties to facilitate the access road. In themselves, these houses are not of considerable quality in terms of their overall design. The buildings

17th January 2006 Slough Borough Council Planning Committee do not make a highly significant contribution to the overall character of the street. The loss of the buildings by demolition would not be significantly harmful to the character of Lower Cippenham Lane.

8.5 The proposed demolition of the properties would provide an area of open space between the proposed flats at no. 37, and 43 Lower Cippenham Lane which would facilitate an access road and the proposed flat building. The space provided is wide enough to allow not only the flats and access road to be provided but also areas of verge and vegetation on either side of the access road. This would soften the visual appearance of the road itself. When viewed from Lower Cippenham Lane on the approach to the site from Richards Way and from the lower end of Lower Cippenham Lane, the insertion of the road would not in itself appear highly prominent. It is not considered that this road in itself have a significant impact on the overall character of Lower Cippenham Lane.

8.6 Of greater potential impact are the works proposed in Lower Cippenham Lane necessary to overcome the highway objections to the development. The highway works are proposed between the roundabout access to Lower Cippenham Lane and to the entrance to the site. A raised table is proposed and two road narrowing with a shared surface in between. A further raised table would be positioned just before the junction of Lower Cippenham Lane and Autumn Close. It would be also necessary to cut back approximately 4 metres of the length of shrubs on the highway verge adjacent to 49 Lower Cippenham Lane in order to achieve visibility for vehicles at this junction. A footway on the other (east) side of Autumn Close would be extended to the application site. There would be no loss of ditch or hedgerow along the section of the highway.

8.7 It has been argued by local residents that this section of Lower Cippenham Lane is rural in character. However, while the highway has some characteristics of a rural lane, the built form reflects the more sub urban nature of Cippenham.

8.8 A plan submitted on 30/11/2005 shows proposed highway improvements relating to this development. These improvements involve in principle a short section of footpath, verge build outs and give way lines. The materials used and the design of the highway measures could be incorporated to introduce a softer overall approach to the works than the standard highway works normally adopted. If special ‘conservation’ type measures were incorporated, the impact of the road works and the character of the lane could be significantly reduced. Despite this, it needs to be acknowledged that there will be a visual impact on the lane caused by the road works. However, subject to a sympathetic treatment this impact would be reduced, as a single reason for refusal, refusal on this basis alone would be unlikely to be substantiated at appeal.

17th January 2006 Slough Borough Council Planning Committee

8.9 Impact upon Listed Building – The application site does not abut the listed building and is separated from it by Autumn Close. The proposed works within Lower Cippenham Lane effect the access road to Cippenham Place. However, the property has a domestic curtilage marked by boundary treatment that provides the setting for the building. The works are clearly outside of this curtilage and will not effect the setting of the listed building.

9.0 Trees

9.1 There are 4 trees identified as highly important to the amenity of the area. These include 2 Oaks at 39 Lower Cippenham Lane and a Norwegian spruce in the garden of 43 and a Sycamore in the garden of No. 47. These have all been recently protected by an Emergency Tree Preservation Order. Two of the trees that have been protected on the boundary of no. 39 and 41 would be lost as a direct result of the development. These have been identified buy the Council's Arboricultural Consultant as being in good health and of high amenity value. The loss of these trees will therefore have a negative impact on the character of the area.

9.2 However, in assessing the loss of these trees and the impact upon the character of the area as a result, it must be acknowledged that the trees are located at the rear of the site and not on the frontage and are less visible from the street as a result. If this is the only reason for refusal of the development, it is unlikely that the loss of the trees as a reason for refusal would be successful at appeal in justifying to dismissing the proposal. This is especially given that replacement trees could be incorporated within the development.

9.3 The other trees located in the rear gardens of the properties are of an ornamental nature and the Council’s Tree Officer has visited the site and has advised that they are unworthy or protection in their own right. It is acknowledged that their loss is regrettable. However, they are not significant species and some can be retained as part of the overall landscaping scheme. A landscaping scheme could ensure that those trees lost are replaced on the site and this can be controlled by condition. By reason of these factors, it would be difficult to justify refusal on the basis of loss of trees.

10.0 Neighbour Amenity

10.1 The proposed flats are located on the frontage of the site. The building is set forward of the existing bungalow with a similar building line to the dwelling adjacent at no. 37 Lower Cippenham Lane. This property has no habitable room windows on the side elevation and the 45 degree line of sight from this property is not impinged. The proposed building is unlikely to have any significant harm on the neighbours. It is unlikely to effect the properties

17th January 2006 Slough Borough Council Planning Committee opposite on the other side of the road or on no 43 on the other side of the access road.

