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Agenda item

Application No. and Parish: 20/02922/FUL, 39 Newbury Street, Lambourn

Proposal:

Demolish existing bungalow and redevelopment to provide 4 No. 3 bedroom dwelling houses with associated parking and amenity areas.

Location:

39 Newbury Street, Lambourn, Hungerford, RG17 8PB.

Applicant:

Mr S Church

Recommendation:

To DELEGATE to the Service Director of Development and Regulation to GRANT PLANNING PERMISSION subject to the conditions set out in section 8 of this report.

 

Minutes:

(Councillor Howard Woollaston declared a personal interest in Agenda Item 4(3) by virtue of the fact that he was a Member of Lambourn Parish. As his interest was personal and not prejudicial or a disclosable pecuniary interest, he determined to remain to take part in the debate and vote on the matter.)

1.      The Committee considered a report (Agenda Item 4(3)) concerning Planning Application 20/02922/FUL in respect of 39 Newbury Street, Lambourn, Hungerford.

Continuation of Meeting

2.      In accordance with the Council’s Constitution point 7.13.5, the Committee supported the Chairman’s motion that the remaining business could be concluded by 10.30pm, and therefore continued with Agenda Item 4(3).

3.      Mr Simon Till, Team Leader (Western Area Planning), introduced the report to Members, which took account of all the relevant policy considerations and other material planning considerations. In conclusion the report detailed that the proposal was acceptable in planning terms and officers recommended that the Service Director for Development and Regulation be authorised to grant planning permission, subject to the conditions outlined in the main and update reports.

4.      The Chairman asked Mr Paul Goddard, Team Leader (Highways Development Control), if he had any observations relating to the application. Mr Goddard stated that the proposal complied with Policy P1, with the standard of 2.5 spaces per three bedroom house for this part of the district. The proposed access was of sufficient width, and the sightlines onto the public highway were in accordance with standards. Considering the existing bungalow he would consider an increase of 18 vehicle movements a day in total, and did not consider that the development would lead to any detrimental impact.

5.      In accordance with the Council’s Constitution, Ms Louise Wilkin, objector, addressed the Committee on this application.

Objector Representation

6.      Ms Wilkin in addressing the Committee raised the following points:

·       There was a previous application for the site and Members would be deciding on which design to approve.

·       She wanted to present the case for local knowledge. Thames Water had said that there was no problem with waste water and sewage. This was only partially true. In reality, whilst the pipes are able to take the sewage, they can not take the extra load when it rains. Ground water and rain water seep into the pipes and it cause flooding. This had been going on for 20 years and Thames Water had only recently begun to address the issue properly by lining the drains. The project was not yet completed and the temporary fix was to bring mobile pumps which collected the water and the sewage, filter it and then feed it into the river Lambourn.

·       The residents had had enough of the filthy streets, noisy pumps and dirty river. However Thames Water frames it the fact was that the Lambourn drains were not fit for purpose. They were not able to deal with the village as it was and she was asking the Committee to stop allowing more new homes to be built until Thames Water are on top of things.

·       Her other comment was about highways. Another conflict between theory and reality. It was fine to look at the site map and visibility sightlines were great, but it did not show any parking. In reality, there are two buses. People needed cars and lots of the older houses do not off-road parking. The side roads adjacent to the site are already full most of the time. The inevitable overspill from the site, would go onto the main road, which was a narrow village road with two blind bends on either side of the site. There were already problems with the Nippy Chippy shop and street parking.

·       She asked that it be ensured that the sightlines were kept clear by putting double-yellow lines along Newbury Street.

·       She wanted to bring to the Committee’s attention the frustration with Thames Water and the flooding in the area.

Member Questions to the Objector

7.      Councillor Tony Vickers asked whether Thames Water had revealed whether the problem was due to leakage, or because parts of the system were combined drainage. Ms Wilkin responded that it was due to leakage from very old pipes, and that work to provide lining was incomplete and therefore as more houses were being built the flooding continued.

