Application 12/01008/FUL Land at Manor Farm, Binfield Road ...

Unrestricted ReportITEM NO: 11Application No.12/01008/FULSite Address:Proposal:Ward:Warfield Harvest RideDate Registered:3 January 2013Target Decision Date:4 April 2013Land At Manor Farm Binfield Road Binfield BracknellBerkshireErection of 24no. dwellings with vehicular access from BinfieldRoad, and associated parking, bin and cycle storage and openspace following the demolition of existing outbuildings(resubmission, with amendments, of scheme originally submittedunder reference 12/00596/FUL)Applicant: Mr Jon FurneauxAgent:(There is no agent for this application)Case Officer: Martin Bourne, 01344 352000environment@bracknell-forest.gov.ukSite Location Plan (for identification purposes only, not to scale)© Crown Copyright. All rights reserved. Bracknell Forest Borough Council 100019488 2004Planning Committee 25th April 2013

1 RELEVANT PLANNING HISTORY (If Any)12/00596/FUL Validation Date: 25.07.2012Erection of 24 dwellings with vehicular access from Binfield Road, and associatedparking, bin and cycle storage and open space following the demolition of existingoutbuildings.Refused2 RELEVANT PLANNING POLICIESKey to abbreviationsBFBCSBFBLPRMLPWLPSPGSPDMPGDCLGNPPFCore Strategy Development Plan DocumentBracknell Forest Borough Local PlanReplacement Minerals Local PlanWaste Local Plan for BerkshireSupplementary Planning GuidanceSupplementary Planning DocumentMinerals Planning GuidanceDepartment for Communities and Local GovernmentNational Planning Policy FrameworkPlan Policy Description (May be abbreviated)BFBLP EN1L Protecting Tree And Hedgerow CoverBFBLP EN2L Supplementing Tree And Hedgerow CoverBFBLP EN3L Nature ConservationBFBLP EN8L Dev On Land Outside SettlementsBFBLP EN14 River QualityBFBLP EN20 Design Considerations In New DevelopmentBFBLP EN22 Designing For AccessibilityBFBLP H5L New Dwellings Outside SettlementsBFBLP H8L Affordable HousingBFBLP H14 Accessible HousingBFBLP M4L Highway Measures New DevelopmentBFBLP M8 Public TransportBFBLP M9 Vehicle And Cycle ParkingBFBLP R4 Provision Of Open Space Of Public ValueBFBLP M6 Cycling And WalkingBFBCS CS1 Sustainable Development PrinciplesBFBCS CS2 Locational PrinciplesBFBCS CS5 Land north of Whitegrove and Quelm ParkBFBCS CS6 Limiting the Impact of DevelopmentPlanning Committee 25th April 2013

BFBCS CS7 DesignBFBCS CS8 Recreation and CultureBFBCS CS9 Development on Land Outside SettlementsBFBCS CS10 Sustainable ResourcesBFBCS CS12 Renewable EnergyBFBCS CS14 ThamesBasinHeaths SpecialProtectionAreaBFBCS CS15 Overall Housing ProvisionBFBCS CS16 Housing Needs of the CommunityBFBCS CS17 Affordable HousingBFBCS CS23 TransportBFBCS CS24 Transport and New Development3 CONSULTATIONS(Comments may be abbreviated)The Environment AgencyNo objection to the proposal subject to the imposition of a number of conditions inrelation to flood risk and biodiversity.Berkshire ArchaeologyNo objection subject to imposition of a condition to investigate the site forarchaeological remains prior to or during development.Environmental Health and SafetyNo objection subject to imposition of a condition to secure Working Method Statementto control the environmental effects of the demolition and construction work.Conservation OfficerComments included in report.Transportation OfficerNo objection subject to conditions/s106 agreement to secure contributions.Warfield Parish CouncilRecommend refusal:1. The formation of a new access in close proximity to the access to Jocks LaneRecreation Ground, which is already a very well-used and busy public amenity, wouldresult in conflicting vehicle movements which would adversely affect the safety andflow of traffic on Binfield Road.Planning Committee 25th April 2013

The Cut, to the north of which lies Garth Meadow POS on land which rises up toHarvest Ride.Semi-detached houses at Manor Close lie to the south of the western part of theapplication site with allotments and a parking court to the east.The site generally falls gently to the north towards The Cut. The bulk of the site iscurrently used as paddocks although the north-western corner forms part of the gardenarea of Manor Farm. The site contains a number of outbuildings including stables,open storage shelters and a reconstructed barn.There are a number of mature trees on the site's boundaries.iii) BACKGROUNDA full planning application for the erection of 24 dwellings (12/00596/FUL) was refusedlast year on the following grounds:-- harmful impact on the setting of Manor Farm- unsatisfactory form of development to the detriment of the character and amenities ofthe area because:-- overly uniform streetscene;- impact on property in Manor Close- unsatisfactory design of the footpath link to Anneforde Place- shortcomings in highway design details- possible harm to biodiversity.The current application seeks to address these concerns.iv) PLANNING CONSIDERATIONS(1) Principle of Development and Issue of ComprehensivenessThe site lies on land outside a settlement as identified in the Bracknell ForestProposals Map. The proposal for residential development is contrary to developmentplan policies applying to such an area.The site, however, forms part of the land identified in Core Strategy DPD Policy CS5and the emerging Site Allocations Development Plan Document (SADPD) Policy SA9to accommodate a large mixed-use urban extension north of the neighbourhoods ofWhitegrove and Quelm Park in the Parish of Warfield. Guidance on the developmentof this area is provided by the Warfield SPD.At para 4.48 the SPD recognises that the Manor Farm area is somewhat isolated fromthe main development but states that it must contribute to the policies and designprinciples set out in the SPD. Appendix 3 of the Warfield SPD - Implementation andSequence Plan - states that Manor Farm can come forward separately subject to theeffective provision of infrastructure and services in accordance with the SPD. Figure 5of the SPD - Schedule of accommodation - suggests that the site can accommodate 22dwellings.In the light of the above the principle of residential development on the site isconsidered to be acceptable.(2) Impact Upon the Character and Cppearance of the AreaPlanning Committee 25th April 2013