10.2 The proposed houses are located mainly along the rear section of the site. These are positioned with minimum distance of 29.2 metres from the rear of properties fronting onto Lower Cippenham Lane. This exceeds the Council’s minimum separation distance set out in the guidelines, which is 15 metres. The flank elevations of these properties is adjacent to the side boundaries of the bottom sections of the rear gardens of 37 Lower Cippenham Lane and 7 Autumn Close. The proposed units are a significant distance from the properties (minimum of 30m and 20 m respectively) Given that these neighbours have relatively large rear gardens; the proposed units are adjacent to the area which is probably the least used. The loss of amenity to these residents in reduced as a result of these factors.

10.3 Units 9 and 10 are proposed in a more central position within the site and the rear elevation faces the rear elevation of 7 Autumn Close. The separation distance of the existing and proposed units is over 28 m, 13 m greater than the Council’s minimum standards reducing the potential for overpowering and loss of light. Windows are proposed on the rear elevation of the units that could overlook 7 Autumn Close. However, the relations between windows would not be direct but oblique. In an urban environment, such relationships are commonplace and are not considered harmful enough to justify refusal of the application.

10.4 The main concern relates to the impact of units 9 and 10 adjacent to the rear boundary of 45 and 47 Lower Cippenham Lane. These properties are only located a minimum of 15.5 metres from these existing properties. This relationship is less than the space provided between the proposal and other properties in the vicinity, however it still complies with the Council’s standards. Objection on this basis would therefore be unjustified.

10.5 The existing properties at 43, 45 and 47 Lower Cippenham Lane would retain a minimum of over 15.5 metres garden which is considered sufficient in accordance with the Council’s standards.

11.0 Traffic

11.1 No objection has been raised by the Head of Traffic on the basis of the overall increase in traffic generation. The Head of Traffic has requested a financial contribution towards improvements on the local highway network. The applicant has agreed in principle to make a payment. The proposal will result in the increase in the number of units served by the single access road Lower Cippenham Lane. Also the road itself needs highway safety measures to be incorporated to meet Council Standards. As

17th January 2006 Slough Borough Council Planning Committee outlined in the Visual Amenity Section above, measures have been proposed to provide traffic calming, pedestrian facilities and increased visibility at the Autumn Close junction. The Head of Highways and Traffic is satisfied that in principle, these measures are acceptable. Subject to these being implemented, there will be no objection on technical traffic and highway safety grounds to the development.

12.0 Amenity of Future Residents

12.1 The scheme layout is satisfactory to ensure that future residents would not experience unsatisfactory levels of overpowering, loss of privacy or light by reason of the separation distances with existing proprieties. Adequate garden depth in excess of 9 metres have been provided for all the houses in accordance with the Council’s standards. The flats would have an are of amenity space of 224 sq m in excess of the 200 sq m requires by the guidelines. It is considered that the proposal can allow an adequate level of amenity to future occupants.

13.0 Flooding

13.1 The Environment Agency have raised no objection on the flooding or ground water pollution. This is subject to conditions and to be placed upon the decision notice.

14.0 Wildlife

14.1 The proposal is currently the cultivated rear gardens of existing properties which are maintained for domestic purposes. There are no protected species on the site and the Council is not aware the site possesses wildlife significance.

14.2 Noise during construction can be minimised by a condition limiting construction and the delivery times. Planning guidance argues that this is not enough reasons to justify refusal of an application.

15.0 Local appeal decisions

15.1 At the meeting between officers and the Residents Association on 30th November 2005 the issue was raised of the similarities between the current proposal and a scheme in the vicinity of the application site that was refused on appeal in 1990.

15.2 The appeal Inspector considered a scheme for the erection of 15 one, two and three bed houses on land at 8-14 Lower Cippenham Lane, on the north side of the Lane towards the bend where the lane proceeds towards Cippenham Lane. A plot plan and the appeal decision letter is attached as Appendix A

17th January 2006 Slough Borough Council Planning Committee

15.3 The Councils reasons for refusal related to: 1. The development being out of keeping with the established character of the adjoining residential area which comprises predominantly detached and semi-detached houses set in substantial gardens 2. The proposal would by reasons of the activities of future residents and vehicular movements cause severe loss of amenity and privacy to the existing adjoining residents.

15.4 The appeal Inspector did not uphold reason 2, considering that the relationship between new and existing residential properties to be satisfactory.

15.5 In relation to reason 1, the Inspector concluded that ‘because of what I consider to be unacceptably small gardens for the 3, 2-bed houses proposed on this (rear) part of the site, relative to the surrounding area, and for the 2, 2 bed houses proposed on the site frontage, it is my view that the proposed scheme would appear as cramped development unacceptably out of keeping with the generally spacious character of the surrounding area.’

