WINDSOR RURAL DEVELOPMENT CONTROL PANEL

11 March 2015 Item: 6ApplicationNo.:

14/04076/FULL

Location: Palmers of Windsor Dedworth Road Windsor SL4 4LHProposal: Construction of 9. no flats in two blocks with bin and cycle stores following demolition

of existing.Applicant: Mr Brown- Henstone LimitedAgent: Mr Warren Joseph- Ascot DesignParish/Ward: Bray Parish

If you have a question about this report, please contact: Vivienne McDowell on 01628 796578 or atvivienne.mcdowell@rbwm.gov.uk

1. SUMMARY

1.1 This application proposes a total of 9 dwelling units (6 x 1-bedroom units and 3 x 2-bedroomunits) arranged in 2 blocks. The site is currently occupied by Palmers which is a removalscompany (Storage and Distribution use).

1.2 It is considered that the design and impact of the new buildings is acceptable in this location. Theproposed development is also considered to be acceptable on the amenities of neighbouringproperties, particularly given the existing use and buildings on the site.

1.3 There would be limited open space within the site to provide meaningful planting and landscapingwithin the site; however, the Local Planning Authority considers that commuted payments toprovide 5 off-site trees along Willows Path, would in this case be more beneficial to the visualamenities of this locality than on-site tree planting. The Council’s Tree Officer has advised therewould be scope to plant 3 small trees on site in shrub beds near the cycle and bin stores. Giventhe configuration of this plot and number of units proposed the amount of on site amenity spacefor future occupiers is somewhat limited. Nevertheless, given the location of the application sitealongside Willows Path and the former commercial use of the site, it is considered that thedensity of development proposed on the site is acceptable and therefore it would be difficult torefuse this application on the basis of insufficient on site amenity space.

It is recommended the Panel authorises the Director of Development and Regeneration:

1. To grant planning permission on the satisfactory completion of an undertaking tosecure the infrastructure in Section 7 of this report, to secure off-site tree plantingpayments and secure a management company to maintain the amenity spaceswithin the site and with the conditions listed in Section 10 of this report.

2 To refuse planning permission if an undertaking to secure the infrastructure inSection 7 of this report, to secure off-site tree planting payments and secure amanagement company to maintain the amenity spaces have not been satisfactorilycompleted by 1 April 2015 would not be accompanied by associated infrastructureimprovements.

2. REASON FOR PANEL DETERMINATION

The Council’s Constitution does not give the Director of Development and Regenerationdelegated powers to determine the application in the way recommended; such decisions canonly be made by the Panel.

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3. DESCRIPTION OF THE SITE AND ITS SURROUNDINGS

3.1 The site lies to north of Dedworth Road. The site comprises a storage building/s, storagecontainers and ancillary office together with external parking areas. The site is not in the GreenBelt nor within the flood plain. The surrounding properties comprise a mixture of terraced anddetached two storey houses and three storey flats (Willow Path Court). Willows Path is publicright of way and connects Dedworth Road to Maidenhead Road (to the north).

4. DESCRIPTION OF THE PROPOSAL AND ANY RELEVANT PLANNING HISTORY

Ref. Description Decision and Date

94/01609(472613)

Detached single storey building to provide siteoffice and ancillary staff.

Approved 15.07.1994

03/83420 2 storey repository and landscaping followingdemolition of existing

Approved 12.09.2003

04/01051 Rear extension to storage repository andinstallation of mezzanine to provide staff rest roomand toilets. Amendment to 03/83420.

Approved 16.05.2005

4.1 This application proposes a total of nine residential units arranged in two blocks (1-6) and (7-9).Six of the units are 1-bedroom units and three are 2-bedroom units. The units 1-6 have one mainsingle entrance hall. The units 7-9 have their own individual external entrances.