The proposal will clearly have an urbanising effect on the site and the surroundingarea, contrary to current development plan countryside policies. As outlined above,however, the application site lies within an area allocated for development. In thiscontext the following comments are made on the proposed layout of the development.General form of developmentPara 4.49 of the Warfield SPD sets out the design principles for Manor Farm, some ofwhich are shown on Figure 4 - Concept Plan.Taking these into consideration the general form of development with an access roadrunning through the middle of the development with dwellings fronting on to it, withhouses overlooking the proposed SANG/POS area which is proposed to be located onthe north-eastern part of the site, is considered to be acceptable. The Warfield SPDstates that some dwellings should front on to Binfield Road at the south-west end of thesite. The form of development proposed on this part of the site (with houses/flatsgenerally backing on to the road) is considered to be acceptable, as submitted,provided that the existing vegetation is substantially retained giving a soft edge to thisapproach to Bracknell.The proposed development provides for the retention of most of the principal trees onthe site's boundaries. The proposed access onto Binfield Road will result in the loss anoak tree. Space is provided within the layout for replacement trees to be planted closebyto mitigate this loss. A small number of ornamental trees will also be lost further intothe site, together with an oak tree situated next to The Cut which is to be felled due toits unsafe condition. Again the landscape strategy submitted with the applicationshows scope for replacement tree planting and overall the impact of the proposal ontrees on and adjoining the site is considered to be acceptable.Impact on the setting of the listed farmhouse at Manor FarmManor Farm house is a grade II listed building. Originally a farmhouse, dating from theearly C18th, it was altered and extended in the C19th and C20th. It is a two-storeybrick-built property, painted white, with a tiled roof.The house and its immediate garden area, comprising grassed areas to the north andsouth, and a hard-surfaced parking area accessed from Binfield Road to the west, lieoutside the application site. Land east of the house lying within the application sitecomprises an extension of the garden area before the paddock areas further south andeast are reached. This wider garden area contains a number of outbuildings includinga barn, an open shelter, a storage building and stables. These outbuildings, whilst builtof reclaimed materials, are modern. A barn, the last building of any age on the siteapart from the house, was the subject of listed building consent for its removal in the1970s.The Conservation Officer has concerns about the impact of the proposed developmenton the rural setting of Manor Farm and would like to see the reconstructed outbuildingsretained and incorporated into the new residential development. This view isunderstood but as the outbuildings are all of post-1948 construction they are notcurtilage listed, or likely to be worthy of listing in their own right, and it would be difficultto justify their retention on their own merits.Under Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990,in considering whether to grant planning permission for development which affects thePlanning Committee 25th April 2013

setting of a listed building the local planning authority has to have special regard to thedesirability of preserving its setting.The current proposal seeks to address concerns raised in relation to the earlierapplication by increasing the distance between the listed building and the nearesthouse (to over 20m). The design of the nearest house has been amended so that it isless tall and bulky. Space within the application site is provided for a new beech hedgeon this boundary between the application site and Manor Farm. This is considered tobe a suitable boundary in this situation, and the applicant has confirmed that a planningcondition requiring off-site planting to screen views further between the listed buildingand new development is acceptable.Taking these matters into account, together with the extent of the land to be retainedwith Manor Farm, it is considered that the impact of the proposal on its setting as listedbuilding is acceptable.The CutThe Environment Agency requires an 8m wide margin alongside The Cut - this willhave an impact on the rear garden areas of Plots 1 to 5. A form of boundary treatmentfor these gardens within the margin, acceptable to the Environment Agency -comprising 1.5m high post and rail fencing - is shown on the submitted drawings.Design and MaterialsThe applicant has introduced a further house type to address concerns raised inrelation to the earlier application that the proposed streetscene appeared overlyuniform. Parts of the development, particularly the houses on Plots 6-11 which willface the proposed open space south of The Cut, will be visually prominent both fromthis area and from longer-views from higher land on the other side of the watercourse.Here more variety has been achieved by the use of contrasting materials and variedroof designs as well as the introduction of the additional house type.Overall the designs of the proposed houses and flats, generally with front-facing gablesand hipped or half-hipped roofs, and the materials proposed - bricks from the red-rangewith feature brick/stone/tile-hanging details and three colours of roof tile - areconsidered to be acceptable and appropriate for the site.Footpath link to Anneforde PlaceIn order to make the path that connects to the existing open space and residentialestate to the east as usable as possible the scheme now shows a route suitable foradoption running to the site's eastern boundary using, in part, a shared surface to thefront of the houses on Plots 6-11. It is considered that the proposal now adequatelymeets the Warfield SPD's requirement for access for pedestrian and cyclists to theAnneforde Play Area and other points to the east of the site.(3) Effect on the Amenity of Neighbouring Residential PropertyThe proposal will have an impact on the living conditions currently enjoyed by residentsin Manor Close, particularly those at Nos. 1-4 (inclusive).Taking account of the physical separation of the proposed buildings from existingdwellings, the orientation of dwellings, the position of windows, the retained vegetationand the Council's guidelines it is not considered that the proposed relationships will bePlanning Committee 25th April 2013

unacceptably unneighbourly with regard to loss of sunlight/daylight, visuallyoverbearing effect or nuisance from lighting, including car head-lights. Because No. 2Manor Close has quite a modest garden to the north the window-to-window relationshipwith the proposed houses on Plots 15 and 16 is quite tight but it exceeds the minimumdistance usually applied in such situations and some screening is provided by treeswhich are to be retained.Car parking is proposed close to No 1 Manor Close, parts of which property lie on thesite's southern boundary. It is considered that sufficient space is provided, though, forboundary treatments and landscaping (which could be secured by condition) to avoidany unacceptable impact on the living conditions of the occupiers of that property.Overall the impact of the proposed development on the living conditions of occupiers ofproperties in Manor Close is considered to be acceptable.(4) Transport ConsiderationsAccessThe site is located on the B3018 Binfield Road which is subject to a 40mph speed limitin the vicinity of the site. However the speed limits changes to 30mph to the south ofJocks Lane which is close to the site. With this in mind speeds are expected to bearound 30mph.The proposed site access has visibility splays of 2.4m x 90m in both directions which isadequate for the speed of the road.The site access is located approximately 28m (centre to centre) from Jock Laneopposite and this is acceptable for the scale of development and activity levels, createdby the two roads.The new access is 4.8m wide with 2m footways on either side for the majority of itslength. The last 75m of the road is designed as a shared surface and includes aturning head. The junction radii of 7.5m have also been incorporated into the scheme.There is also a pedestrian link indicated off the end of the road that will provide a linkinto the existing residential development behind the site. This link will help providegood connectivity to the surrounding area and will help increase pedestrian activity inthe area. This route will need to be lit to ensure safety of users and to provide security.The design of the road complies with current guidance and is suitable for adoption andthis would be promoted by the Highway Authority as this site does form part of thewider redevelopment of the area and the need to ensure that all development canconnect to each other is paramount.Outside the site there is already a pedestrian crossing point that this developmentwould benefit from. In the longer term improvements along Binfield Road for pedestrianand cyclists are planned as part of the wider development of the area and thus fundingtowards such improvements is likely to be sought.Pedestrian paths from the access road to each plot have been included.ParkingThe applicant has provided parking to standard across the development with visitorspaces being suitably spaced out across the site.Planning Committee 25th April 2013