15.6 On this ground only was the appeal dismissed by way of a decision letter dated 5th October 1990.

15.7 In considering this appeal decision several differences in circumstances between the appeal scheme and the application proposal may be identified.

1. The appeal decisions rests only on the issue of the size of amenity space for the appeal properties. The plot size of the gardens of both the proposed properties as part of the current scheme and the existing residential are considered to be of a sufficient size, and certainly would not warrant a refusal of planning permission. 2. The appeal decision is 15 years old. Since then the current PPG3 has been published encouraging better use of urban land for the provision of housing.

15.8 It is considered that this precedent issues is not substantiated in this instance.

16.0 Section 106

16.1 The applicant is required to enter into a section 106 agreement to secure a financial contribution towards transport measures on the local highway network,

17.0 Summary

17th January 2006 Slough Borough Council Planning Committee 17.1 There have been many objections from local residents to the scheme. Some of these objections are being based on specific grounds relating to traffic, parking, flooding, archaeology and wildlife of the site and the proposal. However, the Council’s Statutory Consultation responses have demonstrated that these concerns could not be substantiated. It is considered that there will be some impact upon neighbouring properties. This is given that these properties will be adjacent to new housing rather than the open gardens that are there at present. However, this situation and the relationships between properties that would result are not significantly different from others within the borough and set out in the Council’s minimum standards. It is considered that the Council could not substantiate refusal of the application on neighbour amenity grounds. It is considered also that adequate amenity could be afforded to future occupiers of the units of the site.

17.2 The main concern relates to the visual impact of the development. This is not the development itself which would not be highly visible from Lower Cippenham Lane and is of an appropriate scale and design. The main concern relates to the traffic calming measures necessary to facilitate the development in highway safety terms. These measures would introduce changes in the section of Lower Cippenham Lane up to the entrance of the site from the roundabout at Richards Way. It is acknowledged that these changes would have some visual impact upon the lane but subject to sympathetic design and materials, the impact could be significantly reduced. As a single reason for refusal, it is not considered that this would be significant to substantiate refusal of the application.

17.3 With regard to the decision of the Planning Committee to refuse the earlier application on land forming part of this site, each application should be treated on its individual merits. For the reasons set out in the report above it is considered that a refusal of planning permission in this instance is not warranted.

PART C: RECOMMENDATION

18.0 Recommendation

18.1 Delegate to the HPSP to approve subject to a Section 106 Agreement to secure the payment of a financial contribution towards traffic improvement in the local area. If the Section 106 has not been completed prior to the 13 week deadline, delegated authority to the HPSP to refuse the application if considered appropriate.

The decision to grant planning permission has been taken in accordance with the following policies contained within the Local Plan for Slough 2004 and all other material considerations: -

17th January 2006 Slough Borough Council Planning Committee

• Policy H10 (Minimum Density), • Policy H13 (Backland / Infill),

• Policy H14 (Amenity Space),

• Policy EN1 (Design), • Policy EN3 (Landscaping),

• Policy EN4 (Protection of Trees), • Policy EN5 (Crime Prevention),

• Policy EN16 (setting Listed Buildings), • Policy EN20 (Archaeological Remains),

• Policy EN23 (Areas of Local Nature Conservation

Interests),

• Policy EN24 (Protection of Water Courses), • Policy T1 (Integrated Transport Strategy)

• Policy T3 (Highway Safety).

17th January 2006 Slough Borough Council Planning Committee

17th January 2006 Slough Borough Council Planning Committee 18

17th January 2006 Slough Borough Council Planning Committee

19.0 PART D: LIST OF CONDITIONS

Condition(s)

1. Details of the siting, design and external appearance of any buildings to be erected, the means of access to the site, the landscaping of the site, road and footpath design, vehicular parking and turning provision, (hereinafter collectively referred to as 'the reserved matters') shall be approved in writing by the Local Planning Authority prior to the commencement of the development.

REASON To ensure that the proposed development is satisfactory and to comply with the provisions of Article 3(1) of The Town and Country Planning (General Development Procedure ) Order 1995.

2. Application for approval of all reserved matters referred to in condition 1 above shall be submitted in writing to the Local Planning Authority no later than the expiration of three years from the date of this permission.

The development hereby permitted must be begun not later than whichever is the later of the following dates and must be carried out in accordance with the reserved matters approved:

i) the expiration of 5 years from the date of this permission: or ii) the expiration of two years from the final approval of the reserved matters refereed to in condition 1 above, or in the case of approval of different dates, the final approval of the last such matter to be approved.