4.2 There would be cycle parking and bin store and car parking for 12 spaces with a turning head forrefuse vehicles.

5. MAIN RELEVANT STRATEGIES AND POLICIES RELEVANT TO THE DECISION

Royal Borough Local Plan

5.1 The main strategic planning considerations applying to the site and the associated policies are:

Withinsettlement

area

Highways/Parkingissues

Local Plan DG1, H10,H11, H14,E5, E7

T5, P4

5.2 Supplementary planning documents adopted by the Council relevant to the proposal are:

● Planning Obligations and Developer Contributions ● Interpretation of Policy R2 to R6 - Public Open Space provision ● Sustainable Design and Construction ● Planning for an Ageing Population

More information on these documents can be found at:http://www.rbwm.gov.uk/web/pp_supplementary_planning.htm

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Other Local Strategies or Publications

5.3 Other Strategies or publications relevant to the proposal are:

● RBWM Townscape Assessment - view at: http://www.rbwm.gov.uk/web_pp_supplementary_planning.htm

● RBWM Parking Strategy - view at: http://www.rbwm.gov.uk/web_pp_supplementary_planning.htm

● RBWM Public Rights of Way Improvement Plan - view at: http://www.rbwm.gov.uk/web/prow_improvement_plan.htm

National Planning Policy Framework

Core Planning Principles

Within the overarching roles that the planning system ought to play, a set of core land-useplanning principles should underpin both plan-making and decision taking. These twelveprinciples are that planning should:

be genuinely plan-led, empowering local people to shape their surroundings withsuccinct local and neighbourhood plans setting out a positive vision for the future of thearea. Plans should be kept up-to-date and be based on joint working and co-operationto address larger than local issues. They should provide a practical framework withinwhich decisions on planning applications can be made with a high degree ofpredictability and efficiency;

not simply be about scrutiny but instead be a creative exercise in finding ways toenhance and improve the places in which people live their lives;

proactively drive and support sustainable economic development to deliver the homes,business and industrial units, infrastructure and thriving local places that the countryneeds. Every effort should be made objectively to identify and then meet the housing,business and other development needs of an area and respond positively to wideropportunities for growth. Plans should take account of market signals, such as landprices and housing affordability and set out a clear strategy for allocating sufficient landwhich is suitable for development in their area, taking account of the needs of theresidential and business communities;

always seek to secure high quality design and a good standard of amenity for allexisting and future occupants of land and buildings;

take account of the different roles and character of different areas promoting the vitalityof our main urban areas, protecting the Green Belts around them, recognising theintrinsic character and beauty of the countryside and supporting thriving ruralcommunities within it;

support the transition to a low carbon future in a changing climate, taking full account offlood risk and coastal change and encourage the reuse of existing resources includingconversion of existing buildings and encourage the use of renewable resources (forexample, by the development of renewable energy);

contribute to conserving and enhancing the natural environment and reducing pollution.Allocations of land or development should prefer land of lesser environmental value,where consistent with other policies in this Framework;

encourage the effective use of land by reusing land that has been previously developed(brownfield land), provided that it is not of high environmental value;

promote mixed use developments and encourage multiple benefits from the use of landin urban and rural areas, recognising that some open land can perform many functions

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(such as for wildlife, recreation, flood risk mitigation, carbon storage or food production);

conserve heritage assets in a manner appropriate to their significance so that they canbe enjoyed for their contribution to the quality of life of this and future generations;

actively manage patterns of growth to make the fullest possible use of public transport,walking and cycling and focus significant development in locations which are or can bemade sustainable; and

take account of and support local strategies to improve health, social and culturalwellbeing for all and deliver sufficient community and cultural facilities and services tomeet local needs.

6. EXPLANATION OF RECOMMENDATION

6.1 The key issues for consideration are:

i The principle of the development.

ii Impact on neighbours and the character of the area.

iii Living environment for future occupiers

iv Highways and parking

v Sustainable design and construction

vi Planning for an ageing population

vii Developer contributions

The principle of the development

6.2 The site comprises storage buildings, storage containers and ancillary office together withexternal parking areas. The site is surrounded by residential properties and is somewhat out ofcharacter with the primarily residential character of this part of Dedworth Road.

6.3 The site is not an identified employment site and there is no objection under Policy E5 to the lossof an unidentified employment site. Furthermore, Local Plan Policy E7 indicates that whereindustrial firms are considered to be inappropriately located in relation to adjacent land uses, theCouncil will favour redevelopment of these sites for alternative uses more consistent with theirsurroundings. In view of the above, no objections are raised to the loss of the commercial use ofthis site.

