Agenda item

Proposal:	Section 73: Variation of Conditions (11) Landscaping, (21) Vehicle parking and (22) cycle parking and storage of planning permission 15/01983/FULEXT -            (Section 73. Variation of conditions 2 Approved Plans, 5 Code for Sustainable Homes, 15 Landscaping, 16 Tree Protection, 17 Tree Root Protection, 18 Arboricultural Method Statement, 19 Arboricultural Watching Brief, 20 Bat Tubes and Bird Nest Boxes, 21 Construction Method Statement, 28 Vehicle Parking and Turning Space/Areas and 32 Landscape Management Plan of approved reference 14/01430/FULEXT. Full planning permission for the erection of 50 dwellings 1053, 1055, 1057 Oxford Road, Tilehurst including associated access, parking and landscaping. (Revised scheme following planning approval consent 13/02227/RESMAJ))
Location:	1053, 1055 and 1057 Oxford Road, Tilehurst, Reading, Berkshire, RG31 6YE
Applicant:	Shanly Homes Ltd
Recommendation:	To DELEGATE to the Head of Development and Planning  to GRANT PLANNING PERMISSION subject to the schedule of conditions (section 9.2).

 

The Committee considered a report (Agenda Item 4(2)) concerning Planning Application 17/00402/FULEXT in respect of variations to conditions 11, 21, and 22 as agreed through planning application 15/01983/FULEXT.

In accordance with the Council’s Constitution, Granham Rolfe, Parish Council representative, John Drabble, objector, and David Howells, applicant, addressed the Committee on this application.

Granham Rolfe in addressing the Committee raised the following points:

·         He was not aware of the changes which had been proposed to condition 24.

·         He objected to the loss of landscaping due to the additional car parking spaces.

·         The additional parking to the front of the site would be detrimental to the key feature of the village which was the ‘green corridor’ effect as you entered from Reading. This feature had been identified by two planning inspectors and had been a key point in dismissing previous appeals.

·         Condition 24 was incorporated in the decision because it was in accordance with the National Planning Policy Framework – Policies CS14 and CS19 of the West Berkshire Core Strategy. 

·         The proposed change was far from minor. It impacted the key feature of the village and it contradicted principles in CS14.

·         He had seen a letter from the applicant who stated that the development had sufficient parking and that the additional spaces were merely ‘extra’.

·         The letter also stated that the Parish Council objected to the inclusion of a hedge – this was incorrect. The Parish Council objected to the inclusion of railings and a bush.

John Drabble in addressing the Committee raised the following points:

·         His keen concern was that the changes to the site impacted the appearance of the area through the loss of suitable landscaping; greenery was a key feature of the area.

·         The current car park/garden layout was not part of the original planning application, and so the imposed changes had affected the appearance of the area and character of the village.

·         The proposed landscaping plan failed to provide adequate cover to the west of the site and did not include the use of evergreen trees – therefore the site would be devoid of sufficient coverage throughout the year.

·         The plan failed to consider the suitability of the plants/trees in chalk based soil. In addition – the plan should consider introducing more evergreen plants.

·         These matters were very detailed but it was important to him that the Committee considered the appearance of the site through the landscaping plans presented in front of them.

In response to questions asked by Members, Mr Drabble confirmed that the original landscaping plan, which included a hedge around the periphery of the site, was sufficient.

David Howells in addressing the Committee raised the following points:

·         He spoke on behalf of the applicant - Stanley Homes Ltd.

·         The proposal referred to the inclusion of three additional car parking spaces and adjusted landscaping plans to accommodate - the revised plans had been informed by advice from the Tree Officers at the Council.

·         Landscaping was not yet complete so Members would have seen the work in progress at the site visit.

·         The height of foliage had been referred to in the proposed application and included how they would be maintained/ managed. A discussion had taken place regarding the location and height of a hedge around the additional parking spaces. A new plan had been devised in response to hearing local concerns but it had not been presented to the Committee due to the time frame before the meeting.

·         He encouraged Members to consider the proposal to change the location of the hedge – away from the site boundary so that it would not slope/change in height.

In response to questions asked by Members, Mr Howells apologised for the need to seek retrospective approval for the inclusion of three additional parking spaces. He had participated in discussions with Council Officers to explore appropriate means to mitigate/ manage the impact introduced by the changes onsite; therefore, enabling Officers to recommend the application for approval.