Cycle parking for the majority of the dwellings can be catered for within garages. Forthose plots without garages storage within gardens is shown.Vehicle Movements / per dayThe site is likely to generate in the region of 16 movements in each peak hour, witharound 160 movements expected daily. In isolation the peak hour impact of thisdevelopment would have a nominal impact on the local transport network, however thecumulative impact with other planned developments will be greater and thusappropriate contributions to the wider area improvements generated from the Warfielddevelopment sites will be sought.Subject to conditions/s106 agreement the application is acceptable in terms oftransportation considerations.(5) Access ImplicationsOn the basis of the information submitted the application is considered to besatisfactory in terms of the accessibility.(6) BiodiversityInadequate information was submitted with the previous application to demonstrate thatthe proposed development would not have an adverse impact upon biodiversity. Inparticular the trees on the site had not been surveyed for bats and there was concernthat the development could adversely affect the ecological functioning of the rivercorridor.The current application is accompanied by an ecological survey which, in addition tosurvey work covering other wildlife, includes an assessment of trees that couldpotentially be affected by the development. No evidence of bats using these trees isrecorded. One oak tree with potential to be used by bats is required to be felled due toits unsafe condition. The report includes recommendations for how this work should beundertaken to minimise any adverse impact on bats. The report also recommends thatsix bat boxes are installed on mature trees on the site situated on the banks of The Cutand that new landscaping should include species of value to bats. These matters areaddressed in proposed conditions/informatives.With regard to The Cut river corridor, The Environment Agency recommends theimposition of a condition to control future works in an 8m wide buffer zone alongsidethe watercourse. Part of this buffer falls in the back gardens of the proposed houseson plots 1-5 and here there will be restrictions on means of enclosure, hard-surfacing,extensions and outbuildings to ensure the proper functioning of the watercourse and inthe interests of nature conservation.Overall, subject to conditions, the impact of the proposal on wildlife is consideredacceptable.(7) Affordable HousingThe development exceeds the threshold (of a net increase of 15 units) for the provisionof affordable housing. Six affordable dwellings are proposed which accords with theCouncil's policy of 25% of dwellings being affordable. As noted above the provision is4no flats (2 x 1 bedroom flats and 2 x 2-bedroom), 1no. two bedroom house and 1no.3-bedroom house. The proposed location at the front of the site is acceptable.Planning Committee 25th April 2013

The affordable units should be secured by planning obligations entered into by S106Agreement.(8) FloodingThe part of the site lying closest to The Cut lies within Flood Zones 2 and 3 and severalof those objecting to the application have raised flooding as a concern.The application was accompanied by a Flood Risk Assessment (FRA) prepared byPeter Brett Associates (PBA). This explains that detailed hydraulic modelling of TheCut has been undertaken by PBA which has been approved by the EnvironmentAgency (EA). This has been used to determine the extent of the floodplain over thesite and to design mitigation measures. These are set out in the FRA and compriseminimum ground floor levels, flood compensation measures (the location ofdevelopment on the highest part of the site and lowering a mound of higher ground onthe site to increase the floodplain storage capacity of the site). A safe access route inalso provided.The EA has considered the FRA and has no objection subject to the imposition ofsuitable conditions including one to secure the implementation of the mitigationmeasures contained in the FRA.Local residents have expressed concern about the future of the small drainage channelon the southern edge of the site which drains eastwards to the edge of the site. Aninformative is suggested requiring details of any works to it to be included in detailssubmitted pursuant to the landscaping condition.(9) Infrastructure Services and AmenitiesA key element of delivering sustainable development north of Whitegrove and QuelmPark is to ensure that appropriate infrastructure is provided alongside the newdevelopment. This includes transport, social and physical infrastructure and greeninfrastructure. An Infrastructure Delivery Plan (IDP) has been prepared to support theDraft Submission SADPD. The relevant schedule from the IDP is attached asAppendix 2 of the Warfield SPD. It includes the following infrastructure elements forthe growth area as a whole:-- if needed to mitigate impact, contributions to improve M4 Junction 10;- bus routes to the Town Centre and other areas which maximise bus usage, with buspriority measures and infrastructure (DPW12);- a new link road between Quelm Park and Three Legged Cross junction (unlessalternative agreed) (DPW15);- improvements to road junctions, A3095 Warfield Rd (and other roads), and thefootway/cycleway network (DPW13 and15);- waste recycling facilities with good access (DPW10);- on and off-site waste water and if needed, the funding of studies to ascertain ifdevelopment will lead to overloading of waste water infrastructure;- sustainable drainage systems to control run-off, and reduce flood risk (DPW5 and 11);- renewable energy generation;- new and improved facilities for early years, primary, secondary education and forspecial educational needs (DPW8);- new and improved community, library, built sports facilities (DPW9) and police (and ifneeded, upgraded fire service) infrastructurePlanning Committee 25th April 2013