6.4 There is no objection in principle to new housing units facing Willow Path, and it is recognisedthat there would be a benefit of increased natural surveillance of the path. There would be onlyone pedestrian access point (gate) onto Willows Path and railings are proposed along most of thesite boundary fronting Willows Path. Details of the railings can be secured by condition.

Impact on neighbouring properties and on the character of the area

6.5 The proposed block 1-6 is a 2 storey flat roofed building with a third floor over part of the building.Flats 7-9 are mainly single storey with a first floor over part of the building. The buildings are acontemporary design comprising brick, render and timber panelling on the exterior. In terms ofdesign and appearance the proposed buildings are considered to be acceptable in this location.

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6.6 The building (units 1-6) has been designed so that there are a limited number of first windows inthe elevation facing The Limes. The first floor windows in this building would comprise 4 hallwaywindows, a bedroom window which would look out directly to an open area between Nos 33 and34 The Limes, and a kitchen window to flat 6 which faces the rear garden of No 31 The Limes.The applicants have submitted amended plans 14-P1080-02 Rev A (dated 23/2/2015) whichshow the first floor hall windows either high level or obscurely glazed and the kitchen window toflat 6 as high level. These amendments would prevent any unacceptable overlooking and loss ofprivacy to properties in The Limes.

6.7 Flats 1-6 would range in height from approximately 5.5 metres (2-storey part) and 8 metres (3-storey part). The existing building on the site of plots 1-6 is also approximately 5.5 metres inheight at its tallest part. The

6.8 The minimum separation distances between flats 1-6 and the rear elevations of houses in TheLimes (numbers 30,31,32 and 33) is just over 17 metres. The three storey part of the building(which is 8 metres in height) would be at least 20 metres from the rear elevations of houses inThe Limes. Normally, a back to back separation distance of 20 metre is desirable to preventunacceptable overlooking situations or loss of outlook. However, given the proposed fenestrationin the elevation facing The Limes, overlooking and loss of privacy is not considered to be amatter for concern. With regard to the outlook from the existing properties in The Limes, it mustbe borne in mind that the existing buildings on the site and various containers on the boundaryare not attractive buildings and the current outlook from the rear elevation of properties in TheLimes is directly onto these buildings and structures. Given the sympathetic design and overallheight of the new building (Plots 1-6), it is considered that the impact in terms of outlook ofproperties in The Limes would be acceptable.

6.9 The separation between the flats 7-9 and rear elevations of the houses in The Limes (numbers25,26,27,28,29,30) would be between 12-13 metres. The separation between the second flooron building 7-9 and houses in The Limes would be approximately 16 metres. Flats 7-9 is mainlya single storey flat roof building with a part first floor element. The single storey part would be 3metres in height and the first floor part would be 5.5 metres in height. There would be no firstfloor windows facing directly towards properties in The Limes. It is considered that therelationship between flats 7-9 and properties in The Limes, is acceptable.

6.10 The principle elevation of Plots 1-6, faces directly onto Willows Path with habitable windows onthe ground floor and first floor parts of the building. There is generally a good level of naturalscreening on and near the rear boundaries of Newberry Crescent. The separation distancesbetween the new building (Plots 1-6) and the houses in Newberry Crescent (numbers 20 and 24)ranges from approximately 20- 22 metres. The separation distance between plots 1-6 and No 22Newberry Crescent ranges from 17.5m – 20 metres. Given the existing use and buildings on thesite and the natural screening, it is considered that the relationship between the proposedbuilding (1-6) and existing properties in Newberry Crescent is acceptable.

6.11 The separation of flats 7-9 and houses in Newberry Crescent would be in excess of 23 metresand the impact on existing properties is considered to be acceptable. The impact on othernearby residential properties (including Brookside, Oatlands and Middle Kimbers) is alsoconsidered to be acceptable.