REASON To prevent the accumulation of planning permissions, and to enable the Council to review the suitability of the development in the light of altered circumstances and to comply with the provisions of Section 92 (2) of the Town and Country Planning Act 1990.

3. The development hereby approved shall be implemented only in accordance with the following plans and drawings hereby approved unless otherwise agreed in writing by the Local Planning Authority.

(a) Drawing No. TO BE CONFIRMED

REASON To ensure that the site is developed in accordance with the submitted application and to ensure that the proposed development does not prejudice the amenity of the area.

4. Samples of external materials to be used on the development hereby approved shall be submitted to and approved in writing by the Local 20

17th January 2006 Slough Borough Council Planning Committee Planning Authority before the scheme is commenced on site and the development shall be carried out in accordance with the details approved.

REASON To ensure a satisfactory appearance of the development so as not to prejudice the visual amenity of the locality in accordance with Policy EN1 of The Local Plan for Slough 2004.

5. Samples of external materials to be used in the construction of the access road, pathways and communal areas within the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority before the scheme is commenced on site and the development shall be carried out in accordance with the details approved.

REASON To ensure a satisfactory appearance of the development so as not to prejudice the visual amenity of the locality in accordance with Policy EN1 of The Local Plan for Slough 2004.

6. No window(s), other than those hereby approved, shall be formed in any elevation of the development without the prior written approval of the Local Planning Authority.

REASON To minimise any loss of privacy to occupiers of adjoining residential properties in accordance with Policy H15 of The Local Plan for Slough 2004.

7. Not withstanding the terms and provisions of the Town & Country Planning General Permitted Development Order 1995 (or any order revoking and re-enacting that Order), Schedule 2, Part 1, Classes A,B,C,D,E & F, no extension to the house hereby permitted or buildings or enclosures shall be erected constructed or placed on the site without the express permission of the Local Planning Authority

REASON The rear garden(s) are considered to be only just adequate for the amenity area appropriate for houses of the size proposed. It would be too small to accommodate future development(s) which would otherwise be deemed to be permitted by the provision of the above order in accordance with Policy H14 of The Local Plan for Slough 2004.

8. During the demolition / construction phase of the development hereby permitted, no work shall be carried out on the site outside the hours of 08.00 hours to 18.00 hours Mondays - Fridays, 08.00 hours - 130.00 hours on Saturdays and at no time on Sundays and Bank/Public Holidays.

REASON To protect the amenity of residents within the vicinity of the site in accordance with the objectives of Policy EN26 of The Local

17th January 2006 Slough Borough Council Planning Committee Plan for slough 2004.

9. During the demolition stage of the development, a suitable continuos water supply shall be provided in order to minimise the formation and spread of dust and the perimeter of the site shall be screened to a sufficient height to prevent the spread of dust.

REASON To prevent the formation and spread of dust in the interests of air quality and to accord with Policy EN29 of The Local Plan for Slough 2004.

10. During the construction phase of the development hereby permitted, there shall be no deliveries to the site outside the hours of 08.00 hours to 18.00 hours Mondays - Fridays, 08.00 hours - 13.00 hours on Saturdays and at no time on Sundays and Bank/Public Holidays.

REASON To protect the amenity of residents within the vicinity of the site in accordance with the objectives of Policy EN26 of The Local Plan for Slough 2004.

11. No development shall commence on site until a detailed landscaping and tree planting scheme has been submitted to and approved in writing by the Local Planning Authority. This scheme should include the trees and shrubs to be retained and/or removed and the type, density, position and planting heights of new trees and shrubs.

The approved scheme shall be carried out no later than the first planting season following completion of the development. Within a five period following the implementation of the scheme, if any of the new or retained trees or shrubs should die, are removed or become seriously damaged or diseased, then they shall be replaced in the next planting season with another of the same species and size as agreed in the landscaping tree planting scheme by the Local Planning Authority.

REASON In the interests of the visual amenity of the area and accordance with Policy EN3 of The Review of The Local Plan for Slough Consolidated Draft 2002.

12. No development shall commence until tree protection measures during construction of the development for existing retained trees (as identified on the approved landscaping scheme) have been submitted to and approved in writing by the Local Planning Authority. These measures shall be implemented prior to works beginning on site and shall be provided and maintained during the period of construction works.

REASON To ensure the satisfactory retention of trees to be maintained in the interest of visual amenity and to meet the objectives of Policy EN4 of The Local Plan for Slough 2004.