Mr Howells confirmed that he would continue to work with the Parish Council to ensure the parking spaces were appropriately covered and that the overall landscaping was acceptable.

Councillor Tim Metcalfe asked whether feedback from prospective buyers had led to concerns about the number of parking spaces onsite. Mr Howells was not aware of such concerns and believed that the additional spaces had simply evolved through the development stages.

Councillor Metcalfe, speaking as Ward Member, in addressing the Committee raised the following points.

·         The plot originally contained 3 bungalows and Stanley Homes developed the site to build 50 units in their place

·         Concerns regarding overdevelopment of the site, change of character and local parking – which had been considered under the appropriate policies at that time and deemed suitable.

·         The green areas to the front and rear of the site were good outcomes from the application although there had been some issues regarding misuse which were being addressed.

·         The green corridor was a key feature of the Parish Plan and Eastern Vision which in turn made it very important to maintain.

·         There had always been a concern regarding number of parking spaces onsite and now the Committee was faced with a retrospective application to consider the additional parking. The spaces had been introduced without approval and only noticed by the Parish Council who recognised that a further planning application would be required.

In response to questions asked by Members, Councillor Metcalfe advised that he was aware of the amended landscaping plans but was still concerned that they would not address concerns regarding screening due to the angle of the land and chalk based soil.

Councillor Sheila Ellison suggested that the proposed trees were not suitable for screening and would not provide the desired profile needed to re-establish the green corridor.  She was keen that the types of plants to be used were reconsidered.

David Pearson highlighted the Tree Officer’s comments, contained on page 46 of the report, stating that they were satisfied that the amended plan would offer suitable screening. However, if Members were minded to request a review and subsequent change to the plan then a new application would be required. David Pearson suggested that a condition could be included to ensure a revised plan was presented to Planning Officers within two months of the Committee meeting – if Members were minded to support Officers recommendation for approval.  

Councillor Alan Macro asked whether the planning provision needed to comply with the previous parking policy or the current policy. Gareth Dowding stated that he had no concerns about parking provision in light of the current policy and neither was he concerned about the location of the spaces near the steep verge.

Councillor Keith Chopping highlighted Mr Drabble’s request to include more evergreen trees/plants in the landscaping plan and asked how the Residents Association could be involved in reviewing revised plans. David Pearson suggested that the plans would be shared with the Parish Council and that they would be best placed to highlight the plans to the Residents Association.

Members discussed the location and height of the hedge which was designed to screen the additional parking spaces. It was noted that the revised plans illustrated a hedge along the line of the parking spaces which resulted in a constant hedge height and cleaner appearance.

Councillor Pamela Bale suggested that the Committee should not focus on the means to mitigate the developer’s mistake but rather that they should work towards reinforcing the previous conditions. Therefore, the developer should be requested to remove the parking spaces and reinstate the landscape plan. Councillor Macro supported those comments.

Councillor Emma Webster proposed acceptance of the Officers’ recommendation with the inclusion of sending the revising landscaping plan to Planning Officers within two months of the Committee Meeting. Councillor Bridgman seconded the proposal. 

In considering the above application Members voted on the proposal to accept Officers recommendation. Members’ votes did not produce a majority outcome.  Therefore, Councillor Graham Pask, as Chairman of the Committee, cast his vote in favour of the proposal.

RESOLVED that the Head of Development and Planning be authorised to grant planning permission subject to the following conditions:

1.    Previously Condition No. 2  Standard list of approved plans

 

The development hereby permitted shall be carried out in accordance with the approved drawings and other documents listed below:

 

Location Plan, received 12 November 2014

1189_PLN_319C - street scenes, received 12 November 2014

1189_PLN_331 - tracking layout 1, received 12 November 2014

1189_PLN_332 - tracking layout 2, received 12 November 2014

 

Amended Plans:

1189_PLN_401E, received 17/12/15

1189_PLN_402F, received 13/1/16

1189_PLN_436D, received 15/1/16 excluding first 1 metre of driveways of plots 4, 5, 20 and 21

1189_PLN_427, received 31/7/15

1189_PLN_437A, received 25/11/15

1189_PLN_438, received 17/12/15

 

House Plans:

1189_PLN_303A - plot 1, received 12 November 2014

1189_PLN_304B - plots 2, 3 & 49, received 12 November 2014

1189_PLN_306D - plots 4 & 5, received 24 November 2014

1189_PLN_307 - plots 6-8, 17-19, received 12 November 2014

1189_PLN_308A - plots 9-12, received 12 November 2014

1189_PLN_309D - plots 20 & 21, received 24 November 2014

1189_PLN_311B - plots 23 & 25, received 12 November 2014

1189_PLN_313A - plot 35, received 12 November 2014

1189_PLN_314A - plot 36, received 12 November 2014

1189_PLN_315A - plot 37, received 12 November 2014

1189_PLN_316B - plots 38 -40, received 12 November 2014

1189_PLN_317A - plots 41 - 44, received 12 November 2014

1189_PLN_318B - plot 50, received 12 November 2014

1189_PLN_320 - plots 13-16, received 12 November 2014

1189_PLN_321B - plot 24, received 12 November 2014

1189_PLN_322A - plots 45 - 47, received 12 November 2014

1189_PLN_323B - plot 48, received 12 November 2014

 

Amended House Plans:

1189_PLN_412B, received 17/12/15

1189_PLN_416A, received 31/7/15

 

 

Drainage Strategy 140572/KBL/DS-01A, received 25 June 2014

Flood Risk Assessment 140572/FRA/KTP/01, received 25 June 2014

Transport Statement 140572/KBL/TS-01 Rev A, received 25 June 2014

Arboricultural Impact Assessment SH19196aia, received 25 June 2014

Ecological Assessment Report, received 31 July 2015

Landscape Management and Maintenance Plan, received 31 July 2015

 

Reason:   For the avoidance of doubt and in the interest of proper planning.

 

2.    Previously Condition No. 3  Materials as specified

 

The materials to be used in the development of the dwellings and garages hereby permitted shall be as specified on the schedule of materials submitted (sheets 1-3, received 31 July 2015) and 1189-DF-426A received 1 September 2015. No work shall commence on the carport shown on drawing number  1189_PLN_438, received 17 December 2015, until a schedule of the materials to be used in the construction of its external surfaces have been submitted to and approved in writing by the Local Planning Authority.  This condition shall apply irrespective of any indications as to these matters which have been detailed in the current application.  Samples of the materials to be used for the carport shall be made available for inspection on site on request. Thereafter the development shall be carried out in accordance with the approved materials.

 

Reason: To ensure that the materials are of a quality appropriate to the nature of the development, the site and its surroundings.  This condition is imposed to comply with the National Planning Policy Framework (March 2012), Policies ADPP4, CS14 and CS19 of the West Berkshire Core Strategy 2006-2026.

 

3.    Previously Condition No. 4  Windows PD removal

 

Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), no windows, dormer windows or other openings in the roof (other than those expressly authorised by this permission) which would otherwise be permitted by Schedule 2, Part 1, Classes A, B or C of that Order shall be constructed at first floor level or above on:

 

The north elevation of plots 21 and 47

The south elevation of plots 26-34(the flats)

The east elevation of plots 6 and 19

The west elevation of plots 1, 8, 12, 13 and 25 without planning permission being granted by the Local Planning Authority in respect of an application made for that purpose.

 

Reason: In the interests of the privacy and amenity of neighbouring properties.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS14 of the West Berkshire Core Strategy (2006-2026), Supplementary Planning Document Quality Design (2006) and Supplementary Planning Guidance 04/2 House Extensions (July 2004).

 

4.    Previously Condition No. 6  Domestic ext.s/outbuildings PD remov - whole site

 

Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any order revoking, re-enacting or modifying that Order), no extensions, alterations, buildings or other development which would otherwise be permitted by Schedule 2, Part 1, Classes A, B, C or E of that Order shall be carried out, without planning permission being granted by the Local Planning Authority on an application made for that purpose.

 

Reason:  To prevent the overdevelopment of the site and in the interests of respecting the character and appearance of the surrounding area.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14 of the West Berkshire Core Strategy (2006-2026) and the Supplementary Planning Document Quality Design (June 2006).

 

5.    Previously Condition No. 7  Floor levels

 

The development shall be constructed in accordance with the approved details in relation to the finished floor levels as shown on the following plans:

 

·         Survey Contour Plan, received 7 April 2015

·         Cut and Fill Contour Plan, received 7 April 2015

·         Levels Methodology, received 7 April 2015

·         1189_PLN_427, received 31 July 20157

·         1189_PLN_439, received 17 December 2015

 

And in relation to this details not amended as part of this application:

 

·         External Works Layout received 7 April 2015

 

Reason:  To ensure a satisfactory relationship between the proposed development and the adjacent land.   This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14 of the West Berkshire Core Strategy (2006-2026), and Supplementary Planning Document Quality Design (June 2006).

 

6.    Previously Condition No. 8  Boundary treatment

 

The boundary treatment shall be completed in accordance with the approved details submitted under condition discharge 15/00947/COND5:

 

·         1189/1-50/001E, received 7 April 2015

·         and email from David Howells, received 10:00 15 June 2015

 

The boundary treatment shall be completed in accordance with the approved scheme before the dwellings hereby permitted are occupied.  The approved boundary treatments shall thereafter be retained.

 

Reason: To ensure a satisfactory relationship between the proposed development and the adjacent land. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026) and the Supplementary Planning Document Quality Design (June 2006).

 

7.    Previously Condition No. 9 Removal of spoil

 

All spoil arising from the development shall be used and/or disposed of in accordance with the approved details submitted under condition discharge 15/00943/COND1:

 

·         Survey Contour Plan, received 7 April 2015

·         Cut and Fill Contour Plan, received 7 April 2015

·         Levels Methodology, received 7 April 2015

 

Reason: To ensure appropriate disposal of spoil from the development and to ensure that ground levels are not raised in order to protect the character and amenity of the area. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and the Supplementary Planning Document Quality Design (June 2006).

 

8.    Previously Condition No. 10  Hours of work (construction)

 

The hours of work for all contractors for the duration of the site development shall unless otherwise agreed by the Local Planning Authority in writing be limited to:

 

7:30am to 6:00pm Mondays to Fridays;

8:30am to 1:00pm Saturdays;

nor at any time on Sundays or Bank Holidays.

 

Reason:   To safeguard the amenities of adjoining land uses and occupiers.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS14 of the West Berkshire Core Strategy (2006-2026) and Policy OVS5 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

9.    Previously Condition No. 13 Protection from external noise 15/00996/COND8

 

The scheme of works for protecting the occupiers of the development from externally generated noise submitted under condition discharge 15/00996/COND8, (Noise Impact Assessment10976NIA01 received 23 April 2015), which includes glazing installed on each facade (including trickle vents etc), should meet the requirements for Type 1, Type 2 and Type 3 glazing. No dwelling shall be occupied until the scheme of works has been implemented in accordance with the approved details.

 

Reason: In the interests of the amenity of neighbouring properties.   This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS14 of the West Berkshire Core Strategy (2006-2026).

 

10.  Previously Condition No. 14  Refuse Storage (details required) 15/00948/COND6 and 16/00577/COND1.

 

No dwelling shall be occupied until the refuse and recycling facilities have been provided in accordance with the approved drawing  number 1189/1-50-001E, received 7 April 2015 (submitted under conditions discharge 15/00948/COND6) and the cover letter received on 03 March 2016 (submitted under conditions discharge 16/00577/COND1)

 

The refuse and recycling facilities shall be shall be retained for this purpose at all times.

 

Reason:   To ensure that there is adequate and safe refuse/recycling facilities within the site.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026), and Supplementary Planning Document Quality Design (June 2006).

 

11.  Previously Condition No. 15  Landscaping AMENDED 15/00947/COND5

 

The development shall be carried out and completed in accordance the landscaping details shown on the following approved drawings:

 

·         [TO BE DETERMINED BY OFFICERS UNDER DELEGATED AUTHORITY]

 

All landscape works shall be carried out in accordance with the above amended landscaping plans and the Landscape Management and Maintenance Plan received 31 July 2015

 

The approved landscape works shall be implemented within the first planting season following first occupation of the dwellings. Any trees, shrubs, plants or hedges planted in accordance with the approved scheme which are removed, die, or become diseased or become seriously damaged within five years of completion of the approved landscaping scheme shall be replaced within the next planting season by trees, shrubs or hedges of a similar size and species to that originally approved. The landscaping between the site boundary and Oxford Road shall be permanently maintained and retained according to the approved landscape management plan forming part of the proposed landscaping scheme.

 

Reason: To ensure the implementation of a satisfactory scheme of landscaping and to protect the character and appearance of Oxford Road. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).

 

12.  Previously Condition No. 16  Tree protection scheme AMENDED 15/00947/COND5

 

The protective fencing and provision for the protection of the root zones of trees shall be implemented and retained intact for the duration of the development in accordance with the tree and landscape protection scheme identified on approved drawing numbers:

 

·         SH19196-01a, received 7 April 2015

·         SH20016-03D received 11 November 2015

·         Arboricultural Impact Assessment & Method Statement received 31 July 2015

·         Tree Report SH19196tr all received 7 April 2015

 

Within the fenced areas, there shall be no excavations, no storage/mixing of lime based products or fuels, no storage of materials, or machinery, no parking of vehicles, no fires.

 

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).

 

13.  Previously Condition No. 18  Arboricultural Method Statement AMENDED 15/00947/COND5

 

The implementation, supervision and monitoring of all temporary tree protection, any special construction works within any defined tree protection area and the arboricultural watching brief shall be carried out in accordance with the Arboricultural Impact Assessment & Method Statement received 31 July 2015.

 

Reason: To ensure the protection of trees identified for retention at the site. This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14, CS18 and CS19 of the West Berkshire Core Strategy (2006-2026).

 

14.  Previously Condition No. 20  Bat roost voids/means of access AMENDED 15/00947/COND5

 

No dwelling shall be occupied until the bat tubes and woodcrete bird nest boxes to be placed in retained trees have been provided and no dwelling with a bat tube or woodcrete bird nest box shall be occupied until that individual dwelling has been constructed with the appropriate bat tube or woodcrete bird nest box as shown in relation to the site on approved drawing numbers SH19196-12B (sheets 1-3), received 7 April 2015; 1189PLN337 received 26 May 2015 and 1189/PLN/338A received 9 June 2015 showing the retained trees and the approved drawings SH20373-11G-Sheet 1 REVISION G, SH20373-11G-Sheet 2 REVISION G and SH20373-11G-Sheet 3 REVISION G received 22 June 2017 showing the amended landscaping. Thereafter the bat tubes and woodcrete bird nest boxes shall be maintained and permanently retained in accordance with the approved details.

 

Reason:  To ensure the protection of bats and woodcrete species, which are subject to statutory protection under European Legislation.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS17 of the West Berkshire Core Strategy (2006-2026).

 

15.  Previously Condition No. 21  Construction method statement AMENDED

 

The construction works shall incorporate and be completed in accordance with the approved construction method statement received 31 July 2015 and drawing 1189-PLN-7434A received 1 September 2015.

 

Reason: To safeguard the amenity of adjoining land uses and occupiers and in the interests of highway safety.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS5 and CS13 of the West Berkshire Core Strategy (2006-2026), Policy TRANS 1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

16.  Previously Condition No. 22  Layout and Design Standards

 

The detailed layout of the site shall comply with the Local Planning Authority's standards in respect of road and footpath design and vehicle parking and turning provision.   This condition shall apply notwithstanding any indications to these matters which have been given in the current application.

 

Reason: In the interest of road safety and flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026) and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

17.  Previously Condition No. 24  Footway/cycleway provision (details) 15/00945/COND3

 

No dwelling shall be occupied until the footway/cycleway has been provided in accordance with the H716-1189-202, H716-1189-152 and H716-1189-153 received 7 April 2015 and any statutory undertaker's equipment or street furniture located in the position of the footway/cycleway has been re-sited to provide an unobstructed footway/cycleway.

 

Reason: In the interest of road safety and to ensure adequate and unobstructed provision for pedestrians and/or cyclists. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

18.  Previously Condition No. 25  Uncontrolled pedestrian crossing (detail 15/00945/COND3

 

No dwelling shall be occupied until the uncontrolled pedestrian crossing has been provided in accordance with the H716-1189-202 and H716-1189-152 received 7 April 2015 and any statutory undertaker's equipment or street furniture located in the position of the uncontrolled pedestrian crossing has been re-sited to provide an unobstructed crossing facility.

 

Reason: In the interest of road safety and to ensure adequate and unobstructed provision for pedestrians and/or cyclists. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

19.  Previously Condition No. 26  Gradient of private drive

 

The gradient of private drives shall not exceed 1 in 8 or, where buildings are likely to be occupied by the mobility impaired, 1 in 12.

 

Reason: To ensure that adequate access to parking spaces and garages is provided. This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

20.  Previously Condition No. 27  Visibility splays before occupation

 

No dwelling shall be occupied until the visibility splays at the proposed access have been provided in accordance with drawing number 14-T065 03 rev.D received on 22 September 2014.  The land within these visibility splays shall thereafter be kept free of all obstructions to visibility over a height of 0.6 metres above the carriageway level.

 

Reason: In the interests of road safety.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012) and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

21.  Previously Condition No. 28  Vehicle parking provided to standards AMENDED 15/00948/COND6

 

No dwelling shall be occupied until the vehicle parking and turning spaces/areas have been provided in accordance with the approved details within drawings No SH20373-11G-Sheet 1 REVISION G, SH20373-11G-Sheet 2 REVISION G and SH20373-11G-Sheet 3 REVISION G received 22 June 2017.  The parking and turning space shall thereafter be kept available for parking (of private motor cars and/or light goods vehicles) at all times.

 

Reason: To ensure the development is provided with adequate parking facilities in order to reduce the likelihood of roadside parking which would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026), Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007) and Policy P1 of the Housing Site Allocations DPD (May 2017).

 

22.  Previously Condition No. 30  Cycle storage 15/00948/COND6

 

Plots 13-25 shall not be occupied until the cycle parking and storage spaces have been provided in accordance with the approved details within drawings SH20373-11G-Sheet 1 REVISION G, SH20373-11G-Sheet 2 REVISION G and SH20373-11G-Sheet 3 REVISION G received 22 June 2017.

 

Plots 1-12 and 26-50 shall not  be occupied until the cycle parking and storage space for plots 1-12 and 26-50 has been provided in accordance with the drawing 1189/1-50/001 E (received 7 April 2015) showing the proposed location of all designated cycle storage for each dwelling including:

 

·         Up to four cycles at each dwelling with a garage,

·         A cycle shed measuring 2500mm x 2000mm with storage for two cycles at all 2 & 3 bed houses

·         A 15 cycle shelter to accommodate bikes from the flats

·         Sheds and garages shall be secured with a Sheffield stand which is to be bolted to the garage floor or concrete base slabs (email from David Howells received 4 June 2015). 

·         Cycle shelter to accommodate for the flats shall be provided in accordance with drawings 1189/26-34/60 and SFD Semi Vertical Cycle Stands details received (15 June 2015)

 

Thereafter the approved cycle parking and storage space shall be retained for this purpose at all times.

 

Reason: To ensure that there is adequate and safe cycle storage space within the site.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS13 of the West Berkshire Core Strategy (2006-2026), Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007) and Policy P1 of the Housing Site Allocations DPD (May 2017).

23.  Previously Condition No. 31  SUDS 15/00946/COND4

 

The dwellings hereby permitted shall not be occupied until the sustainable drainage measures have been implemented in accordance with the approved details listed below:

 

·         H716-1189-102K received 30 November 2015

·         H716-1189-101L received 30 November 2015

·         H716-1189-142C received 30 November 2015

·         H716-1189-161D received 30 November 2015

·         H716-1189-203C received 30 November 2015

·         H716-Issue Sheet received 30 November 2015

·         H716-SA3REVA received 30 November 2015

·         H716-SA4REVA received 30 November 2015

·         H716-SA1-2REVA received 30 November 2015

 

Thereafter the sustainable drainage measures shall be maintained and managed in accordance with the approved details.

 

Reason:   To ensure that surface water will be managed in a sustainable manner. To prevent the increased risk of flooding; to improve and protect water quality, habitat and amenity and ensure future maintenance of the surface water drainage system can be, and is carried out in an appropriate and efficient manner.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policy CS16 of the West Berkshire Core Strategy (2006-2026), and Part 4 of Supplementary Planning Document Quality Design (June 2006).

 

24.  Previously Condition No. 32 Landscape management plan AMENDED 15/00947/COND5

 

The development shall incorporate and be completed in accordance with the Landscape Management and Maintenance Plan received 31 July 2015. This shall ensure that the hedge is retained at a minimum height of 1.8 metres from ground level at the south western side of the hedge.

 

Reason: To ensure the long term management and maintenance of the proposed wild spaces and all other approved landscaping.  This condition is imposed in accordance with the National Planning Policy Framework (March 2012), Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026) and, Supplementary Planning Document Quality Design (June 2006)