Living environment for future occupiers

6.12 There would be limited and somewhat fragmented amenity areas within the application site. Oneamenity patch would be triangular in shape to the north of units 7-9 and the other main areawould be between units 1-6 and the boundary with properties in The Limes. There would beother areas of grass to the south of Plots 1-6 and small strips between the proposed buildingsand Willow Path boundary.

6.13 However, given the location of this site, away from the main road and immediately adjacent toWillows Path with its wide verges which provide a pleasant setting for future occupiers, it isconsidered that the amount of on-site amenity space is acceptable in this instance.

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6.14 The restricted on-site amenity space does however provide limited opportunities for meaningfulon-site landscaping and tree planting. However, opportunities to provide off-site tree planting onverges alongside Willows Path through commuted payments (for the Council to plant 5 newtrees) would be far more beneficial to the wider community than on site planting, in thisparticular case.

6.15 The Council’s Tree Officer has advised given the proximity of the proposed buildings, it would bemore appropriate to plant fewer trees on site than shown on the originally submitted plans. TheCouncil’s Tree Officer has advised that 3 trees could be planted on site, all Amelanchier ArboreaRobin Hill, which will need to be planted in shrub beds. These trees could be planted near thebin and cycle stores. This should provide a better amenity for residents on site as well asproviding some softening of views between the properties, without causing a conflict. The treesshould be 10-12cm girth. A landscaping condition would secure the details of the proposedplanting.

Highways and parking considerations

6.16 The Council’s Rights of Way Officer has commented that Public Bridleway 4 Windsor (TheWillows Path) runs to the east of the application site, as indicated in the submitted drawings. It isconsidered that the proposed development would enhance the setting of the Willows Path; inparticular, the configuration of the units to face onto the path, and the use of boundary railingsrather than fencing, are welcomed as this will improve natural surveillance of the path. There areno objections to the application on public rights of way grounds.

6.17 Bus stops are located in the immediate vicinity of the site and a major food store is within 350mwalking distance of the site to the east where more frequent bus services for routes 6/16/16A canbe accessed.

6.18 This section of Dedworth Road is lit and subject to a local 30mph speed restriction. Visibility atthe site access can achieve splays of 2.4m x 70m in each direction which is acceptable from thehighways aspect.

6.19 Parking space is to be provided at a ratio of 1 space per unit for the 6 (1 bed) flats and 2 spacesper unit for the 3 (2 bed) flats. This complies with the requirements in the Council’s parkingstandards. A secure cycle store capable of accommodating up to 10 cycles is also to beprovided. Within the main part of the site a turning head of sufficient dimensions to accommodatea large refuse vehicle is to be provided and a refuse store located nearby to minimise carrydistances.

6.20 A number of conditions are suggested regarding access completion, construction managementplan, parking and turning areas to be provided in accordance with the approved plans.

6.21 Resident of Newberry Crescent has commented that the development will lead to people parkingin Newberry Crescent and accessing the site via the pedestrian access onto Willows Path.Furthermore, this local resident considers that there is no valid reason to have an access ontoWillows Path. Given that the proposed development complies with the Council’s parkingstandards, there is no reason to object to the proposal in terms of parking provision and nojustification for the Council to restrict pedestrian access from the application site to Willows Path.

Sustainable Design and Construction

6.22 The Council has an adopted ‘Sustainable Design and Construction’ Supplementary PlanningDocument was formally adopted in June 2009. It is a material consideration in the assessmentand the purpose of this SPD is to help improve the sustainability performance of buildings andspaces through their construction and subsequent use. It covers a range of areas includingenergy efficiency, renewable energy, water and waste management, materials, biodiversity andpollution and indicates the requirements expected of development and provides guidance on howthis could be achieved. The SPD makes clear that applications submitted without any evidence

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of how issues of sustainability have been considered and appropriate actions taken risk beingrefused.

6.23 For new dwellings, the SPD refers to a range of measures such as reduction of energy demand (throughefficient insulation and the use of A-rated domestic appliances, for example); possible use of renewablesource provision to meet usual energy demand; water saving devices to ensure that the water consumptionper person does not exceed 120 litres per day; rainwater harvesting and/or surface water run-off controlthrough the use of permeable hard surfacing; local sourcing of construction materials and improvedmanagement of waste through recycling and composting, and cycle storage.

6.24 The applicants have submitted details to indicate that the buildings would be economical in theuse of energy, water consumption and materials. Further details can be sought via a condition.

Planning for an Ageing Population

6.25 The Council has an adopted Supplementary Planning Document (SPD) on ‘Planning for anAgeing Population’. This SPD provides guidance for the internal arrangement of homes that willbe flexible to meet the changing needs of residents into the future; for creating inclusivecommunities that will be welcoming and accessible for people of any age, ability or background;and, otherwise, for the development of care homes and retirement communities. It requires newresidential developments to comply with Lifetime Homes Standards as well as the other criteriaincluding ensuring that the development is built to Secure by Design standards.

6.26 The applicants have advised that the buildings will be adaptable to meet the needs of an ageingpopulation. Further details can be sought through a condition.

7. ASSOCIATED INFRASTRUCTURE IMPROVEMENTS

7.1 This development would place additional pressure on local services and infrastructure. TheCouncil requires local services and infrastructure to be improved alongside development and tobe funded by the developer in accordance with its Supplementary Planning Documents settingout the relevant costs (see paragraph 5.3). In this case these improvements can be securedthrough an undertaking under S106 of the 1990 Planning Act completed before planningpermission is granted. Details of the funding and projects are shown below.

Allotments Windsor area allotment provision/improvement £540.00

BiodiversityLocal biodiversity initiatives

£258.00

CommunityFacilities

Facilities at Manor Community and Youth Centre£5,535.00

Education

Projects that are identified in accordance with the published SPD forthe local first, middle and upper schools and SEN provision listedbelow. Where appropriate, monies may also be directed towards theprovision of an entirely new school to serve this area or, on rareoccasions to expanding schools in neighbouring localities that will thenserve this area.

1)Dedworth Subarea First schools

2)Dedworth Middle School

3)Holyport College Year 9

4)The Windsor Boys’ School

5)Windsor Girls’ School

6)SEN Provision, including Manor Green School

The ‘Dedworth Subarea’ listed above refers to Alexander First School,Braywood CE First School, Dedworth Green First School, Hilltop FirstSchool and Homer First School.

£5,408.11

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Indoor SportWindsor Leisure Centre pool and hall improvements

£5,542.50

Libraries

Mobile & Home Library Services;Replacement Mobile Library (120k),Link mobiles to Library Management System (30k),Provide Mobile ICT training on new vehicle (150k),Additional stock contribution (£10k),RFID (£30k)

£6,130.62

Public Art andHeritage

Windsor & Royal Borough Museum (£30k);

Firestation Arts Centre (£30k)

Parish public art project.

£1,978.90

Public OpenSpace

Windsor area improvements to formal sports provision.Osgood Park landscape improvements £23,789.43

Public transportand Highways

Projects to be advised£13,116.29

Wastedisposal/recycling

£675.00

Total Contributions £62,973.85

Monitoring and Management Fee £366 £366.00

Total £63,339.85

7.2 In addition to the above-mentioned contributions the S106 Unilateral Undertaking will need toinclude the commuted sum for the council to plant 5 trees in Willows Path (£520 per tree plusVAT). The total sum sought is £2600 plus VAT. The S106 will also require the setting up of amanagement company for the management of the communal/amenity parts of the site.

7.3 Bray Parish Council has suggested a number of projects for s106 monies to be directed towardsand these have been included where ever possible. However, the projects need to be listed in theCouncil’s SPD for Developer Contributions and monies need to be allocated to the nearestavailable project.

7.4 The Royal Borough of Windsor and Maidenhead (RBWM) has reviewed its approach to requiringcontributions towards infrastructure under S106 of the Town & Country Planning Act in light ofthe changes to the National Planning Policy Guidance (NPPG). RBWM considers that therequirement for infrastructure, the development economics in the Borough and the up to datenature of the S106 Supplementary Planning Document (March 2014) and engagement with localcommunity means that there is justification to continue with a tariff approach to S106. TheCouncil is satisfied in this case that, having regard to the NPPG, NPPF and CIL Regulations, it isable to demonstrate that the contributions sought are necessary to make the proposalacceptable, directly related to the development and reasonably related in scale and kind to theproposed development and would not impact on the viability and deliverability of the scheme.

8. CONSULTATIONS CARRIED OUT

Comments from interested parties

34 occupiers were notified directly of the application.

1 letters was received commenting/objecting to the application, summarised as:

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CommentWhere in thereport this isconsidered

1. No objection to the development per se. There is a problem with parkingin Newberry Crescent. With more than 3 households with more than 1car this will lead to car parking in Newberry Crescent. There is no validreason to have access onto Willow Park.

6.18 - 6.21

Statutory consultees

Consultee CommentWhere in thereport this isconsidered

Highway andRights ofWay Officers

No objection – conditions suggested regarding accesscompletion, construction management plan, parking andturning areas to be provided in accordance with theapproved plans. Standard informatives suggested regardingno damage to footways/verges and no damage toHighway, and Incidental Works Licence.

6.16 -6.21

ParishCouncil

No objections 1.0 -7.3

EnvironmentalProtection

No objection:

Condition suggested:‘No development shall take place until details of themeasures to be taken to acoustically insulate all habitablerooms of the development against aircraft noise, togetherwith details of measures to provide ventilation to habitablerooms, have been submitted to and approved in writing bythe Local Planning Authority. The approved measures shallbe carried out and completed before the development is firstoccupied for residential purposes and retained.

Reason: To ensure an acceptable living environment forfuture occupiers. Relevant Policies Local Plan NAP2, H10.’

Informatives suggested regarding, noise, dust, constructionhours and smoke.

Condition andinformatives tobe included onthe planningpermission. Seesection 10.

Other consultees and organisations

Consultee CommentWhere in thereport this isconsidered

Council’s

Tree Officer

Given the proximity of the proposed buildings, it would beappropriate to plant fewer trees on site than shown. Threetrees are suggested, all Amelanchier Arborea Robin Hill, butthey need to be planted in shrub beds. This should providea better amenity for residents on site as well as providingsome softening of views between the properties, withoutcausing a conflict. The trees should be 10-12cm girth.

There is potential to plant on the verge adjacent to the path.

6.14-6.15

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A more detailed assessment will need to be made to confirmpositions of new trees, but 5 trees spread out along thelength of the site would make up for the limited scale ofplanting within the site. A commuted sum would need to bemade and the Council’s costs for this are £520 per tree plusVAT.

ThamesWater

No objection. Comments on Waste and Water Supply Thames Watercomments to beincluded as aninformative onthe planningpermission. Seesection 10below.

9. APPENDICES TO THIS REPORT

Appendix A - Site location plan

Appendix B - plans

This recommendation is made following careful consideration of all the issues raised through theapplication process and thorough discussion with the applicants. The Case Officer has soughtsolutions to these issues where possible to secure a development that improves the economic,social and environmental conditions of the area, in accordance with NPFF.

In this case the issues have been successfully resolved.

10. CONDITIONS RECOMMENDED FOR INCLUSION IF PERMISSION IS GRANTED

^CR;;1 The development hereby permitted shall be commenced within three years from the date of this

permission.Reason: To accord with the provisions of Section 91 of the Town and Country Planning Act 1990(as amended).

2 No development shall take place until samples of the materials to be used on the externalsurfaces of the development and hardsurfacing materials have been submitted to and approvedin writing by the Local Planning Authority. The development shall be carried out and maintainedin accordance with the approved details.Reason: In the interests of the visual amenities of the area. Relevant Policy

3 The flat roof area of the buildings hereby approved shall not be used as a balcony, roof gardenor similar amenity area without the prior written approval of the Local Planning Authority.Reason: To prevent overlooking and loss of privacy to neighbouring occupiers. Relevant Policies- Local Plan H14.

4 No further window(s) shall be inserted at first floor level or above in the west facing elevation(s)of the buildings hereby approved without the prior written approval of the Local PlanningAuthority.Reason: To prevent overlooking and loss of privacy to neighbouring occupiers. Relevant Policies- Local Plan H11.