8.      Councillor Carolyne Culver asked how often these sewage leakage problems occurred. Ms Wilkin responded that it happened every time it rained to varying degrees.

9.      Councillor Culver asked whether the images of on-street parking provided were unrepresentative of the reality. Ms Wilkin felt that the photographs did not represent reality. Parking occurred on two side roads, Tubbs Farm Close, which was always full, and Station Road, which was usually busy but was empty on the day it was photographed.

Ward Member Representation

10.   Councillor Howard Woollaston in addressing the Committee raised the following points:

·       As there was no objection raised by Lambourn Parish Council and there was an extant planning permission, he could not see any real grounds to reject the scheme, which in his view was more sympathetic than the previous scheme.

·       He did appreciate the concerns regarding drainage, and it had been an ongoing issue for many years caused by ground water penetration into the old pipes.

·       He chaired the Lambourn Valley flood forum and the pipes would eventually all be relined and the man-holes sealed. To his know the work had been carried out in this location and he could therefore see no reason to refuse the application.

Member Questions to the Ward Member

11.   Members did not have any questions of clarification.

Member Questions to Officers

12.   Councillor Adrian Abbs sought clarification on how many parking spaces were proposed. Mr Goddard explained that there were initially eight spaces proposed, which was objected to by Highways officers as it did not comply with Policy P1, and amended plans now included ten parking spaces. Mr Till responded that the amended plans would be what was adhered to.

13.   Councillor Culver asked why there were only two electric vehicle charging points for four houses. Mr Goddard responded that they had been placed between two spaces each, so four spaces would have access.

14.   Councillor Phil Barnett sought clarification about the level of the site in relation to the street. He queried the depth of the footings of the building. Mr Till responded that the depth of the footings was not relevant to the eventual height of the building. The depth of the footings would be as deep as it needed to be in order to provide a ceiling height for the rooms within the building, and would not affect the ridge height which was set within the planning application details. There was a condition to secure details of the levels in order to establish both the depth and each finished floor level, to ensure the ridge height, as set in the planning drawings.

15.   Councillor Tony Vickers asked who would be responsible if the retaining wall were to be damaged by the construction. Mr Till explained that it was not a planning matter, but one for civil legislation. It was a civil engineering problem. Councillor Tony Vickers asked whether there was communication between Building Control and Planning officers should the levels need to be amended. Mr Till advised that the point was venturing outside of planning matters and into internal communication processes. If it was noted that works were being constructed in an unauthorised fashion, then the works would need to be investigated and decision made as to whether it was expedient to take formal action.

Debate

16.   Councillor Abbs opened the debate by stating that there were few objections, but suggested that Policy CS15 be included as a condition. Mr Till responded that he found it difficult to frame a wording for a condition that did not refer properly to the policies of the Local Plan. He reiterated that policy CS15 did not seek for minor residential developments to be zero carbon, and that the Code for Sustainable Homes had been abolished.

17.   Councillor Culver noted that it was disappointing that the applicant was not present to make their views known and address the public’s concerns and reassure them.

18.   Councillor Vickers proposed to accept officer’s recommendation and grant planning permission subject to the conditions listed in the main report and update report. This was seconded by Councillor Hilary Cole.

19.   Councillor Culver stated that it was ironic Thames Water raised no objection when there was clearly an issue with foul water and considering the amount of discharge into local rivers.

20.   The Chairman invited Members of the Committee to vote on the proposal by Councillor Tony Vickers, seconded by Councillor Hilary Cole to grant planning permission. At the vote the motion was carried.

RESOLVED that the Service Director for Development and Regulation be authorised to grant planning permission subject to the following conditions:

Conditions

1.

Commencement of development

 

The development hereby permitted shall begin not later than three years from the date of this decision.

 

Reason:   To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

 

 

 

2.

