Planning & Property Services Town Hall St Ives Road Maidenhead Berkshire SL6 1RF

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1 Fj Mr John A Andrews - John Andrews Associates The Lodge 66 St Leonards Road Windsor SL4 3BY Planning & Property Services Town Hall St Ives Road Maidenhead Berkshire SL6 1RF Town and Country Planning Act 1990 (as amended) Notice of Decision Appn. Date: 14th June 2013 Appn. No.: 13/01655 Type: Full Proposal: Demolition of existing dwellinghouse, rear cottage and office building together with outbuildings and the erection of a replacement dwelling with detached garage and garden shed/cycle store Location: Folly Cottage Ascot Road Holyport Maidenhead SL6 2JB Parish/Ward Bray Parish The Council of the Royal Borough of Windsor and Maidenhead GRANTS PERMISSION for the above development to be carried out in accordance with the application submitted by you on the above date, subject to the following conditions: 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 external surfaces of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and maintained in accordance with the approved details. Reason: In the interests of the visual amenities of the area. Relevant Policies DG1, CA2. 3 The existing house and all outbuildings shown on plan P-10C shall be demolished and removed from the site prior to the commencement of construction of the proposed house and garage/store. Reason: In the interests of maintaining the openness of the Green Belt. Relevant Policies- Local Plan GB1, GB2. 4 Irrespective of the provisions of Classes A, B, C, D and E of part 1 of Schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and reenacting that Order with or without modification) no enlargement of the dwellinghouse the subject of this permission or erection of any ancillary building within its curtilage shall be carried out without planning permission having first been obtained from the Local Planning Authority. Reason: The site is in the Green Belt, within a Conservation Area and within an area liable to flooding. Relevant Policies - Local Plan GB1, GB2, GB3, DG1, CA2, F1.

2 5 Prior to any equipment, machinery or materials being brought onto the site, details of the measures to protect, during construction, the trees shown to be retained on the approved plan, shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented in full prior to any equipment, machinery or materials being brought onto the site and thereafter maintained until the completion of all construction work and all equipment, machinery and surplus materials have been permanently removed from the site. These measures shall include fencing in accordance with British Standard 5837 and a method statement for the reinstatement of soft ground on the site of the existing house and along the front boundary. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the prior written approval of the Local Planning Authority. Reason: To protect trees which contribute to the visual amenities of the site and surrounding area. Relevant policies- Local Plan DG1, N6. 6 No development shall take place until full details of both hard and soft landscape works including fencing, have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved within the first planting season following the substantial completion of the development and retained in accordance with the approved details. If within a period of five years 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 or destroyed or dies, or becomes seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted in the immediate vicinity, unless the Local Planning Authority gives its prior written consent to any variation. Reason: To ensure a form of development that maintains, and contributes positively to, the character and appearance of the area. Relevant Policies - Local Plan DG1. 7 No development shall take place until details of sustainability measures have been submitted to and approved in writing by the Local Planning Authority. These details shall demonstrate how the development would be efficient in the use of energy, water and materials in accordance with the Royal Borough of Windsor and Maidenhead Sustainable Design and Construction SPD. The development shall be carried out and subsequently retained and maintained in accordance with the approved details. Reason: To ensure that measures to make the development sustainable are efficient in the use of energy, water and materials are included in the development and to comply with the Royal Borough of Windsor and Maidenhead Sustainable Design and Construction SPD. 8 The dwelling shall not be occupied until details of the location of a water butt of at least 120L internal capacity to be installed to intercept rainwater draining from the roof of each dwelling has been submitted to and approved in writing by the Local Planning Authority and subsequently provided at each dwelling. The approved facilities shall be retained. Reason: To reduce the risk of flooding and demand for water, increase the level of sustainability of the development and to comply with Requirement 4 of the Royal Borough of Windsor & Maidenhead Sustainable Design & Construction Supplementary Planning Document. 9 Any hard surfaces shall be made of porous materials and retained thereafter or provision shall be made and retained thereafter to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the property. Reason: To reduce the risk of flooding and pollution and increase the level of sustainability of the development and to comply with Requirement 5 of the Royal Borough of Windsor & Maidenhead Sustainable Design & Construction Supplementary Planning Document. 10 No development shall commence until details of all finished slab levels in relation to ground level (against OD Newlyn) have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and maintained in accordance with the approved details.

3 Reason: To prevent an increased risk of flooding elsewhere due to impedance of flood flows and reduction of floodwater storage capacity. Relevant Policy - Local Plan F1. 11 The finished floor levels shall be set no lower than 26.41m AOD. Reason: To minimise the risk of flooding to the building. Relevant Policy - Local Plan F1. 12 The garage and outbuildings shall include openings extending from the ground level up to the 1% annual probability flood level plus 300mm allowance for climate change and extend along 20% of each building side or every 5 metres (whichever greatest); each opening to be at least 1 metre wide. Reason: To prevent loss of floodplain storage. 13 No development approved by this planning permission shall take place until a scheme for the provision and management of a buffer zone alongside the watercourse shall be submitted to and agreed in writing by the local planning authority. Thereafter the development shall be carried out in accordance with the approved scheme and any subsequent amendments shall be agreed in writing with the local planning authority. The scheme shall include: - plans showing the extent and layout of the buffer zone details of the planting scheme (for example, native species) - details demonstrating how the buffer zone will be protected during development and managed/maintained over the longer term - details of any footpaths, fencing, lighting etc. Reason: Development that encroaches on watercourses has a potentially severe impact on their ecological value. This is contrary to government policy in Planning Policy Statement 1 and Planning Policy Statement 9 and to the UK Biodiversity Action Plan. Land alongside watercourses is particularly valuable for wildlife and it is essential this is protected. Article 10 of the Habitats Directive also stresses the importance of natural networks of linked corridors to allow movement of species between suitable habitats, and promote the expansion of biodiversity. Such networks may also help wildlife adapt to climate change. 14 Prior to the commencement of any works of demolition or construction a management plan showing how demolition and construction traffic, (including cranes), materials storage, facilities for operatives and vehicle parking and manoeuvring will be accommodated during the works period shall be submitted to and approved in writing by the Local Planning Authority. The plan shall be implemented as approved and maintained for the duration of the works or as may be agreed in writing by the Local Planning Authority. Reason: In the interests of highway safety and the free flow of traffic. Relevant Policies - Local Plan T5. 15 No development shall take place until additional details of how the proposal will achieve compliance with the Requirements of the Planning for an Ageing Population Supplementary Planning Document have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and subsequently retained and maintained in accordance with the approved details. Reason:To ensure that measures to improve the accessibility of the building for people with limited mobility, and to comply with the Royal Borough of Windsor and Maidenhead Planning for an Ageing Population Supplementary Planning Document. 16 The first floor windows in the side flank elevations of the development shall be of a permanently fixed, non-opening design, with the exception of an opening toplight that is a minimum of 1.7m above the finished internal floor level, and fitted with obscure glass and the windows shall not be altered without the prior written approval of the Local Planning Authority. No further windows shall be inserted into the flank side elevations of the development at first floor level or above 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 17 The ridge height of the development shall be no greater than 7.8 metres above ground level and eaves height no greater than 5.4 metres above ground level unless otherwise agreed in writing by the Local Planning Authority. Reason: In the interests of the Conservation Area and maintaining the openness of the Green Belt. Relevant Policies- Local Plan GB1, GB2, CA2. 18 Prior to the commencement of any works of demolition or construction an ecological report shall be submitted and approved in writing. The plan shall include habitat surveys for reptiles and mitigation measures where appropriate. The plan shall be implemented as approved along with the approved bat mitigation measures in the Addendum to Bat Survey SPH/Bat-01/09.07 received unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure sensitive habitats present on or near to the site are not detrimentally impacted by the development. Approved Plan Reference Number(s): 4938/P06, version no.: D, received on 24 June /P08, version no.: D, received on 24 June /P02, version no.: C, received on 10 June /P03, version no.: C, received on 10 June /P09, version no.: D, received on 24 June /P01, version no.: C, received on 10 June /P10, version no.: C, received on 10 June 2013 SITE SURVEY, version no.: 1089/1, received on 10 June /P05, version no.: C, received on 24 June /P07, version no.: D, received on 24 June 2013 Informatives 1. This decision has been made in accordance with the requirements of the National Planning Policy Framework. The Local Planning Authority has sought all reasonable measures to resolve issues and found solutions when coming to its decision. For further details please see the Officer's report and the Council's decision by following this link R.B.W.M. Planning - Public Access Module and entering the application number, or contact the Council's Customer Service Centre on and quoting the application number. 2 Under the terms of the Water Resources Act 1991 and the Land Drainage Byelaws, the prior written consent of the Agency is required for any proposed works or structures in, under, over or within 8 metres of the top of the bank of The Bourne, designated a 'main river'. Justifications 1 The reason planning permission has been granted is that the development complies with the relevant provisions of the development plan. The relevant policies/proposals of the development plan are Local Plan DG1, H10, H11, GB1, GB2, GB3, F1, CA2. This permission does not relieve the applicant from responsibility for obtaining any necessary approval which may be required under building control legislation or Section 32 Berkshire Act 1986 (access for fire appliances). For advice on building control regulations, please contact the Authority s Building Control Service on The applicant is advised that all works to which this permission relates must be carried out strictly in accordance with the plans, drawing and other relevant supporting material submitted as part of this application and hereby approved as such and in full compliance with all conditions set out above. The Development Control Group must be immediately advised of any proposed variation from the approved documents and the prior approval of the Council obtained before any such works are carried out on site. Failure to comply with this advice may render the person carrying out and/or

5 authorising the works liable to enforcement proceedings, which may involve alterations and/or demolition of any unauthorised building or structures and may also lead to the possibility of prosecution. The applicant s attention is also drawn to the requirements of the Party Wall Act 1996, which may affect your submitted proposals. The applicant must notify all affected neighbours if work, which you are intending to carry out, falls within the Act. This may include work on an existing wall shared with another property, building on the boundary or excavating near a neighbouring property. However, the applicant is advised that this is not a matter dealt with by this Authority and it is recommended that you seek suitable professional advice. Signed Dated: 8th August 2013 Simon Hurrell Simon Hurrell Head of Planning & Property Services

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