5 No part of the development shall be occupied until the access has been constructed inaccordance with drawing No 14-P1080-01. The access shall thereafter be retained.

reason: In the interests of highway safety and the free flow of traffic. Relevant Policies - Local

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Plan T5, DG1.

6 Prior to the commencement of any works of demolition or construction a management planshowing how demolition and construction traffic, (including cranes), materials storage, facilitiesfor operatives and vehicle parking and manoeuvring will be by the Local Planning Authority. Theplan shall be implemented as approved and maintained for the duration of the works or as maybe agreed in writing by the Local Planning Authority.Reason: In the interests of highway safety and the free flow of traffic. Relevant Policies - LocalPlan T5.

7 No part of the development shall be occupied until vehicle parking and turning space has beenprovided, surfaced and marked out in accordance with the approved drawing (Drwg. No. 14-P1080-01). The space approved shall be kept available for parking and turning in associationwith the development.Reason : To ensure that the development is provided with adequate parking facilities in order toreduce the likelihood of roadside parking which could be detrimental to the free flow of traffic andto highway safety, and to facilitate vehicles entering and leaving the highway in forward gear.Relevant Policies - Local Plan P4, DG1.

8 No development shall take place until details of the measures to be taken to acoustically insulateall habitable rooms of the development against aircraft noise, together with details of measuresto provide ventilation to habitable rooms, have been submitted to and approved in writing by theLocal Planning Authority. The approved measures shall be carried out and completed before thedevelopment is first occupied for residential purposes and retained.Reason: To ensure an acceptable living environment for future occupiers. Relevant PoliciesLocal Plan NAP2, H10.

9 No development shall take place until details of sustainability measures have been submitted toand approved in writing by the Local Planning Authority. These details shall demonstrate how thedevelopment would be efficient in the use of energy, water and materials in accordance with theRoyal Borough of Windsor & Maidenhead Sustainable Design & Construction SupplementaryPlanning Document. The development shall be carried out and subsequently retained andmaintained in accordance with the approved details.Reason: To ensure that measures to make the development sustainable and efficient in the useof energy, water and materials are included in the development and to comply with the RoyalBorough of Windsor & Maidenhead Sustainable Design & Construction Supplementary PlanningDocument.

10 No development shall take place until full details of both hard and soft landscape works, havebeen submitted to and approved in writing by the Local Planning Authority and these works shallbe carried out as approved within the first planting season following the substantial completion ofthe development and retained in accordance with the approved details. If within a period of fiveyears from the date of planting of any tree or shrub shown on the approved landscaping plan,that tree or shrub, or any tree or shrub planted in replacement for it, is removed, uprooted ordestroyed or dies, or becomes seriously damaged or defective, another tree or shrub of thesame species and size as that originally planted shall be planted in the immediate vicinity, unlessthe Local Planning Authority gives its prior written consent to any variation.Reason: To ensure a form of development that maintains, and contributes positively to, thecharacter and appearance of the area. Relevant Policies - Local Plan DG1.

11 No development shall commence until details of the siting and design of any new walls, fencing,railings, gates or any other means of enclosure (including any retaining walls) have beensubmitted to and approved in writing by the Local Planning Authority. Such walls, fencing orother means of enclosure as may be approved shall be erected before first occupation of thedevelopment unless the prior written approval of the Local Planning Authority to any variationhas been obtained.Reason: To ensure the satisfactory resultant appearance and standard of amenity of the site andthe surrounding area. Relevant Policy - Local Plan DG1.

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12 No development shall take place until details of how the dwellings and their surroundings wouldbe designed and adaptable for the needs of an ageing population, have been submitted to andapproved in writing by the Local Planning Authority. The development shall be carried out andsubsequently retained and maintained in accordance with the approved details.Reason: To ensure that the needs of an ageing population are provided in the development andto comply with the Royal Borough of Windsor and Maidenhead Planning for an AgeingPopulation Supplementary Planning Document.

Informatives

1 The attention of the applicant is drawn to the Berkshire Act 1986, Part II, Clause 9, whichenables the Highway Authority to recover the costs of repairing damage to the footway or grassverge arising during building operations.