Approved plans

 

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

 

Block and Location Plan, drawing number 11420-11 received on 10th December 2020;

Proposed Site Plan, drawing number 11420-01 Rev C received on 15th October 2021;

Visibility Splay Plan, drawing number 11420-12 received on 10th December 2020;

Proposed Rear and Front Elevations Plan, drawing number 11420-06 Rev A received on 24th September 2021;

Proposed Side Elevations Plan, drawing number 11420-07 Rev A received on 24th September 2021;

Proposed Ground Floor Plan, drawing number 11420-02 Rev A received on 24th September 2021;

Proposed First Floor Plan, drawing number 11420-03 Rev A received on 24th September 2021;

Proposed Second Floor Plan, drawing number 11420-04 Rev A received on 24th September 2021;

Proposed Roof Plan, drawing number 11420-05 Rev A received on 24th September 2021.

 

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

 

3.

Construction Method Statement

 

No development shall take place until a Construction Method Statement (CMS) has been submitted to and approved in writing by the Local Planning Authority.  Thereafter the demolition and construction works shall incorporate and be undertaken in accordance with the approved CMS.  The CMS shall include measures for:

(a)  A site set-up plan during the works;

(b)  Parking of vehicles of site operatives and visitors;

(c)  Loading and unloading of plant and materials;

(d)  Storage of plant and materials used in constructing the development;

(e)  Erection and maintenance of security hoarding including any decorative displays and/or facilities for public viewing;

(f)    Wheel washing facilities;

(g)  Measures to control dust, dirt, noise, vibrations, odours, and surface water run-off during construction;

(h)  A scheme for recycling/disposing of waste resulting from demolition and construction works;

(i)    Hours of construction and demolition work.

 

Reason:   To safeguard the amenity of adjoining land uses and occupiers, and in the interests of highway safety.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS13 and CS14 of the West Berkshire Core Strategy 2006-2026, and Policies OVS.5, OVS.6 and TRANS.1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).  A pre-commencement condition is required because the CMS must be adhered to during all demolition and construction operations.

 

4.

Tree Protection

 

No development (including site clearance and any other preparatory works) shall commence on site until a scheme for the protection of trees to be retained is submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location of the protective fencing, and shall specify the type of protective fencing.  The protective fencing should be as specified at Chapter 6 and detailed in figure 2 of B.S.5837:2012.  All such fencing shall be erected prior to any development works taking place and at least 2 working days’ notice shall be given to the Local Planning Authority that it has been erected. It shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities or storage of materials whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority.

 

Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with the National Planning Policy Framework, and Policies CS14, CS18 and CS19 of West Berkshire Core Strategy 2006-2026. A pre-commencement condition is necessary because insufficient detailed information accompanies the application; tree protection installation measures may be required to be undertaken throughout the construction phase and so it is necessary to approve these details before any development takes place.

 

5.

Sustainable Drainage

 

No development shall take place until details of sustainable drainage measures to manage surface water within the site have been submitted to and approved in writing by the Local Planning Authority. 

These details shall:

 

a) Incorporate the implementation of Sustainable Drainage methods (SuDS) in accordance with the Non-Statutory Technical Standards for SuDS (March 2015), the SuDS Manual C753 (2015) and the Sustainable Drainage Systems SPD ( December 2018);

b) Include and be informed by a ground investigation survey which establishes the soil characteristics, infiltration rate and groundwater levels; any soakage testing should be undertaken in accordance with BRE365 methodology;

c) Include attenuation measures to retain rainfall run-off within the site, off site discharge will not be permitted;

d) Include construction drawings, cross-sections and specifications of all proposed SuDS measures within the site;

e) Include run-off calculations, discharge rates, infiltration and storage capacity calculations for the proposed SuDS measures based on a 1 in 100 year storm +40% for climate change;

f) Include pre-treatment methods to prevent any pollution or silt entering SuDS features or causing any contamination to the soil or groundwater;

g) Ensure any permeable paved areas are designed and constructed in accordance with manufacturers guidelines;

h) Ensure any permeable areas are constructed on a permeable sub-base material such as Type 3 or reduced fines Type 1 material as appropriate;