17th January 2006 Slough Borough Council Planning Committee 13. No development shall commence until details of a replacement tree(s) for that lost as a result of the development have been submitted to and approved in writing by the Local Planning Authority. These details shall include the species, size and position of the proposed replacement tree(s).

The replacement tree(s) shall be planted no later than the first planting following completion of the development. Within a five period following the implementation of the scheme, if any of the new tree(s) should die, are removed or become seriously damaged or diseased, then they shall be replaced in the next planting season with another of the same species and size as agreed in the tree replacement details by the Local Planning Authority.

REASON In the interests of the visual amenity of the area and accordance with Policy EN3 and Policy EN4 of The Local Plan for Slough 2004.

14. No development shall commence on site until details of the proposed boundary treatment including position, external appearance, height and materials have been submitted to and approved by the Local Planning Authority. Before the development hereby permitted is occupied, a suitable means of his boundary treatment shall be implemented on site prior to the first occupation of the development and retained at all time on the future.

REASON In the interests of the visual amenity of the area and accordance with Policy EN3 of The Local Plan for Slough 2004.

15. No development shall commence until a written scheme of archaeological investigation (to include the scheme and a time scale for the investigation) has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details.

Reason: To ensure that any archaeological remains are properly recorded and to comply with Policy EN20 of The Local Plan for Slough 2004.

16. No development shall commence until details of the new means of access are submitted to and approved in writing by the Local Planning Authority and the access shall be formed, laid out and constructed in accordance with the details approved prior to occupation of the development.

REASON To ensure that the proposed development does not prejudice the free flow of traffic or conditions prejudicial of general safety along the neighbouring highway in accordance with Policy T3 of The Local Plan for Slough 2004.

17th January 2006 Slough Borough Council Planning Committee 17. No development shall be commenced until visibility splays of TO BE CONFIRMED XX metres by XX metres have been provided at the junction with the public highway. The visibility splay(s) shall thereafter be kept free of all obstruction higher than 900mm above the adjoining carriageway level.

REASON To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general safety along the neighbouring highway in accordance with Policy T3 of The Local Plan for Slough 2004.

18. Prior to first occupation of the development, the internal access roads footpath and vehicular parking and turning provision shall be provided in accordance with approved plans.

REASON To ensure that the proposed development does not prejudice the free flow of traffic or conditions of general safety on the local highway network in accordance with Policy T3 of The Local Plan for Slough 2004.

19. The garage, parking spaces and turning area shown on the approved plan shall be provided on site prior to occupation of the development and retained at all times in the future for the parking of motor vehicles.

REASON To ensure that adequate on-site parking provision is available to serve the development and to protect the amenities of the area in accordance with Policy T3 of The Local Plan for Slough 2004.

20. The garage(s) hereby permitted shall only be used to accommodate cars which are used ancillary to the enjoyment of the dwelling-house on the site and shall not be used for any trade or business purposes; nor adapted as habitable room(s) without the prior permission in writing from the Local Planning Authority.

REASON To ensure that adequate on-site parking provision is available to serve the development and to protect the amenities and visual amenities of the area in accordance with Policy T3 of The Local Plan for Slough 2004.

21. Any soakaway shall be constructed in natural ground, such that its base is at least 1 metre above the highest seasonal water table and in any case, no deeper than 3 metres.

REASON To protect against ground water pollution.

Informative(s)

1. It is intended to declare the access road as a 'Prospectively Maintainable Highway' under Section 87 of the New Roads and Street Works Act 1991.

17th January 2006 Slough Borough Council Planning Committee

The access road will be subject to Section 219/220 of the Highways Act 1980. It is recommended that the road is designed and built under a Section 38 Agreement of the said Act for its ultimate adoption.

The applicant will need to enter into an agreement for works within the existing highway (footway reinstatement and crossover). (Minor Schemes)

The applicant will need to enter into a section 278 Agreement for works within the existing highway. (Major Schemes)

No water metres will be permitted within the public footway. The applicant will need to provide way leave to the Thames Water plc for installation of the water meters within the application site. This may raise some planning implications.

2. The applicant is reminded that an Agreement under Section 106 of the Town and Country Planning Act 1990 has been entered into with regards to the application hereby approved.

3. The decision to grant planning permission has been taken having regard to the policies and proposals in the Local Plan for Slough 2004, as set out below, (to Supplementary Planning Guidance) and to all relevant material considerations.

Policies:- H10, H13, H14, EN1, EN3, EN4, EN5, EN20, EN23, EN24, T1 and T3.

This informative is only intended as a summary of the reasons for the grant of planning permission. For further detail on the decision please see the application report by contacting the Development Control Section on 01753 875837.

17th January 2006 Slough Borough Council Planning Committee