- new and improved outdoor recreational facilities including open spaces of publicvalue, equipped play areas, sports pitches/ facilities and maintenance sums if any to betransferred to BFC and allotments with good access and infrastructure, together withother "Green Infrastructure" inc. extended public rights of way with links to the northand an east-west greenway (DPW5) and a diverse habitats network (DPW5 and 7),- archaeological investigations and preservation of finds (DPW16).As noted above, Appendix 3 of the Warfield SPD - Implementation and Sequence Plan- states that Manor Farm can come forward separately subject to the effective provisionof infrastructure and services in accordance with the SPD, secured by legal agreement.(10) EducationThe site falls within the strategic housing site of Warfield as identified in the Council'sCore Strategy and emerging SADPD. The majority of the site is also within theDesignated Area of Meadow Vale Primary Schools and Garth Hill Secondary School.Kennel Lane School is an education facility for pupils within Bracknell Forest withSpecial Education Needs.Having regard to the level of development proposed it is estimated that it wouldgenerate demand for the following school places:-o Approximately 12 places for children of primary age (i.e. 4 - 10|).o Approximately 7 places for children of secondary age, including sixth form (i.e. 11 -18)o Up to 1 place for Special Educational Needs (SEN).The above figures are based on an assessment of the likely yield of pupils from thenew development identified in the SADPD. This assessment has taken intoconsideration the findings of surveys of newly occupied housing developments,undertaken by the Council's Children, Young People and Learning Department in 2010.It should be noted that work is currently underway to increase the size of Meadow Valefrom 2 to 3 forms of entry. Accordingly, the Council's School Places Plan for the period2011 to 2016 (SPP) indicates that there would be sufficient capacity at Meadow Vale toaccommodate the number of pupils of primary age that would be generated by thedevelopment. There should, therefore, be sufficient primary school places to meet theneed arising from this development.Having regard to the possible impact of the development on Garth Hill and KennelLane, both of these schools are at capacity. The Council's forecasts for the next fiveyears, as identified in the SPP, indicate that this position will not change over the next 5years. The Council's emerging SADPD identifies that a new 7 FE secondary schoolwith a 150 place post 16 element (i.e. 1,200 places in total) will be provided at BlueMountain.It is considered that a contribution should be sought towards the provision of secondaryschool provision on the basis that the development would generate demand for up to 7pupils of secondary/sixth form age.Having regard to the impact of the proposed development on SEN provision, as part ofthe Blue Mountain proposals the SADPD also identifies a new SEN facility for up to 100pupils. A contribution to this should be sought on the basis that the development wouldgenerate demand for up to 1 pupil with a requirement to be educated at a specialistSEN facility.Planning Committee 25th April 2013

These contributions should be secured by planning obligations entered into by S106Agreement.11) Thames Basin Heaths Special Protection Area (SPA)The Council is satisfied that the development will not adversely affect the integrity ofthe Thames Basin Heaths SPA provided that the following matters are secured byagreement:-o The payment of a SAMM contribution on commencement of the developmento The transfer of ownership of the SANGs to BFC at a time to be agreed with theCouncil(the following must be implemented before occupation of the development):o The provision of an on site bespoke SANG of at least 0.45hao Works to enhance the site to SANG standard as detailed aboveo The production of an addendum to The Cut Countryside Corridor SANGManagement Plan in agreement with the Council and NEo The payment of a maintenance contribution to fund the management of theSANG in perpetuity, at a level to be agreed with the Council.Should the above measures be put in place and agreed with Natural England, this willprevent a significant adverse affect on the integrity of the SPA. Pursuant to Article 6(3)of the Habitats Directive (Council Directive 92/43/EEC) and Regulation 61(5) of theConservation of Habitats and Species Regulations as amended (2012) and permissionmay be granted.12) Sustainability Statement and Energy DemandPolicy CS10 requires the submission of a Sustainability Statement demonstrating howthe proposals meet current best practice standards, i.e. Code for Sustainable HomesLevel 3. Formal assessment of dwellings against the Code for Sustainable Homesmust be carried out by an accredited assessor (accredited by BRE). The assessmenthas several stages: Pre-assessment Estimator, Design Stage Assessment, and PostConstruction Review. All stages should be covered, and the assessments submitted tothe Council.The applicant has submitted a pre-assessment estimator demonstrating that thedevelopment as a whole will meet with Code for Sustainable Homes Level 3.The pre-assessment estimator includes the relevant evidence demonstrating thatadequate consideration has been given to the principles of sustainable construction.The applicant has therefore met with the requirements of policy CS10, but if planningpermission is granted conditions should be imposed.Policy CS12 requires the submission of an Energy Demand Assessment demonstratinghow the development's potential carbon dioxide emissions will be reduced by at least10% and how 20% of the development's energy requirements will be met from on-siterenewable energy generation.The applicant has submitted a 'Carbon Reduction and Local Energy GenerationOptions Report'. This sets out options the applicant could put forward to meet therequirements of policy CS12. The report is not considered fully to meet therequirements of this policy. It is recommended that a condition is imposed to addressthis matter.Planning Committee 25th April 2013

13) ArchaeologyThis site is located in an area of archaeological potential. The site is adjacent to a siteof archaeological importance called Park Farm. An archaeological investigation wasundertaken at Park Farm prior to a proposed housing development. A small prehistoricsettlement site comprising of a number of Prehistoric features and at least one burntmound area. Also revealed were isolated ditches of Late Iron Age/Early Roman dateand Medieval date. These ditches were thought to be boundary ditches and indicatethe presence of multi-period activity and settlement in the immediate area.Due to the archaeological potential in this area there is therefore likely to bearchaeological implications to any impacts. It is therefore recommended that acondition is attached to any permission.v) CONCLUSIONThe site lies on land outside a settlement as identified in the Bracknell ForestProposals Map. It does, however, form part of the land identified in Core Strategy DPDPolicy CS5 and the emerging Site Allocations Development Plan Document (SADPD)Policy SA9 to accommodate a large mixed-use urban extension north of theneighbourhoods of Whitegrove and Quelm Park in the Parish of Warfield.The Warfield SPD recognises that the Manor Farm area is somewhat isolated from themain development but states that it can come forward separately subject to theeffective provision of infrastructure and services in accordance with the SPD.Therefore notwithstanding the potential conflict with BFBLP Policies EN8 and H5 theprinciple of development of this site for residential purposes with associatedSANG/POS is considered to be acceptable.A number of concerns were identified in relation to the previous planning application. Itis considered that these concerns, including the impact on the setting of Manor Farm, alisted building, have been satisfactorily addressed and the application is recommendedfor approval subject to the completion of a legal agreement.6 RECOMMENDATIONFollowing the completion of planning obligation(s) under Section 106 of the Townand Country Planning Act 1990 relating to:-01. - the applicant entering in to a S38/S278 agreement for the dedication of land toprovide an adoptable public route for pedestrians across the site from BinfieldRoad to the eastern edge of the site;- suitable avoidance and mitigation measures and access managementmonitoring measures to mitigate extra pressure on the Thames Basin HeathsSpecial Protection Area;- mitigation of increased pressure on highways and transportation infrastructure,open space, educational and community facilities;- provision of affordable housing in accordance with the development plan andthe resolution on affordable housing made by the BFC Executive on 29 March2011That the Head of Development Management be authorised to APPROVE theapplication subject to the following condition(s):-Planning Committee 25th April 2013

01. The development hereby permitted shall be begun before the expiration of threeyears from the date of this permission.REASON: To comply with Section 91 of the Town and Country Planning Act1990.02. The development hereby permitted shall be carried out only in accordance withthe following approved plans:Site Layout SL-103AHouse Type A Elev (Plot 2) HA102AHouse Type A Elev (Plot 7) HA-103AHouse Type A Elev (Plot 10) HA-106AHouse Type A1 Elev (Plot 4) HA1-102AHouse Type F F. Plans (Plots 15 and 16) HF-101AHouse Type F Elev (Plots 15 and 16) HF-102AHouse Type G F. Plans HG-101AHouse Type G Elev (Plot 6) HG-102AHouse Type G Elev (Plot 1) HG-103AHouse Type G Elev (Plot 11) HG-104AHouse Type G Elev (Plots 3 and 5) HG-105ABin & Cycle Store BCS-101ALandscape Proposals (Sheet 1) L01-01Landscape Proposals (Sheet 2) L01-02Buffer zone 19723 DL-102REASON: To ensure that the development is carried out only as approved by theLocal Planning Authority.03. No development shall take place until details of the materials to be used in theconstruction of the external surfaces of the development hereby permitted havebeen submitted to and approved in writing by the Local Planning Authority. Thedevelopment shall be carried out in accordance with the approved details.REASON: In the interests of the visual amenities of the area.[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]04. The development hereby permitted shall not be begun until details showing thefinished floor levels of the buildings hereby approved in relation to a fixed datumpoint have been submitted to and approved in writing by the Local PlanningAuthority and the development shall be carried out in accordance with theapproved details.REASON: In the interests of the character of the area.[Relevant Policies: BFBLP EN20, Core Strategy DPD CS7]05. No dwelling shall be occupied until a means of vehicular access to it has beenconstructed in accordance with the approved plans.REASON: In the interests of highway safety.[Relevant Policies: Core Strategy DPD CS23]06. No dwelling shall be occupied until a means of access to it for pedestrians and/orcyclists has been constructed in accordance with the approved plans.REASON: In the interests of accessibility and to facilitate access by cyclistsand/or pedestrians.[Relevant Policies: BEBLP M6, Core Strategy DPD CS23]07. No dwelling shall be occupied until visibility splays of 2.0 metres by 2.0 metreshave been provided at the junction of the driveway and the adjacent footway.The dimensions shall be measured along the edge of the drive and the back ofPlanning Committee 25th April 2013

the footway from their point of intersection. The visibility splays shall at all timesthereafter be kept free of all obstructions to visibility over a height of 0.6 metresmeasured from the surface of the carriageway.REASON: In the interests of highway safety.[Relevant Policies: Core Strategy DPD CS23]08. The gradient of private drives shall not exceed 1 in 12.REASON: To ensure that adequate access to parking spaces and garages isprovided.[Relevant Policies: Core Strategy DPD CS23]09. No dwelling shall be occupied until the associated vehicle parking and turningspace serving it has been surfaced in accordance with the approved drawings.The spaces shall thereafter be kept available for parking at all times.REASON: To ensure that the development is provided with adequate car parkingto prevent the likelihood of on-street car parking which would be a danger toother road users.[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]10. The garage accommodation shall be retained for the use of the parking ofvehicles at all times.REASON: To ensure that the Local Planning Authority's vehicle parkingstandards are met.[Relevant Policy: BFBLP M9]11. With the exception of plots 15 and 16 (which have roller-shutter doors) there shallbe at least 6.0 metres between the garage door (when shut) and the highwayboundary.REASON: In order to ensure that adequate off street vehicle parking is providedin accordance with the Borough Councils vehicle parking standards.[Relevant Policy: BFBLP M9]12. The car ports hereby approved shall be retained for the use of the parking ofvehicles at all times and, notwithstanding the provisions of the Town and Country(general Permitted Development) Order 1995 (or any order revoking or reenactingthat Order with or without modification), no enlargements, improvementsor alterations shall be made to the car port, and no gate or door shall be erectedto the front of the car port.REASON: To ensure that the development is provided with adequate parking toprevent the likelihood of on-street parking which could be a danger to other roadusers.[Relevant Policy: BFBLP M9]13. There shall be no restrictions on the use of the car parking spaces shown on theapproved plan for visitors to the buildings hereby permitted.REASON: To ensure that the development is provided with adequate car parkingto prevent the likelihood of on-street parking which would be a danger to otherroad users.[Relevant Policy: BFBLP M9]14. The flats hereby approved shall not be occupied until cycle parking spaces havebeen provided in accordance with the approved plans. The cycle parking spacesand facilities shall thereafter be retained.REASON: In the interests of accessibility of the development to cyclists.[Relevant Policies: BFBLP M9, Core Strategy DPD CS23]Planning Committee 25th April 2013

15. No gates shall be provided at the vehicular access to the site.REASON: In the interests of highway safety.[Relevant Policies: Core Strategy DPD CS23]16. No development (other than the construction of the access) shall take place untilthe access with Binfield Road, extending a minimum of 10m into the site, hasbeen constructed in accordance with the details to be submitted to and approvedin writing by the Local Planning Authority.REASON: In the interests of highway safety.[Relevant Policies: Core Strategy DPD CS23]17. No development shall take place until a scheme has been submitted to andapproved in writing by the Local Planning Authority for external site lightingserving the parking court to the east of plots 17-24, including lighting units andlevels of illumination. The approved scheme shall be implemented before the firstuse of that area and the lighting retained in accordance therewith.REASON: In the interests of the amenity of the neighbouring property and thecharacter of the area.[Relevant Plans and Policies: BFBLP EN20, CSDPD CS7]18. The development hereby permitted shall not be begun until comprehensivedetails of both hard and soft landscaping works have been submitted to andapproved in writing by the Local Planning Authority. These details shall include:-a) Comprehensive planting plans of an appropriate scale and level of detail thatprovides adequate clarity including details of ground preparation and all otheroperations associated with plant and grass establishment, full schedules ofplants, noting species, and detailed plant sizes/root stock specifications, plantinglayout, proposed numbers/densities locations.b) Details of tree planting.c) Comprehensive 5 year post planting maintenance schedule.d) Underground service and external lighting layout (drainage, power,communications cables, pipelines etc. indicating lines, manholes etc.), bothexisting reused and proposed new routes.e) Means of enclosure (walls and fences etc)f) Paving including pedestrian open spaces, paths, patios, proposed materialsand construction methods, cycle routes, parking courts, play areas etc.All planting comprised in the soft landscaping works shall be carried out andcompleted in full accordance with the approved scheme, in the nearest plantingseason (1st October to 31st March inclusive) to the completion of thedevelopment or prior to the occupation of any part of the approved development,whichever is sooner, or as may otherwise be agreed in writing by the LocalPlanning Authority. All hard landscaping works shall be carried and completedprior to the occupation of any part of the approved development. As a minimum,the quality of all hard and soft landscape works shall be carried out in accordancewith British Standard 4428:1989 'Code Of practice For General LandscapeOperations' or any subsequent revision. All trees and other plants included withinthe approved details shall be healthy, well formed specimens of a minimumquality that is compatible with British Standard 3936:1992 (Part 1) 'SpecificationsFor Trees & Shrubs' and British Standard 4043 (where applicable) or anysubsequent revision. Any trees or other plants which within a period of 5 yearsfrom the completion of the development, die, are removed, uprooted, aresignificantly damaged, become diseased or deformed, shall be replaced duringthe nearest planting season (1st October to 31st March inclusive) with others ofthe same size, species and quality as approved, unless the Local PlanningAuthority gives written consent to any variation.Planning Committee 25th April 2013

REASON: In the interests of good landscape design and the visual amenity of thearea.[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]19. No dwelling shall be occupied until a scheme for off-site tree planting on landbetween Manor Farm house and Plot 1 has been submitted to and approved inwriting by the Local Planning Authority. The scheme shall include the followingdetails:-a) full planting specification;b) positions of all proposed species;c) comprehensive details of ground preparation; andd) staking/tying methods.All tree-planting shall be carried out in accordance with the approved scheme inthe first planting season (1st October to 31st March inclusive) following thecompletion of the approved development.REASON: In the interests of the visual amenity of the area and the setting ofManor Farm as a listed building.[Relevant Policies: BFBLP EN2 and EN20, CSDPD CS7]20. All existing trees, hedgerows and groups of shrubs shown to be retained on theapproved drawings shall be protected by protective barriers, constructed inaccordance with British Standard 5837:2012, or any subsequent revision. Thedevelopment shall be carried out in accordance with the approved drawings.REASON: In order to safeguard trees and other vegetation considered to beworthy of retention in the interests of the visual amenity of the area.[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]21. The protective fencing and other protection measures specified by the previouscondition shall be erected in the locations agreed in writing by the Local PlanningAuthority prior to the commencement of any development works, including anyinitial clearance, and shall be maintained fully intact and (in the case of thefencing) upright, in its approved locations at all times, until the completion of allbuilding operations on the site (unless agreed otherwise in writing by the LocalPlanning Authority). No activity of any description must occur at any time withinthese protected areas including but not restricted to the following: -a) No mixing of cement or any other materials.b) Storage or disposal of any soil, building materials, rubble, machinery, fuel,chemicals, liquids waste residues or materials/debris of any other description.c) Siting of any temporary structures of any description including siteoffice/sales buildings, temporary car parking facilities, porta-loos, storagecompounds or hard standing areas of any other description.d) Soil/turf stripping, raising/lowering of existing levels, excavation oralterations to the existing surfaces/ ground conditions of any other description.e) Installation/siting of any underground services, temporary or otherwiseincluding; drainage, water, gas, electricity, telephone, television, external lightingor any associated ducting.f) Parking/use of tracked or wheeled machinery or vehicles of any description.REASON: In order to safeguard trees and other vegetation considered to beworthy of retention in the interests of the visual amenity of the area.[Relevant Policies: BFBLP EN1 and EN20, CSDPD CS7]Planning Committee 25th April 2013

22. No site clearance shall take place during the bird-nesting period of 1st March to31st August inclusive unless an appropriate survey has been undertaken and therelevant site clearance works have been authorised by a qualified ecologist.REASON: In the interests of nature conservation[Relevant Plans and Policies: BFBLP EN3 and CSDPD CS1, CS7]23. The development hereby permitted shall be carried out in accordance with themitigation measures contained in the Ecological Survey by AA EnvironmentalLLP set out in the letter dated 17 December 2012, except insofar as they arevaried by the bat mitigation plan approved pursuant to condition 24.REASON: In the interests of nature conservation[Relevant Plans and Policies: Core Strategy DPD CS1]24. No development shall take place until a plan detailing the protection and/ormitigation of damage to populations of bats - a protected species under theHabitats Directive Annex II - and their associated habitat during constructionworks and once the development is complete has been submitted to andapproved in writing by the Local Planning Authority. Any change to operational,including management, responsibilities shall be submitted to and approved inwriting by the Local Planning Authority. The bats protection plan shall be carriedout in accordance with a timetable for implementation as approved.REASON: To protect bats and their habitat within and adjacent to thedevelopment site.[Relevant Plans and Policies: BFBLP EN3]25. No development shall take place within the site, including any works of demolitionor ground preparation, until the applicant, or their agents or their successors intitle, has secured and implemented a programme of archaeological work (whichmay comprise more than one phase of work) in accordance with a writtenscheme of investigation, which has been submitted to and approved in writing bythe Local Planning Authority. The development shall only take place inaccordance with the detailed scheme approved pursuant to this condition.REASON: To ensure that any archaeological remains within the site areadequately investigated and recorded or preserved in situ in the interest ofprotecting the archaeological heritage of the borough.[Relevant Plans and Policies: BFBLP Policies EN6 and 7, Core Strategy DPDCS1]26. The development permitted by this planning permission shall be carried out inaccordance with the approved Flood Risk Assessment (FRA) June 2012, ProjectRef: 22856/005, by PBA and the following mitigation measures detailed within theFRA: 1. Provision of compensatory flood storage 2. Finished floor levels are setno lower than 49.08 m above Ordnance Datum (AOD). The mitigation measuresshall be fully implemented prior to occupation and subsequently in accordancewith the timing / phasing arrangements embodied within the scheme, or withinany other period as may subsequently be agreed, in writing, by the LocalPlanning Authority.REASON: To prevent flooding elsewhere by ensuring that compensatory storageof flood water is provided and to reduce the risk of flooding to the proposeddevelopment and future occupants.27. No development shall take place until a scheme for the provision andmanagement of an 8 metre wide buffer zone alongside the River Cut shall besubmitted to and agreed in writing by the local planning authority. Thereafter thedevelopment shall be carried out in accordance with the approved scheme. ThePlanning Committee 25th April 2013

uffer zone scheme shall be free from built development including lighting,domestic gardens and formal landscaping; and could form a vital part of greeninfrastructure provision.REASON: In the interests of nature conservation[Relevant Plans and Policies: BFBLP EN3]28. Notwithstanding the provisions of the Town and Country Planning (GeneralPermitted Development) Order 1995 (or any order revoking and re-enacting thatOrder with or without modification), no building, freestanding lighting, means ofenclosure or hard surface shall be provided within the 8 metre wide buffer zonealongside the River Cut shown on drawing 19723 DL-102 lying within the backgardens of plots 1-5 (inclusive) other than that shown on that drawing.REASON: In the interests of nature conservation[Relevant Plans and Policies: Core Strategy DPD CS1]29. The development hereby permitted shall be implemented in accordance with thesubmitted Sustainability Statement and shall be retained in accordance therewithunless the Local Planning Authority gives prior written consent to any variation.REASON: In the interests of sustainability and the efficient use of resources.[Relevant Policy: Core Strategy DPD CS10]30. Within one month of the first occupation of the development hereby permitted (or,where the development is phased, within one month of the first occupation of thefinal phase of that development), a Post Construction Review Report shall becarried out by an independent assessor licensed by the Building ResearchEstablishment and a Final Code Certificate shall be submitted to the LocalPlanning Authority which demonstrates that the development has beenconstructed to meet a minimum standard of level 3 of the Code for SustainableHomes.REASON: In the interests of sustainability and the efficient use of resources.[Relevant Policy: Core Strategy DPD CS10]31. The development shall not be begun until an Energy Demand Assessment hasbeen submitted to and approved in writing by the Local Planning Authority. Thisshall demonstrate:(a) that before taking account of any on-site renewable energy production theproposed development will reduce carbon dioxide emissions by at least 10%against the appropriate Target Emission Rate as set out in Part L of the BuildingRegulations (2006), and(b) that a proportion of the development's energy requirements will be providedfrom on-site renewable energy production (which proportion shall be 20% unlessotherwise agreed in writing by the Local Planning Authority).The buildings thereafter constructed by the carrying out of the development shallbe in accordance with the approved assessment and retained in accordancetherewith, unless the Local Planning Authority gives prior written consent to anyvariation.REASON: In the interests of the sustainability and the efficient use of resources.[Relevant Plans and Policies: Core Strategy DPD Policy CS12]32. The development hereby permitted (including any demolition) shall not be begununtil details of a scheme (Working Method Statement) to control theenvironmental effects of the demolition and construction work has beensubmitted to and approved in writing by the Local Planning Authority. Thescheme shall include:(i) control of noisePlanning Committee 25th April 2013

(ii) control of dust, smell and other effluvia(iii) site security arrangements including hoardings(iv) proposed method of piling for foundations(v) construction and demolition working hours(vi) hours during the construction and demolition phase, when delivery vehicles orvehicles taking materials are allowed to enter or leave the siteThe development shall be carried out in accordance with the approved scheme oras may otherwise be agreed in writing by the Local Planning Authority.REASON: In the interests of the amenities of the area.33. The development hereby permitted shall not be begun until a scheme has beensubmitted to and approved in writing by the Local Planning Authority, toaccommodate:(a) Parking of vehicles of site personnel, operatives and visitors(b) Loading and unloading of plant and vehicles(c) Storage of plant and materials used in constructing the development(d) Wheel cleaning facilities(e) Temporary portacabins and welfare for site operativesand each facility shall be retained throughout the course of construction of thedevelopment, free from any impediment to its designated use. No other areas onthe site, other than those in the approved scheme shall be used for the purposeslisted (a) to (d) above without the prior written permission of the Local PlanningAuthority.REASON: In the interests of amenity and road safety.34. The areas shown for soft landscaping purposes on the approved plans shallthereafter be retained as such and shall not be used for any other purposewithout the prior written permission of the Local Planning Authority.REASON: In the interests of good landscape design and the visual amenity ofthe area.[Relevant Policies: BFBLP EN2 and EN20, Core Strategy DPD CS7]35. Notwithstanding the provisions of Class G of Part 17 of the Town and CountryPlanning (General Permitted Development) Order 1995 (or any order revokingand re-enacting that Order with or without modification), no development bystatutory undertakers for the generation, transmission or supply of electricity shallbe installed or constructed unless otherwise agreed in writing by the LocalPlanning Authority.REASON: In the interests of the visual amenities of the area[Relevant Policies: BFBLP EN20 and GB1, Core Strategy DPD CS7]Summary Of Reason(s) For Decision:The following development plan policies have been taken into account in determiningthis planning application:Bracknell Forest Borough Local Plan:EN1 - which seeks to protect tree and hedgerow coverEN2 - which seeks to supplement tree and hedgerow cover.EN3 - which seeks to ensure that the special value and character of SPAs, SACs andSSSIs are protected.EN8 - which only permits development on land outside settlements where it would notPlanning Committee 25th April 2013

adversely affect the character, appearance or function of the land, and would notdamage its landscape quality, or where conspicuous from the Green Belt, would notinjure the visual amenities of the Green Belt.EN14 - which seeks to avoid an adverse effect upon the nature conservation interests,fisheries or open character of the landscape of a river corridor.EN20 - as it would be acceptable in terms of its impact upon the character of the area,and amenity of surrounding properties and adjoining areaEN22 - which seeks to ensure there will be convenient access, parking space andfacilities for people with disabilities.H5 - which permits new dwellings outside settlements only where it is in connectionwith a use set out in EN8 or GB1, and would not harm the character of the area orresult in environmental damage or danger to the public highway.H8 - which seeks to ensure the provision of affordable housing on sites wheredevelopment would result in a net increase of 25 or more dwellings.H14 - which seeks to ensure that new dwellings are accessible to all.M4 - which seeks to ensure that development which would result in a material increasein the use of the existing highway will provide appropriate pedestrian, cycling andpublic transport routes.M6 - which seeks to ensure that development will provide for safe, direct and wellsigned cycle and pedestrian routes.M8 - which seeks to ensure new development facilitates and promotes the use ofpublic transport.M9 - which seeks satisfactory parking provision for vehicles and cyclesR4 - which requires the provision of 4.3 hectares of open space of public value per1,000 population on residential sites larger than one hectare.Core Strategy Development Plan Document:CS1 - which seeks to ensure that development makes efficient use of land andbuildings, reduces the need for travel, promotes a mix of uses, conserves water andenergy use, supports the economic wellbeing of the population, protects and enhancessafety, natural resources, character of local landscape and historic and culturalfeatures.CS2 - which seeks to ensure that land will be allocated for development in the followingorder: Bracknell Town Centre; previously developed land and buildings in definedsettlement; other land within defined settlements where there is no conflict with otherpolicies; extensions to defined settlements with good public transport linksCS5 - which seeks a comprehensive, well designed and mixed-use development atLand north of Whitegrove and Quelm Park (Parish of Warfield).CS6 - which seeks to ensure that development will mitigate adverse impacts uponcommunities, transport and the environmentCS7 - which seeks to ensure that developments are of high quality designCS8 - which seeks to retain, improve and maintain existing recreational facilities andprovide and maintain new recreational facilities.CS9 - which seeks to protect land outside of settlement for its own sake, particularlyfrom development that would adversely affect the character, appearance or function ofthe land.CS10 - which requires development proposals to be accompanied by a SustainabilityStatementCS12 - which requires development proposals to be accompanied by an EnergyDemand AssessmentCS14 - which seeks to avoid an adverse impact upon the integrity of the ThamesBasins Heaths Special Protection AreaCS15 - which seeks to make provision over the period 2006-2026 for the phaseddelivery of 11,139 new dwellings.CS16 - which seeks to ensure development will contribute to meeting the identifiedPlanning Committee 25th April 2013

housing needs of all sectors of the Community.CS17 - seeks to require residential development on suitable sites to provide affordablehousing.CS23 - which seeks to ensure the Council will use its powers to reduce the need totravel, and promote alternative modes, increase safety of travel and maintain andimprove the local road network.CS24 - which seeks to ensure that development will mitigate any transport impactswhich may arise from the development or cumulatively with other proposals.National Planning Policy Framework(Please note that this is not intended to be an exhaustive list).The following material considerations have been taken into account:Third party representations were received raising concerns about the impact of theproposal on flooding, traffic flow and safety, the living conditions of nearby residents,wildlife, the setting of Manor Farm as a listed building, local services and infrastructureand trees.These comments have been taken into consideration, however it is considered that theapplication overcomes concerns raised in relation to application 12/00596/FUL, is inaccordance with CSDPD Policy CS5, the Warfield SPD and the emerging SADPD andwill contribute towards a comprehensive, well designed and mixed-use development atland north of Whitegrove and Quelm Park (Parish of Warfield).The proposal is considered to be acceptable in relation to its impact on flooding, trafficflow and safety, the living conditions of nearby residents, wildlife, the setting of ManorFarm as a listed building, local services and infrastructure and trees and the ThamesBasin Heaths Special Protection Area. Planning obligations secured by a s.106agreement satisfactorily mitigate the impact of the development on the SPA upon localinfrastructure. The application is therefore approved.Informative(s):01. The Local Planning Authority has acted positively and proactively in determiningthis application by identifying matters of concern within the application (asoriginally submitted) and negotiating, with the Applicant, acceptableamendments to the proposal to address those concerns. As a result, the LocalPlanning Authority has been able to grant planning permission for anacceptable proposal, in accordance with the presumption in favour ofsustainable development, as set out within the National Planning PolicyFramework.02. It is noted that a new post and rail fence is proposed within the 8 metres of TheCut, which is designated as a main river. Please note that under the terms ofthe Water Resources Act 1991, and the Thames Region Land DrainageByelaws 1981, the prior written consent of the Environment Agency is requiredfor any proposed works or structures, in, under, over or within 8 metres of thetop of the bank of the Cut designated a 'main river'. Please contactwestthamesconsents@environment-agency.gov.uk for further guidance.Planning Committee 25th April 2013

03. The details submitted pursuant to condition 18 (hard and soft landscaping) shallinclude details of the treatment of the small drainage channel on the southernedge of the site which drains eastwards to the edge of the site.04. The soft landscaping required by conditions 18 and 19 should include speciesof value to bats contained in the list attached to the Ecological Survey by AAEnvironmental LLP set out in the letter dated 17 December 2012.In the event of the S106 planning obligation(s) not being completed by 31 May 2013the Head of Development Management be authorised to REFUSE the application onthe grounds of:-01. The occupants of the development would put extra pressure on the ThamesBasin Heaths Special Protection Area and the proposal would not satisfactorilymitigate this impact. In the absence of a planning obligation to secure suitableavoidance and mitigation measures and access management monitoringmeasures, in terms that are satisfactory to the Local Planning Authority, theproposal would be contrary to Policy NRM6 of the South East Plan, Policy EN3 ofthe Bracknell Forest Borough Local Plan, Policies CS5 and CS14 of the CoreStrategy Development Plan Document, the Warfield Supplementary PlanningDocument (adopted February 2012) and the Thames Basin Heaths Avoidanceand Mitigation Supplementary Planning Documents (adopted March 2012).02. The proposed development would unacceptably increase the pressure onhighways and transportation infrastructure, open space, educational, library,community and youth facilities. In the absence of a planning obligation in termsthat are satisfactory to the Local Planning Authority, and which securecontributions towards integrated transport and highway safety measures, openspace, educational, library, community and youth facilities the proposal iscontrary to Policies R5 and M4 of the Bracknell Forest Borough Local Plan andSC5, CS6, CS8, and CS24 of the Core Strategy Development Plan Document,the Limiting the Impact of Development Supplementary Planning Document(adopted July 2007) and the Warfield Supplementary Planning Document(adopted February 2012).03. In the absence of a planning obligation to secure affordable housing in terms thatare satisfactory to the Local Planning Authority, the proposal is contrary to PolicyH8 of the Bracknell Forest Borough Local Plan, Policy CS16 of the Core StrategyDevelopment Plan Document and to the resolution on affordable housing madeby BFC Executive on 29 March 2011.Doc. Ref: Uniform 7/DC/AgendaThe application file to which this report relates can be viewed at the Council's Time Square office during office hoursor online at www.bracknell-forest.gov.ukPlanning Committee 25th April 2013