i) Include details of how the SuDS measures will be maintained and managed after completion.  These details shall be provided as part of a handover pack for subsequent purchasers and owners of the property/premises;

j) Provide details of how surface water will be managed and contained within the site during any construction works to prevent silt migration and pollution of watercourses, highway drainage and land either on or adjacent to the site;

k) Provide a verification report carried out by a qualified drainage engineer demonstrating that the drainage system has been constructed as per the approved scheme (or detail any minor variations thereof), to be submitted to and approved by the Local Planning Authority on completion of construction. This shall include: plans and details of any key drainage elements (surface water drainage network, attenuation devices/areas, flow restriction devices and outfalls) and details of any management company managing the SuDS measures thereafter.

 

The above sustainable drainage measures shall be implemented in accordance with the approved details before the buildings hereby permitted are occupied or in accordance with a timetable to be submitted and agreed in writing with the Local Planning Authority as part of the details submitted for this condition.  The sustainable drainage measures shall be maintained and managed in accordance with the approved details thereafter.

 

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 applied in accordance with the National Planning Policy Framework, Policy CS16 of the West Berkshire Core Strategy (2006-2026), Part 4 of Supplementary Planning Document Quality Design (June 2006) and the Sustainable Drainage Systems SPD ( December 2018).  A pre-condition is necessary because insufficient detailed information accompanies the application and sustainable drainage measures may require work to be undertaken throughout the construction phase, therefore it is necessary to approve these details before any development takes place.

 

6.

Ground and Finished Floor Levels

 

No development shall take place until details of existing and proposed ground levels, and finished floor levels of the dwellings, have been submitted to and approved in writing by the Local Planning Authority.  Thereafter the development shall be carried out in accordance with the approved details.

 

Reason:  To ensure a satisfactory relationship between the proposed development and the adjacent land.  These details are required before development commenced because insufficient information accompanies the application, and the agreed details will affect early construction activities.  This condition is applied in accordance with the NPPF, Policies ADPP5, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and the Quality Design SPD (June 2006).

 

7.

Biodiversity measures (prior approval)

 

No development shall take place until details of biodiversity enhancement measures have been submitted to and approved in writing by the Local Planning Authority.  Such measures shall include bat boxes and bird boxes.  Thereafter, no dwelling shall be occupied until the measures related to that dwelling have been installed/constructed in accordance with the approved details.

 

Reason: To ensure biodiversity enhancements are incorporated into the development.  These details are required before development commenced because insufficient information accompanies the application, and the agreed details will affect early construction activities.  This condition is applied in accordance with the National Planning Policy Framework, and Policy CS17 of the West Berkshire Core Strategy 2006-2026.

 

8.

Protection of breeding birds during construction

 

No removal of hedgerows, trees or shrubs or works to or demolition of buildings or structures that may be used by breeding birdsshall take place between 1st March and 31st August inclusive, unless a competent ecologist has undertaken a careful, detailed check of vegetation or buildings/structures for active birds’ nests immediately before the vegetation or buildings/structure is cleared and provided written confirmation that no birds will be harmed and/or that there are appropriate measures in place to protect nesting bird interest on site. Any such written confirmation should be submitted to the Local Planning Authority.

 

Reason: To ensure that breeding birds are protected from harm during construction. All British birds, their nests and eggs (with certain limited exceptions) are protected by Section 1 of the Wildlife and Countryside Act 1981, as amended.  This condition is applied in accordance with the National Planning Policy Framework, and Policy CS17 of the West Berkshire Core Strategy 2006-2026.

 

9.

Soft stripping before mechanical demolition

 

No mechanical demolition of the existing dwelling and garage will take place until a soft strip of the roof has been undertaken.  The roof tiles will be lifted carefully by gloved hands, or with handheld tools as necessary, supervised directly by a licensed ecologist or ‘Registered Consultant’ under the Bat Mitigation Class licence.  In the event that bat(s) are discovered during the course of the work, the ecologist will capture the bat(s) and transfer it/them directly to a bat box erected in advance of the works.  If a bat is found during work to the remainder of the property when the ecologist is not present, works will stop immediately, and a licensed ecologist will be called back to site to provide further advice. Mechanical demolition shall not take place until the licensed ecologist has confirmed that all potential roosting sites have been stripped adequately.