2 The attention of the applicant is drawn to Section 59 of the Highways Act 1980 which enablesthe Highway Authority to recover expenses due to extraordinary traffic.

3 Any incidental works affecting the adjoining highway shall be approved by, and a licenceobtained from The Streetcare Services Manager at Tinkers Lane Depot Tinkers Lane WindsorSL4 4LR tel: 01628 796801 at least 4 weeks before any development is due to commence.

4 The applicant will be required to comply with the Royal Borough of Windsor and MaidenheadLocal Plan Policy (Plan NAP2) subsection 2.5.4 which states where such development ispermitted; sound insulation measures should be incorporated to keep internal levels below 40dB(A).Applicants are invited to contact the Environmental Health Unit Environmental ProtectionTeam Leader on 01628 683830 for a copy of the aircraft noise insulation guidance notes.

5 The applicant and their contractor should take all practicable steps to minimise dust deposition,which is a major cause of nuisance to residents living near to construction and demolition sites.The applicant and their contractor should ensure that all loose materials are covered up ordamped down by a suitable water device, to ensure that all cutting/breaking is appropriatelydamped down, to ensure that the haul route is paved or tarmac before works commence, isregularly swept and damped down, and to ensure the site is appropriately screened to preventdust nuisance to neighbouring properties.-The applicant is advised to follow guidance with respect to dust control and these are availableon the internet:- London working group on Air Pollution Planning and the Environment (APPLE):-London Code of Practice, Part 1: The Control of Dust from Construction; and the-Building Research Establishment: Control of dust from construction and demolition activities.

6 The Royal Borough receives a large number of complaints relating to construction burningactivities. The applicant should be aware that any burning that gives rise to a smoke nuisance isactionable under the Environmental Protection Act 1990. Further that any burning that gives riseto dark smoke is considered an offence under the Clean Air Act 1993. It is the EnvironmentalProtection Team policy that there should be no fires on construction or demolition sites. Allconstruction and demolition waste should be taken off site for disposal. The only exceptionsrelate to knotweed and in some cases infected timber where burning may be considered the bestpracticable environmental option. In these rare cases we would expect the contractor to informthe Environmental Protection Team before burning on 01628 683538 and follow good practice.

7 Surface Water Drainage - With regard to surface water drainage it is the responsibility of adeveloper to make proper provision for drainage to ground, water courses or a suitable sewer. Inrespect of surface water it is recommended that the applicant should ensure that storm flows areattenuated or regulated into the receiving public network through on or off site storage. When it isproposed to connect to a combined public sewer, the site drainage should be separate andcombined at the final manhole nearest the boundary. Connections are not permitted for the

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removal of groundwater. Where the developer proposes to discharge to a public sewer, priorapproval from Thames Water Developer Services will be required. They can be contacted on0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not bedetrimental to the existing sewerage system. Legal changes under The Water Industry (Schemefor the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you sharewith your neighbours, or are situated outside of your property boundary which connect to a publicsewer are likely to have transferred to Thames Water's ownership. Should your proposedbuilding work fall within 3 metres of these pipes we recommend you contact Thames Water todiscuss their status in more detail and to determine if a building over/ near to agreement isrequired. You can contact Thames Water on 0800 009 3921 or for more information please visitour website atwww.thameswater.co.uk .Water Comments - With regard to water supply, this comes within the area covered by theSouth East Water Company. For your information the address to write to is - South East WaterCompany, 3 Church Road, Haywards Heath, West Sussex. RH16 3NY. Tel: 01444-448200

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APPENDIX A – 14/04076/FULL – PALMERS, DEDWORTH ROAD

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APPENDIX B APPLICATION 14/04076/FULL PALMERS, DEDWORTH ROAD

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APPENDIX B - APPLICATION 14/04076/FULL

FLATS 1-6

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APPENDIX B – APPLICATION 14/04076/FULL

UNITS 7-9

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APPENDIX B – 14/04076

CYCLE STORE

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APPENDIX B 14/04076

BIN STORE

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APPENDIX B – 14/04076 PALMERS, DEDWORTH ROAD

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