 

Reason: To avoid harm to protected bat species during demolition operations.  This condition is applied in accordance with the National Planning Policy Framework, and Policy CS17 of the West Berkshire Core Strategy 2006-2026.

 

10.

Materials

 

No construction above slab level of any dwelling shall take place until a schedule of the materials to be used in the construction of the external surfaces of the development hereby permitted, has been submitted to and approved in writing by the Local Planning Authority.  Samples of materials shall be made available upon request.  Thereafter the development shall be carried out in accordance with the approved details.

 

Reason:   To ensure that the external materials respect the character and appearance of the area.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026) and Supplementary Planning Document Quality Design (June 2006). 

 

11.

Soft landscaping

 

No dwelling hereby permitted shall be first occupied until a detailed soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority.  The soft landscaping scheme shall include detailed plans, planting and retention schedule, programme of works, and any other supporting information.  All soft landscaping works shall be completed in accordance with the approved soft landscaping scheme within the first planting season following completion of building operations / first occupation of any new dwelling (whichever occurs first).  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 this completion of the approved soft 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.

 

Reason:   Landscaping is an integral element of achieving high quality design.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and the Quality Design SPD.

 

12.

Hard landscaping

 

No dwelling hereby permitted shall be first occupied until the hard landscaping of the site has been completed in accordance with a hard landscaping scheme that has first been submitted to and approved in writing by the Local Planning Authority.  The hard landscaping scheme shall include details of any boundary treatments (e.g. walls, fences) and hard surfaced areas (e.g. driveways, paths, patios, decking) to be provided as part of the development.

 

Reason:   Landscaping is an integral element of achieving high quality design.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), and the Quality Design SPD.

 

13.

Provision of Footway

 

No dwelling shall be first occupied until the 1.5-1.6 metre wide footway to be constructed on the western side of Newbury Street fronting the application site has been provided in accordance with drawing number 11420-01 Rev C received on 15th October 2021 and any statutory undertaker's equipment or street furniture located in the position of the footway has been re-sited to provide an unobstructed footway.

 

Reason: In the interest of road safety and to ensure adequate and unobstructed provision for pedestrians. This condition is imposed in accordance with the National Planning Policy Framework 2019 and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

14.

Electric Charging Point

 

No dwelling shall be first occupied until the electric vehicle charging points have been provided in accordance with the approved drawings. Thereafter, the charging points shall be maintained and kept available and operational for the charging of electric vehicles at all times.

 

Reason:   To secure the provision of charging points to encourage the use of electric vehicles.  This condition is applied in accordance with the National Planning Policy Framework, Policy CS13 of the West Berkshire Core Strategy 2006-2026, and Policy P1 of the Housing Site Allocations DPD 2006-2026.

 

15.

Access Closure with reinstatement

 

The existing vehicular access at the site shall be stopped up and abandoned immediately after the new access hereby approved has been brought into use. The footway shall, at the same time as the stopping-up and abandonment, be reinstated to the satisfaction of the Local Planning Authority.

 

Reason: In the interest of road safety and highway maintenance. 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).

 

16.

Surfacing of access

 

No dwelling hereby permitted shall be first occupied until the surfacing arrangements for the vehicular access to the highway has been constructed in accordance with details that have been submitted to and approved in writing by the Local Planning Authority.   Such details shall ensure that bonded material is used across the entire width of the access for a distance of 5 metres measured back from the carriageway edge. Thereafter the surfacing arrangements shall be maintained in accordance with the approved details.

 

Reason: To avoid migration of loose material onto the highway in the interest of road safety. This condition is imposed in accordance with the National Planning Policy Framework 2019 and Policy CS13 of the West Berkshire Core Strategy (2006-2026).

 

 

 

17.

Parking/turning in accordance with plans

 

No dwelling shall be first occupied until the vehicle parking and turning spaces have been surfaced, marked out and provided in accordance with the approved plans.  The parking and turning space shall thereafter be kept available for parking and manoeuvring (of private motor cars) at all times.

 

Reason: To ensure the development is provided with adequate parking facilities, in order to reduce the likelihood of roadside parking that would adversely affect road safety and the flow of traffic.  This condition is imposed in accordance with the National Planning Policy Framework 2019, Policy CS13 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocations DPD 2006-2026 and Policy TRANS1 of the West Berkshire District Local Plan 1991-2006 (Saved Policies 2007).

 

18.

Cycle storage

 

No dwelling shall be first occupied until cycle parking/storage facilities for that dwelling have been provided in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority.  Thereafter the facilities shall be maintained and kept available for that purpose at all times.

 

Reason:   To ensure the provision of cycle parking/storage facilities in order to encourage the use of cycles and reduce reliance on private motor vehicles.  This condition is applied in accordance with the National Planning Policy Framework, Policy CS13 of the West Berkshire Core Strategy 2006-2026, Policy P1 of the Housing Site Allocations DPD 2006-2026, Quality Design SPD, and the Council’s Cycle and Motorcycle Advice and Standards for New Development (November 2014).

 

19.

Visibility splays before development

 

No dwelling shall be first occupied until visibility splays of 2.4 metres x 43.0 metres have been provided in both directions at the new access onto Newbury Street in accordance with the approved plans.  Thereafter, the visibility splays shall be kept free of all obstructions to visibility above a height of 0.6 metres above carriageway level at all times.

 

Reason:   To ensure there is adequate visibility at the access, in the interests of highway safety.  This condition is applied in accordance with the National Planning Policy Framework, and Policy CS13 of the West Berkshire Core Strategy 2006-2026.

 

20.

Refuse Storage

 

No dwelling shall be occupied until a storage area for refuse and recycling receptacles (and collection areas if necessary) has been provided for that dwelling in accordance with details, including any means of enclosure, which have first been submitted to and approved in writing by the Local Planning Authority.

 

Reason:   To ensure that there is adequate refuse and recycling storage facilities within the site, to ensure safe and adequate collection in the interests of highway safety and local amenity.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS13 and CS14 of the West Berkshire Core Strategy (2006-2026), and the West Berkshire Quality Design SPD (Part 1, Section 2.13).

 

21.

HMO restriction

 

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that order with or without modification), the dwellings hereby permitted shall only be used as a single dwellinghouse (Use Class C3), and for no other purpose (including any other purpose in Class C4 (House of Multiple Occupation) on the Schedule to the Town and Country Planning (Use Classes) Order 1987 (or any order revoking, re-enacting or modifying that order with or without modification).

 

Reason:  There would be insufficient parking to use any of the dwellings as a house of multiple occupation under Use Class C4 without detriment to highway safety.  This condition is applied in accordance with the National Planning Policy Framework, Policies CS13, CS14 and CS19 of the West Berkshire Core Strategy (2006-2026), Policy P1 of the Housing Site Allocations DPD (2006-2026), and Quality Design SPD (June 2006).

 

22.

Permitted development restriction (windows/dormers)

 

Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any order revoking, re-enacting or modifying that Order with or without modification), no windows/dormer windows (other than those expressly authorised by this permission) which would otherwise be permitted by Schedule 2, Part 1, Classes A, B and/or C of that Order shall be constructed at second floor level on the rear (north-west) and side (south-west) elevations of the dwellings hereby permitted, without planning permission being granted by the Local Planning Authority on an application made for that purpose.

 

Reason:  To prevent overlooking of adjacent properties/land, in the interests of safeguarding the privacy of the neighbouring occupants.  This condition is applied in accordance with the National Planning Policy Framework, Policy CS14 of the West Berkshire Core Strategy (2006-2026), Quality Design SPD (2006) and House Extensions SPG (July 2004).

 

 

Supporting documents: