Basingstoke & Dean Borough Council Development Control Committee Meeting

Councillor Robinson sent his apologies

Councillor Freeman sent her apologies

Councillor Hussey was replaced by Councillor Johnstone

 

Councillor Bound declared that he was pre-determined on application number 23/00571/FUL and stood down from the Committee for that item.

The Planning and Development Manager advised the Committee that a new version of the National and Policy Framework published on the 5^th September 23. 

 

Those revisions are minor in nature relating to proposals for wind power.  The amendments to the NPPF, upon review, do not change the recommendations within the main agenda for any report, and the assessments remain valid.

 

The Chair confirmed that the minutes of the meetings held on the 9^th August 2023 were confirmed by the Committee as a correct record.

 

 

The following Public Participation took place:

 

Interest	Name	Item No./Topic
Parish Council	Mr Patrick-Smith	Item 1 – 22/03203/FUL
Objector	Mr Garland	Item 1 – 22/03203/FUL
Support	Mr King	Item 1 – 22/03203/FUL
Objector	Mr Bowen	Item 2 – 21/00419/FUL
Support	Mr Cottrell	Item 2 – 21/00419/FUL
Councillor	Minas-Bound	Item 2 – 21/00419/FUL
Support	Mr Jarman	Item 5 – 22/03279/FUL

 

1. Application - 22/03203/FUL:  Erection of 17, one, two, three and four bed dwellings, office space (use class E(g), to include parking, landscaping and access, and other associated works.  Site: Land Between The Junction Of Winchester Road And Harts Lane Burghclere Hampshire.

 

The Committee considered the report set out on pages 43 to 96 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

The Committee discussed the proposed application.  Some concerns were expressed regarding the position of the access onto Harts Lane.  Other Members commented that the access had been proposed in the Neighbourhood Plan and voted on at referendum through that process. 

 

The Committee acknowledged that the location was contained within the Neighborhood Plan and it was believed that the number of dwellings and office space proposed was suitable for the site.  In addition, comments were raised regarding the benefits of the smaller size of many of the dwellings proposed.

 

RESOLVED that:  the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN1, CN3, CN6 and EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:

 

-        40% affordable housing including First Homes provision

-        Contribution towards off-site play facilities

-        Contribution towards open space

-        Off-site securement of biodiversity land

-        Biodiversity Enhancement Management Plan

 

Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.

 

On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of the report.

 

Reasons for Approval

 

1        The application is an alloted site in the Burghclere Neighbourhood Plan and would deliver housing which would contribute towards an overall shortfall of supply as well as providing economic, social and environmental benefits. In the planning balance, and applying a presumption in favour of development, it is not considered that the impact of the development would significantly and demonstrably outweigh the benefits when the policies of the National Planning Policy Framework (2021) as a material planning consideration are taken as a whole. The development is therefore considered in accordance with Policies SD1, SS1 and SD5 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B2 of the Burghclere Neighbourhood Plan 2011-2029.

 

2        The proposed development would provide policy compliant affordable housing to meet an identified need. The proposal would comply with the National Planning Policy Framework (2021), Policy CN1 of the Basingstoke and Deane Local Plan 2011-2029, the Council's Housing Supplementary Planning Document (2019) and Policy B2 of the Burghclere Neighbourhood Plan (2011-2029).

 

3        The proposed development would provide an appropriate mix of housing and as such the proposal would comply with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029.

 

4        The proposed development would have a localised impact on landscape character and visual effects on this part of Burghclere.  It is considered that the relationship of the site to the existing village is such that, subject to details provided by conditions, the development would be able to successfully mitigate the impact to an acceptable level. The proposed development would result in acceptable impact on the character and appearance of the area, including its landscape setting in the North Wessex Downs Areas of Outstanding Natural Beauty. As such the proposal complies with the National Planning Policy Framework (2021), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies B2, B5, B8 and B10 of the Burghclere Neighbourhood Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).

 

5        The proposed development would be accommodated within the site in a manner that would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties. The development therefore complies with the National Planning Policy Framework (2021) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

6        The development would not cause an adverse impact on highway safety or operation of the local highway network, adequate levels of car and cycle parking provision to serve the development have been provided together with necessary infrastructure for refuse collection and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Parking Supplementary Planning Document (2018) and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.

 

7        Subject to appropriate conditions, the proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018) and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029. The delivery and maintenance measures will be secured with a legal agreement associated with the planning permission. As such, the proposed development would remain nutrient neutral and would deliver the expected level of Biodiversity Net Gain.

 

8        The proposed development would safeguard trees of amenity value on the application site and would therefore comply with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, the Landscape, Biodiversity and Trees Supplementary Planning Document (2018) and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 in this respect.

 

9        Appropriate open space provision has been provided on site in line with policy expectations within the Burghclere Neighbourhood Plan 2011-2029. Further delivery will be secured within a legal agreement associated with the planning permission.

 

10      Appropriate drainage strategy has been provided for the development which has been approved by the Lead Local Flood Authority and which would ensure that there would be no risk to property or the environment. The proposal accords with the National Planning Policy Framework (2021) and Policies CN6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.

 

11      The development would not result in harm adverse impacts to the signifcance of nearby listed buildings. In having regard to the duties at Section 66 of the Planning (Listed Buildings and Conservation Areas Act) 1990, the proposal accords with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B7 of the Neighbourhood Plan.

                  

subject to the following conditions and informatives:-

 

Conditions

 

1        The development hereby permitted shall be carried out in accordance with the following approved plans:         

                   

          Location Plan (drawing no. D-100)        

                    Proposed Site Plan (drawing no. D-111 rev S) 

                    Plot 1 - Plans (drawing no. D-220 rev C)

                    Plot 1 - Elevations (drawing no. D-221 rev B)   

                    Plot 2 - Plans (drawing no. D-222 rev C)

                    Plot 2 - Elevations (drawing no. D-223 rev C)   

                    Plot 3 - Plans (drawing no. D-224 rev B)

                    Plot 3 - Elevations (drawing no. D-225 rev B)   

                    Plots 4 and 5 - Plans (drawing no. D-226 rev D)         

                    Plots 4 and 5 - Elevations (drawing no. D-227 rev E)  

                    Plots 6 and 7 - Plans (drawing no. D-228 rev B)         

                    Plots 6 and 7 - Elevations (drawing no. D229 rev B)   

                    Plots 8 and 9 - Plans (drawing no. D-230 rev B)         

                    Plots 8 and 9 - Elevations (drawing no. D-231 rev B)  

                    Plot 10 - Plans (drawing no. D-232 - rev B)      

                    Plot 10 - Elevations (drawing no. D-233 rev C) 

                    Plots 11 and 12 - Plans (drawing no. D-238 rev D)     

                    Plots 11 and 12 - Elevations (drawing no. D-239 rev D)        

                    Plots 13, 14 and 15 - Plans (drawing D-240 rev D)     

                    Plots 13, 14 and 15 - Elevations (drawing D-241 rev D)        

                    Plots 16 and 17 - Floor Plans (drawing D-242 rev D)  

                    Plots 16 and 17 - Elevations (drawing D-243 rev D)    

                    Business Hub - Indicative Floor Plans (drawing no. D-234)   

                    Business Hub - Elevations (drawing no. D-235)

                    Shed - Typical Plan and Elevations (drawing no. D-244 rev A)         

                    Street Elevations (drawing no. D-420 rev D)              

                   

          REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2        The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.       

 

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3        No development shall commence on site above slab level until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out and thereafter maintained in accordance with the details so approved.

 

          REASON:  Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies B2 and B5 of the Burghclere Neighbourhood Plan 2011-2029.

 

4        Notwithstanding the details submitted, no development above ground slab level shall occur until the following drawings have been submitted to and approved in writing by the Local Planning Authority:   

                   

          Scaled drawings at a scale of 1:10 setting out architectural detailing such as, but not limited to, brick string courses, window cills and headers and the depth of window reveals.       

          Scaled drawings at a scale of 1:10 setting out the details of chimneys and porches.          

                   

          The development shall be carried out in accordance with the approved details and retained thereafter.   

                   

          REASON: In the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies B2 and B5 of the Burghclere Neighbourhood Plan 2011-2029.

 

5        No development above slab level shall occur until landscaping details have been submitted to and approved in writing by the Local Planning Authority.  The landscaping details shall provide as a minimum:      

                   

          Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.    

          Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows.      

 

          Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;   

 

          The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.

         

          An implementation programme.  

          A Landscape Management Plan setting out management responsibilities and maintenance schedules for all landscaped areas outside of residential curtilages to address all operations to be carried out in order to allow successful establishment of planting and the long term maintenance of the landscaping in perpetuity, and including provisions for review at least every five years).           

                   

          The development shall be carried out and thereafter maintained in accordance with the details so approved.  Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.        

                   

          REASON: To ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies B2, B5, B8 and B10 of the Burghclere Neighbourhood Plan 2011-2029.

 

6        Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Method Statement dated May 2023 and the Tree Protection Plan (referenced 230524-HLBN-TPP rev. D-SD&AM) prepared by AJ Monk Consulting. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.   

 

          REASON:  To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies B2, B8 and B10 of the Burghclere Neighbourhood Plan 2011-2029.

 

7        The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 5 Requirements and Reccomendations of the Ecological Appraisal by Peach Ecology dated 24 May 2023.      

 

          REASON: In order to deliver adequate mitigation and enhancements for protected species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policies B2 and B10 of the Burghclere Neighbourhood Plan 2011-2029.

 

8        The development hereby approved shall ensure open windows adhere to the following noise criteria:      

                   

          1) bedrooms shall achieve an 8-hour LAeq (23:00 to 07:00) of 30dB(A) with individual noise         

          events not exceeding 45dB LAmax,F more than 10 times (23:00 - 07:00 hours)

          2) living rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 35dB(A)       

          3) dining rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 40dB(A)       

                   

          REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

9        No development shall commence on site until details of a scheme for protecting external amenity spaces (gardens, patios, larger balconies, roof gardens and terraces), from external traffic noise shall be submitted to and approved in writing by the local planning authority. The scheme shall ensure that, upon completion of the development, good acoustic design will be used to achieve the lowest practicable levels in external amenity spaces.         

 

          REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

10      No dwelling shall be occupied until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise

          mitigation measures against the noise levels as set in condition 8. The survey and reporting shall be undertaken in accordance with the methodology outlined in informative 8.   

                   

          If the noise levels set out in Condition 8 are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to an approved in writing by the Local Authority and implemented in full prior to the first occupation of the relevant phase.

                   

          REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

11      No development or other operations (including site preparation, demolition, and any groundworks) shall commence on site until a site specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting.  The plan should include, but not be limited to:  

                   

          Procedures for maintaining good public relations including complaint management, public consultation and liaison;  

          Arrangements for liaison with the Council's Environmental Protection Team; All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 1800 Hours on Mondays to Fridays and 0800 and 1300 Hours on Saturdays and; at no time on Sundays and Bank or Public Holidays;      

          Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above;         

          Mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.  

          Procedures for emergency deviation of the agreed working hours;  

          Control measures for dust and other air-borne pollutants;     

          Measures for controlling the use of site lighting whether required for safe working or       for security purposes.       

                   

          The development shall be carried out in accordance with the approved Construction Environmental Management Plan.         

                   

          REASON: The Council encourages all contractors to be 'Considerate Contractors' when   working in the Borough by being aware of the needs of neighbours and the environment and in the interests of residential amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029. Details are required in the absence of accompanying the planning application.

 

12      No development or other operations (including site preparation, demolition and any groundworks) shall commence on site until a Construction Method Statement that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period.          

                   

          The Statement shall include for:  

                   

          means of direct access (temporary or permanent) to the site from the adjoining maintainable public highway;  

          the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of construction works (including ground works) pursuant to the development hereby approved);         

          loading and unloading of plant and materials away from the maintainable public highway;      

          storage of plant and materials used in constructing the development away from the maintainable public highway;     

          the method of cleaning wheels and chassis of all HGV's, plant and delivery vehicles      leaving the site and the means of keeping the site access road and adjacent public highway clear of mud and debris during site demolition, excavation, preparation and     construction ensuring that no mud, clay or other deleterious materials are deposited           on the public highway;      

          the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate;  

          measures to control the emission of dust and dirt during construction;          

          a scheme for recycling and disposing of waste resulting from construction work; and the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (06.30 to 09.30) and PM peak (16.00 to 18.30) periods.       

          the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary.  

                   

          REASON: In the absence of details being provided to accompany the planning application, details are required to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

13      The development shall not be brought into use until turning facilities have been provided in accordance with the details shown on the approved plan. The turning facilities shall be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.         

          REASONS: In the interests of traffic safety and to achieve a satisfactory layout in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B2 of the Burghclere Neighbourhood Plan 2011-2029.

 

14      Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Transport Statement: Drg No.NJC-001) and no structure, erection or planting exceeding 0.6m in height shall thereafter be placed within the visibility splays shown on the approved plans. 

 

          REASONS: To ensure a suitable access and layout in the interests of highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B2 of the Burghclere Neighbourhood Plan 2011-2029.

 

15      The development shall not be brought into use until the footway and uncontrolled pedestrian crossing on Harts Lane as shown on the approved plans has been provided adjacent to the site access.       

 

          REASON: To ensure the proper provision for pedestrians in the interests of highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B2 of the Burghclere Neighbourhood Plan 2011-2029.

 

16      The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the properties have provision within each curtilage for refuse and recycling storage (prior to disposal) with a collection point not more than 15 metres carrying distance from a highway which is a carriageway, the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle, have been provided for 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained.  

 

          REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

 

17      The dwellings hereby permitted shall not be occupied until provision for the turning, loading and unloading, and the parking of vehicles and cycles has been made within the curtilage of the respective plots and the areas of land so provided shall not be used for any purpose other than for the turning, loading and unloading and parking of vehicles with all garages also permanently retained for the purposes of the parking of vehicles and cycles.  The internal access road and turning area shall be constructed to the equivalent of adoptable standards that thereafter maintained to a suitable condition to withstand repeated use by delivery vehicles.

         

          REASON: To secure an adequate parking provision that discourages on street parking in order to provide safe and convenient access for all users in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.

 

18      No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730; nor after 1800; Monday to Friday, before the hours of 08:00; nor after 1300; Saturdays nor on Sundays or recognised bank or public holidays.

         

          REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.   

 

19      No work relating to the construction of the development hereby approved, including site preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised bank or public holidays.

         

          REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

20      The development shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day (unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

         

          REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029 and Plicy B6 of the Burghclere Neighbourhood Plan 2011-2029.

 

21      The development hereby approved shall ensure that Plots 4, 5 and 13 are built accessible and adaptable standards to enable people to stay in their homes as their needs change.  Development shall be carried out in accordance with the approved details.    

 

          REASON:  To ensure an appropriate co-ordinated high quality form of development to accord with the National Planning Policy Framework, Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).

 

22      No dwelling shall be occupied until a fully detailed external lighting scheme has been submitted to and approved in writing by the Local Planning Authority.  The external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon nocturnal animals sensitive to external lighting (principally bats).  The lighting shall be installed before the development is first occupied and shall thereafter be operated and maintained in accordance with the approved scheme.

 

          REASON: In the interests of the amenities of the area and potential impact upon foraging bats in accordance with Policies  EM1 and EM4 of the Basingstoke and Deane  Local Plan 2011-2029. Details are required prior to occupation in the absence of being provided within the application documentation.

 

23      The development shall be built in accordance with the Surface Water and Foul Drainage Assessment prepared by Scott White and Hookins (dated June 2023). The development shall be thereafter maintained as such in perpetuity.  

          REASON: In order to prevent adverse surface water flooding and ensure the site is drainage sufficiently in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B2 of the Burghclere Neighbourhood Plan 2011-2029.

 

24      Prior to the occupation of the dwelling hereby permitted, details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority.  Such details shall include the specification, appearance and siting of any charging points and shall be installed prior to occupation of the dwelling. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.    

 

          REASON:  To ensure that the development provides opportunities for sustainable transport modes in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029, the Parking SPD and Policies B6 and B14 of the Burghclere Neighbourhood Plan 2011-2029.

 

25      All proposed bathroom/en-suite/toilet windows hereby approved shall be obscure glazed, to at least the equivalent of Pilkington level 4 standard, and constructed with a high-level opening. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.      

 

          REASON: To protect the amenity and privacy of the occupiers and of the adjoining properties in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

26      With the exception of the demolition of existing buildings and removal of existing hardstanding and any underground infrastructure no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-          

                             

a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;  and,     

          a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;  

                    and,   

          a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.      

                             

          If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme.    

                             

          This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR11'.    

                             

          REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

27      The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 26(c) that any remediation scheme required and approved under the provisions of condition 26(c) has been implemented fully in accordance with the approved details. Such verification shall comprise;          

                             

          as built drawings of the implemented scheme;

          photographs of the remediation works in progress;     

          Certificates demonstrating that imported and/or material left in situ is free of contamination.       

                             

          Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 26(c).        

                             

          REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029

 

28      No works shall take place on site until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details.   

 

          REASON:   To protect the privacy of the occupiers of adjacent properties in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

29      The office building hereby approved shall be used only for office (Class E (g)(i)) and for no other purpose whatsoever (including any other purpose in Class E) of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended 2005) or in any statutory instrument revoking and re-enacting that Order with or without modification).

 

          REASON: This use is only permitted and other uses within that Use Class may not be acceptable to the Local Planning Authority in this location and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

Informative(s):-

 

1.       1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

       

          1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

       

          1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

         

          proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

          seeking further information following receipt of the application;

          seeking amendments to the proposed development following receipt of the application;

          considering the imposition of conditions and the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).

         

          In this instance:

         

          the applicant was updated of any issues after the initial site visit.

         

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       A good acoustic design process should be followed in accordance with the Professional Practice Guidance: Planning and Noise- New Residential Development (May 2017 or later versions) to ensure that the noise criteria are achieved with windows open.

         

          Any design measures that are used to control the ingress of noise must be consistent and compatible with the requirements of the Approved Documents O and F.

         

          Prior to development starting on site, details of a scheme for protecting external amenity spaces (gardens, patios, larger balconies, roof gardens and terraces), from external traffic noise shall be submitted to and approved in writing by the local planning authority. The scheme shall ensure that, upon completion of the development, good acoustic design will be used to achieve the lowest practicable levels in external amenity spaces.

 

5.       If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.

 

6.       The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A license/permit should be obtained from Hampshire County Council at Hampshire County Highways, Jacobs Gutter Lane, Totton, Southampton, Hampshire, SO40 9TQ. Tel: 0845 603 5633. Email: roads@hants.gov.uk. Website: www.hants.gov.uk/highways

 

7.       The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure.  A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of  form_2_assumption_of_liability.pdf (planningportal.co.uk).  You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development.  Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges.  You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works.  Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy .

 

8.       In relation to condition 10:

         

          Noise Survey Protocol

                     

          The acoustic testing shall seek to demonstrate compliance with the technical noise standards set out in condition 9. Test must be carried out prior to the occupation of any dwellings within the development.

          The plots for testing shall be agreed with the Environmental Health team and approved in writing by the Local Planning Authority in advance of the testing.

          The acoustic testing will be undertaken in general accordance with the Association of Noise Consultants' publication "ANC Guidelines: Noise Measurement in Buildings: Part2: Noise from External Sources".

          If the site is subject to a high level of construction noise during the daytime, then any affected periods shall be discounted from the analysis. In this event it would be possible to use historical noise graphs for the site to estimate the daytime noise levels in the absence of the construction noise to a reasonably high degree of accuracy.

          Noise levels shall be monitored at a single location in each test room, with the measurement microphone positioned at a height of 1.2m above floor level and a distance at least 1.5m from any external wall/window.

          The measuring equipment shall be "Type 1", as defined in BS EN 61672:2003.

          The calibration of the measuring equipment shall be checked prior at the start of the survey using a hand-held calibrator compliant with BS EN 60942:2003 (IEC 60942:2003), Class 1. The calibration will be checked upon completion of the survey.

          All measurement and calibration equipment shall hold current laboratory calibration certificates, traceable to national standards and measured at a UKAS approved laboratory.

          The measurement instrumentation shall be configured to record the LAeq,T and LAmax,fast sound levels over consecutive 1 minute intervals. Contemporaneous measurements to a higher (1 second) resolution shall also be undertaken.

          The equipment shall be installed for a period covering three weekday nights, to obtain representative information regarding any variation in night-time noise events.

          Where noise measurements are undertaken in unfinished and unfurnished rooms, the reverberation time in the test room shall be measured in accordance with BS EN ISO 3382-2; "Acoustics. Measurement of room acoustic parameters. Reverberation time in ordinary rooms". The measurement results shall be adjusted accordingly to account for the change in reverberation time between the tested condition and future reverberation time within the room when furnished.

          All internal measurements shall be undertaken with windows open.

       

          Reporting

       

          The report shall present the following information:

          date and time of measurements;

          location: i.e. name of building, floor, room name or number;

          description of noise source(s);

          details of all equipment used, i.e. manufacturer and model, serial numbers;

          results of calibration checks;

          measurement positions;

          description of the room finishes, etc. at the time of testing;

          measured reverberation times, if relevant, and any correction used to adjust measured noise levels;

          noise monitoring results;

          an assessment of the measurement data and compliance with the technical requirements of Condition 8.

          recommendations for additional mitigation measures/repairs where the monitoring shows that the noise standards have not been complied with

 

 

 

2. Application - 21/00419/FUL: Change of use of the land to equestrian for the keeping of horses for private use, together with the erection of associated stables, an all-weather riding school, 1.25 metre fencing and new access.  Site: Land On The North Side Of White Hart Lane Charter Alley Hampshire

 

The Committee considered the report set out on pages 97 to 125 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

The Committee discussed the proposed application for equestrian use within the countryside and believed it was an improvement to the previous refused application number 19/02849/FUL.

 

Members were content that the application had been conditioned for private recreational equestrian purposes and shall not be used for any other purpose including commercial riding, breeding, livery or training purposes.

 

Although there would be a built form within the application site it was generally thought that most of the countryside views would be retained.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

1        The proposed development would be of an appropriate design and relates to surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (July 2021) and Policies EM1 and EM10 of the Basingstoke and Deane Borough Local Plan 2011-2029.

 

 2       The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

3        The development would enable safe access and adequate parking provision in accordance with highway requirements and as such would accord with the National Planning Policy Framework (July 2021) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

4        Sufficient information has been provided to satisfy the requirement for adequate storage of waste on site in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

5        The proposed development would not cause any adverse impacts on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (July 2021),Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

       

subject to the following conditions and informatives:-

 

Conditions

 

1        The development hereby permitted shall be carried out in accordance with the following approved plans:         

                   

          Location and Block Plan (drawing no. AB_01 Revision B)     

          Proposed Site and Stables (drawing no. AB_02 Revision A) 

          Proposed Site Plan (drawing no. AB_03 Revision C)  

                   

          REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2        The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

         

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3        No development shall commence on site above slab until details of the types and colours of materials to be used (including proposed stables, barn and scalpings for the access) including colour and finishes, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.         

 

          REASON: Details are required prior to commencement above slab because insufficient information has been submitted with the application in this regard, in relation to the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

4        The equestrian uses (including the paddocks, stables and riding arena) hereby permitted shall be only used for private recreational equestrian purposes and shall not be used for any other purpose including commercial riding, breeding, livery or training purposes.       

 

          REASON: The land and buildings which are the subject of this application are not considered suitable for general recreational or commercial equestrian use due to the sensitivity of this location in the open countryside in accordance with the advice contained within the National Planning Policy Framework (July 2021) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

5        No security lighting or other external means of illumination of the site shall be provided,  installed or operated in the development, except in accordance with a detailed scheme  which shall provide for lighting that is low level, hooded and directional, and has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and retained thereafter.    

 

          REASON: In the interests of the amenities of the area, and in the interest of biodiversity and neighbouring properties in the locality, in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy WSL 4 of the Wootton St Lawrence Parish Neighbourhood Plan 2016 - 2029.

 

6        No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or operation of machinery or fitting out, shall take place before the hours of:

                   

          0730 - 1800 Monday to Friday,    

          0800 - 1300 Saturdays     

          not on Sundays or recognised public holidays.

                   

          REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

7        The development shall not be brought into use until sightlines of 2.4 metres x 43 metres as indicated on the approved plan in which there should be no obstruction to visibility exceeding 1.0 metre in height above the adjacent carriageway channel line have been completed. Such sightlines shall thereafter be retained for the lifetime of the development.

         

          REASON: To provide and maintain adequate visibility in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

8        Notwithstanding the position shown on the Block Plan (drawing no AB_03 rev C),  any gates shall be set back 10m from the edge of the carriageway.

 

          REASON: In the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

9        Development shall be undertaken in accordance with the recommendations and procedures contained within Chapter 6 Further Surveys, Mitigation and Enhancement of the Preliminary Ecological Survey by ES Ltd dated May 2022.       

 

          REASON: In order to avoid adverse impacts on protected habitats and species in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.     

         

 

10      Prior to first use of the proposed development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 4.47 Habitat Units and 10.04 Hedgerow Units as stipulated in the Biodiversity Impact Calculation by Avian Ecology. The BEMP will include the results of the provided Biodiversity Metric 3.1 and species related enhancements featured within Chapter 6.3 Enhancements of the Preliminary Ecological Survey dated 5/2022 and the details listed within informative 6.     

          The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.    

 

          REASON: In order to provide long term net gains for biodiversity in line with the Environment Act 2021, Section 15 of National Planning Policy Framework (2021)  and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

11      No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) including boundary treatments, hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.  

 

          REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029

 

12      The access shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.        

          REASON: To ensure adequate provision for surface water drainage, in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

 

Informative(s):-

 

1.       1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

       

          1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

       

          1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

         

          seeking further information following receipt of the application;

          considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).

         

          In this instance:

         

          the applicant was updated of any issues after the initial site visit.

         

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.

 

5.       The Planning permission does not authorise the undertaking of any works within the highways (carriageway, footway or verge). A

          licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk.

 

6.       The Biodiversity Enhancement and Management Plan shall include the following:

         

          a) Description and evaluation of features to be managed and enhanced.

          b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures.

          c) Ecological trends and constraints on site that might influence management.

          d) Aims and Objectives of management.

          e) Appropriate management Actions for achieving Aims and Objectives.

          f) An annual work programme (to cover an initial 5-year period).

          g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan.

          h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period.

          i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.

 

 

 

3. Application – 22/02697/PIP:  Permission in Principle for residential development for a minimum of 1 no. and a maximum of 4 no. dwellings.  Site Land At 452090 161852 Galley Lane Headley Hampshire

 

The Committee considered the report set out on pages 126 to 144 of the agenda and other matters discussed at the meeting.

 

The Committee discussed the proposed permission in principle and felt that the information contained within the Officers report indicated that the site in principle could be developed.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

1        The location, land use and amount of development is considered to be acceptable and as the council cannot currently demonstrate a five year Housing Land Supply the proposal is considered to be in accordance with Paragraph 11 of the National Planning Policy Framework (July 2021).

 

subject to the following conditions and informatives:-

 

Informative(s):-

 

1.       This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

       

          considering the imposition of conditions

       

          In this instance:

       

          The agent was update after the site visit and an amended site plan was submitted

       

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development would not be exempt from any CIL payments. CIL will apply to the development consented through the permission in principle route if a TDC has been granted. Charges will become due from the date that a chargeable development is commenced.

 

5.       The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).

 

6.       The Technical Details Consent (TDC) Key Development considerations that are

          required are as follows:

          A Design and Access Statement which addresses how any proposed development would:

          i) Respect the established pattern and character of surrounding development; and

          ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

         

          The provision of 15% of both affordable and market homes on site to be 'accessible and adaptable' to enable people to stay in their homes as their needs change, in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan (2011-2029), Housing Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

         

          A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          An initial Ecological Assessment in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021) and indication of how net gain will be achieved.

         

          A surface water drainage scheme in accordance with Policy EM7 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          New homes are required to meet a water efficiency standard of 110 litres per person per day, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          A site plan which displays the proposed access points and demonstrates suitable levels of intervisibility can be provided from the site access, both for vehicles and pedestrians. The proposed site plan should also display any pedestrian routes within the site and display the proposed parking layout, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          Assessment of the site's accessibility by sustainable modes of transport and proximity to facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and guidance within the National Planning Policy Framework (July 2021).

         

          Details of cycle and vehicular parking provision on site in accordance with the standards set out in the Parking Supplementary Planning Document in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (July 2021).

         

          Details of the refuse collection for the site in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

         

          Provision for Electric Vehicle Charging Points in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document

 

 

 

4. Application – 22/02872/PIP:  Application for Permission in Principle for the removal of existing buildings/structures and the erection of up to 4 no. dwellings (Use Class C3).  Site: Land Adjacent to Orchard House Ball Hill Hampshire

 

The Committee considered the report set out on pages 145 to 170 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

 

1        The location, land use and amount of development is considered to be acceptable and as the council cannot currently demonstrate a 5 year Housing Land Supply the proposal is considered to be in accordance with Paragraph 11 of the National Planning Policy Framework (2021).

 

Informative(s):-

 

1.     This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.

 

2.     In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

       

        proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

        seeking further information following receipt of the application;

        seeking amendments to the proposed development following receipt of the application;

        considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).

       

        In this instance:

       

        the applicant was updated of any issues after the initial site visit.

       

        In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.     The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.     Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The development hereby approved (1-4 dwellings) results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure.  The relevant forms will need to be submitted at the TDC stage.

 

5.     The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).

 

6.     The Technical Details Consent (TDC) Key Development considerations that are required are as follows:

       

        A Design and Access Statement which addresses how any proposed development would:

        i) Respect the established pattern and character of surrounding development; and

        ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Policies NE1 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029, Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

       

        The provision of 15% of the market homes on site to be 'accessible and adaptable' to enable people to stay in their homes as their needs change, in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan (2011-2029), Policies NE1 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029, Housing Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

       

        A Biodiversity Net Gain Assessment evidencing the site can achieve a minimum 10% net gain in biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Policy NE4 of the East Woodhay Neighbourhood Plan 2022-2029, Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

       

        A surface and foul water drainage scheme in accordance with Policy EM7 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

       

        New homes are required to meet a water efficiency standard of 110 litres per person per day, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

       

        A site plan which displays the proposed access points and demonstrates suitable levels of intervisibility can be provided from the site access, both for vehicles and pedestrians. The proposed site plan should also display any pedestrian routes within the site and display the proposed parking layout, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan (2011-2029), Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029and guidance within the National Planning Policy Framework (July 2021).

       

        A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029 and guidance within the National Planning Policy Framework (July 2021).

       

        A land contamination assessment (including the removal of asbestos from the existing buildings on site) in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

       

        Assessment of the site's accessibility by sustainable modes of transport and proximity to facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and guidance within the National Planning Policy Framework (July 2021).

       

        Details of cycle and vehicular parking provision on site in accordance with the standards set out in the Parking SPD in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (July 2021).

       

        Details of the refuse collection for the site in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

       

        Provision for Electric Vehicle Charging Points in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document.

       

        The dwellings in Plots 3 and 4 are to be no more than 1.5 storeys on height.

 

 

 

5. Application – 22/03279/FUL:  The erection of a farmworkers dwelling, together with a detached garage and parking.  Site:  Land At Bramdown Farm Overton Way South Litchfield Hampshire

 

The Committee considered the report set out on pages 171 to 144 of the agenda and other matters discussed at the meeting.

 

The Committee discussed the proposed application and highlighted the importance of the rural economy and believed that the proposed dwelling would maintain the ongoing business.

 

Members thought the Officer report justified the need for the development and therefore they supported the Officer recommendation.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

1        In the absence of an up-to-date development plan, the proposed development would deliver housing which would contribute towards mitigating against the overall shortfall of supply as well as providing economic, social and environmental benefits.  In the planning balance, and applying a presumption in favour of sustainable development, it is not considered that the impact of the development would significantly and demonstrably outweigh the benefits when the policies of the National Planning Policy Framework (July 2021) as a material planning consideration are taken as a whole. The proposal is in accordance with the National Planning Policy Framework (July 2021) and Policies SD1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029

 

2        The proposed development would meet an essential need for a rural workers dwelling and would secure the long term viability of a rural enterprise in accordance with Policies SS6(f) and EP4 of the Basingstoke and Deane Local Plan 2011-2029 and paragraph 80 of the National Planning Policy Framework (July 2021).

 

3        The development would have a likely significant effect in combination with other developments and river catchments that flow into The Solent, leading to a cumulative increase in eutrophication and a deterioration in water quality, which in turn impacts upon the conservation interests of the designated European Sites.  The likely significant effect is to be mitigated to achieve a nitrate-neutral development ensuring that there would be no adverse effect on the integrity of the designated sites.  As such the proposal would accord with The Conservation of Habitats and Species Regulations 2017, the National Planning Policy Framework (July 2021) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

4        The development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

5        The development would not cause an adverse impact on highway safety, subject to adequate parking being provided to serve the development.  As such the proposal would comply with the National Planning Policy Framework (July 2021), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).

 

6        The proposed development would not cause any adverse impacts to onsite biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

 

7        Subject to suitable conditions, the impacts on the local landscape character can be mitigated. Overall, it is considered that the proposal would not have significant or adverse impacts on the landscape character, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LBE1 of the Overton Neighbourhood Development Plan 2016-2029.

           

subject to the following conditions and informatives:-

 

Conditions

 

1        The development hereby permitted shall be carried out in accordance with the following approved plans:         

                             

          872 001 PL02 Location Plan       

          872 002 PL02 Block Plan  

          872 004 PR00 Proposed Ground Floor  

          872 005 PR00 Proposed First Floor       

          872 006 PR00 Proposed Roof Plan       

          872 007 PR00 Proposed Outbuilding     

          872 008 PR00 Proposed North and East Elevations   

          872 009 PR00 Proposed South and West Elevations  

                             

          REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2        The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.       

 

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3        The occupation of the dwelling, hereby approved, shall be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependants.        

 

          REASON:  The site is in an area where new dwellings are not normally permitted except where there is an overriding need in the interests of agriculture or forestry in accordance with the advice contained within the National Planning Policy Framework (July 2021) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.

 

4        If the agricultural dwelling hereby permitted ceases to be used for agricultural purposes in relation to the agricultural use of the holding the agricultural dwelling shall be removed and the land restored to a condition to be agreed in writing with the Local Planning Authority within 3 months of the cessation of the use.  The land shall then be restored to the agreed condition within 3 months of the details being agreed in writing.    

 

          REASON:  The site is in an area where new dwellings are not normally permitted except where there is an overriding need in the interests of agriculture or forestry in accordance with the advice contained within the National Planning Policy Framework (July 2021) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.

 

5        No development above slab level shall commence on site until details of the types and colours of external materials to be used, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.         

 

          REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and LBE1 of the Overton Neighbourhood Development Plan 2016-2029.

 

6        Notwithstanding the approved plans no soft landscaping works shall commence on site until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.        

 

          REASON:  Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2021) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and LBE1 of the Overton Neighbourhood Development Plan 2016-2029.

 

7        Notwithstanding the approved plans no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained in accordance with the details so approved.        

 

          REASON:  Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and LBE1 of the Overton Neighbourhood Development Plan 2016-2029.     

         

8        Notwithstanding the approved plans prior to installation a plan indicating the positions, design, materials and type of screen walls/fences/gates/hedges and enclosures to be erected or planted, shall be submitted to and approved in writing by the Local Planning Authority. The approved screen walls/fences/gates/hedges and enclosures shall be erected or planted before the dwellings hereby approved are first occupied and shall subsequently be maintained as approved. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.      

 

          REASON:  Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2021) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and LBE1 of the Overton Neighbourhood Development Plan 2016-2029.

 

9        Prior to occupation of the dwellings hereby approved, parking provision and turning areas in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes. For the avoidance of doubt this includes spaces within garages.

         

          REASON:  To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

10      The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.         

 

          REASON:  In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

11      Prior to occupation of the dwellings hereby approved, cycle parking facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.

         

          REASON: To improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

12      Prior to occupation of the dwellings hereby approved, refuse storage facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.

         

          REASON: To ensure that the storage and collection of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).

 

13      No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays. 

 

          REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

14      No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.         

 

          REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

15      The new dwelling(s) hereby approved shall not be occupied until the One2Clean Sewage Treatment Plant has been installed to service the proposed dwelling(s). The treatment plant shall thereafter be retained and maintained in accordance with the submitted Package Treatment Plan Management and Maintenance document. In the event that the Package Treatment Plant is not achieving the required level of output, details and a timeline for the necessary corrective measures shall be submitted to and approved in writing by the Local Planning Authority. Corrective measures shall thereafter be carried out within the timeline agreed. If the Package Treatment Plant has an irreparable fault, details and a timeline for its replacement shall be submitted to and approved in writing by the Local Planning Authority.        

 

          REASON: In order to avoid adverse impact on the Solent and Southampton Water Special Protection Area by way of additional nitrates emanating from the development in accordance with the Conservation of Habitats and Species Regulations 2017 and Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.

 

16      Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any Order revoking or re-enacting that Order with or without modification, the approved Package Treatment Plant shall not be replaced without the prior written approval of the Local Planning Authority upon an application submitted for that purpose that demonstrates that the mitigation demonstrated in this application can be achieved or bettered.      

 

          REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.

         

17      The dwelling hereby approved shall not be connected to the mains for foul water drainage and disposal.

         

          REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.

 

18      Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 0.02072 Habitat Units as stipulated in the Biodiversity Net Gain Calculation dated 22/2/2023. The BEMP will include the results of the provided Biodiversity Metric and the following:          

          a) Description and evaluation of features to be managed and enhanced          

          b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures   

          c) Ecological trends and constraints on site that might influence management

          d) Aims and Objectives of management

          e) Appropriate management Actions for achieving Aims and Objectives          

          f) An annual work programme (to cover an initial 5-year period)      

          g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan    

          h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period

           i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.         

                   

          The Plan shall include details of the legal and funding mechanisms by which the longterm implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.    

 

          REASON: In order to provide long term net gains for biodiversity in line with the Environment Act 2021, Section 15 of National Planning Policy Framework and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

Informative(s):-

 

1.       1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

       

          1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

       

          1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

         

          proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

          seeking further information following receipt of the application;

          seeking amendments to the proposed development following receipt of the application;

          considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).

         

          In this instance:

         

          the applicant was updated of any issues after the initial site visit;

         

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.

 

5.       If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.

 

 6.      The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.

 

 

 

 

6. Application – 22/03367/PIP: Application for permission in principle for residential development for a minimum of no.1 and a maximum of 2 no. dwellings.  Site: Land To The South East Of Little Knowl Hill Kingsclere Hampshire RG20 4NX

 

The Committee considered the report set out on pages 171 to 201 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

1        The location, land use and amount of development is considered to be acceptable and as the council cannot currently demonstrate a 5 year Housing Land Supply the proposal is considered to be in accordance with Paragraph 11 of the National Planning Policy Framework (2021).

 

subject to the following conditions and informatives:-

 

Informative(s):-

 

1.       This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

       

          seeking additional information following receipt of the application;

          considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).

         

          In this instance:

         

          the applicant was updated of any issues after the initial site visit;

         

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development would not be exempt from any CIL payments. CIL will apply to the development consented through the permission in principle route if a TDC has been granted. Charges will become due from the date that a chargeable development is commenced.

 

5.       The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).

 

6.       The Technical Details Consent (TDC) Key Development considerations that are required are as follows:

         

          A Design and Access Statement which addresses how any proposed development would:

          i) Respect the established pattern and character of surrounding development; and

          ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Policy K4 of the Kingsclere Neighbourhood Plan 2011-2029, Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

         

          The provision of 15% of both affordable and market homes on site to be 'accessible and adaptable' to enable people to stay in their homes as their needs change, in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan (2011-2029), Policy KD2 of the K4 of the Kingsclere Neighbourhood Plan 2011-2029, Housing Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

         

          A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), Policy K7 of the Kingsclere Neighbourhood Plan 2011-2029 and guidance within the National Planning Policy Framework (July 2021).

         

          Additional surveys identified in the Extended Phase 1 Ecological Assessment and Great Crested Newt Survey in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), the Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021) and indication of how net gain will be achieved.

         

          A Biodiversity Net Gain Assessment evidencing the site can achieve a minimum 10% net gain in biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), the Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).

         

          A surface water drainage scheme in accordance with Policy EM7 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          New homes are required to meet a water efficiency standard of 110 litres per person per day, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          A site plan which displays the proposed access points and demonstrates suitable levels of intervisibility can be provided from the site access, both for vehicles and pedestrians. The proposed site plan should also display any pedestrian routes within the site and display the proposed parking layout, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          A land contamination assessment in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).

         

          Assessment of the site's accessibility by sustainable modes of transport and proximity to facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and guidance within the National Planning Policy Framework (July 2021).

         

          Details of cycle and vehicular parking provision on site in accordance with the standards set out in the Parking SPD in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (July 2021).

         

          Details of the refuse collection for the site in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

         

          Provision for Electric Vehicle Charging Points in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document.

 

 

 

7. Application – 23/00571/FUL:  Erection of 3 bedroom dwelling within part of garden of the existing property, 'Papine' and creation of a new vehicular access.  Site: Papine Baughurst Road Baughurst Hampshire

 

The Committee considered the report set out on pages 223 to 254 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

RESOLVED that:  the application be APPROVED subject to the conditions listed below and for the following reasons.

 

Reasons for Approval

 

1        The application would not result in the erection of a dwelling in an isolated location within the countryside and the proposal is considered to represent a sustainable form of development. The proposal is therefore in accordance with the National Planning Policy Framework (July 2021) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.

 

2        The proposal would be of an acceptable design and would not result in harm to the local landscape character or scenic quality of the area. As such the proposal complies with the National Planning Policy Framework (July 2021), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).

 

3        The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the development and as such the proposal complies with the National Planning Policy Framework (July 2021), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).

 

4        The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

 

5        The development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

            

subject to the following conditions and informatives:-

 

Conditions

 

1        The development hereby permitted shall be carried out in accordance with the following approved plans:         

                   

          Drawing No. 407.P2.01 (Location Plan) received 06/03/2023

          Drawing No. 407.P2A.03/A (Block Plan) received 08/08/2023         

          Drawing No. 407.P2A.07 (Proposed elevations) received 03/07/2023         

          Drawing No. 407.P2A.04 (Site Layout) received 03/07/2023 

          Drawing No. 407.P2A.05 (Proposed floor plans) received 03/07/2023         

          Drawing No. 407/P2A.06 (Proposed elevations) received 03/07/2023         

          Drawing No. 407.P2A.08 (Drainage - indicative layout)         

          Section-through drawing received 07/08/2023  

                   

          REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2        The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

         

          REASON:  To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3        No development above ground slab level shall commence until details of the types and colours of external materials and finishes to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.         

 

          REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

4        No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, including boundary treatments. The scheme shall include a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the use/building(s)/dwelling(s) hereby approved is/are commenced/first occupied and shall subsequently be maintained.  The scheme shall also specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).  The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.  In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences.  Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.  

 

          REASON: Details are required because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).

 

5        The development hereby approved shall not be occupied until a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.         

 

          REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

6        Prior to the occupation of the dwelling hereby approved, details of electric vehicle charging provision shall be submitted and approved in writing by the Local Planning Authority. Such details shall include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.   

 

          REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and the Parking Supplementary Planning Document (July 2018).

 

7        The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.  

 

          REASON: To ensure adequate provision for surface water drainage and in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

8        The development shall not be brought into use until sightlines of 2.4 metres x 43.0 metres from the site access onto Baughurst Road as indicated on the approved plan in which there should be no obstruction to visibility exceeding 1.0 metre in height above the adjacent carriageway channel line have been completed. Such sightlines shall thereafter be retained for the lifetime of the development.     

 

          REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

9        The dwelling hereby permitted shall not be occupied until provision for the parking and turning of three vehicles, in accordance with the approved drawings, has been made within the curtilage of the property and the areas of land so provided shall not be used for any purpose other than the turning and parking of vehicles. 

 

          REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).

 

10      No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.      

 

          REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

11      No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.

         

          REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

12      Development should be undertaken in line with recommendations and procedures contained within Chapter 2.3 Proposed Mitigation and Chapter 3 Ecological Enhancement of the Ecology and Biodiversity Statement by 4Woods Ecology dated 9/2022.  

 

          REASON: In order to provided mitigation for nesting birds protected under The Wildlife and Countryside Act 1981(Amended) and in order to offer required ecological enhancements in line with Section 15 of the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).

 

13      The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the dwelling has provision within the curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.

         

          REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

 

14      Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted above ground floor level in the north or south elevations / roof slopes of the building without the prior permission of the Local Planning Authority on an application made for the purpose.

 

          REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

15      No gates shall be installed / erected at the vehicular entrance.

         

          REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

16      Prior to occupation of the dwelling hereby approved, details of cycle parking facilities in accordance with the Council's Parking Standards Supplementary Planning Document, shall be submitted to and approved by the Local Planning Authority. The details shall be implemented prior to occupation and retained thereafter for such purposes.    

 

          REASON: Insufficient information has been submitted with the application and to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

17      Disposal of surface drainage for the dwelling shall be implemented in accordance with Drawing No Drawing No. 407.P2A.08 received 12/06/2023 or such other scheme to be submitted to and approved in writing by the Local Planning Authority prior to any works being undertaken beyond damp proof course. The proposals shall be retained as such for the lifetime of the development.  

 

          REASON: To ensure adequate provision for surface water drainage and in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.

 

Informative(s):-

 

1.       1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

       

          1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

       

          1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.       In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

         

          proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); and

          seeking amendments to the proposed development following receipt of the application;

         

          In this instance:

         

          the applicant was updated of any issues after the initial site visit.

         

          In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.       The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.

 

4.       In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.

 

5.       The Planning permission does not authorise the undertaking of any works within the highways (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk

 

6.       The development subject to this notice falls within a highlighted proximity of a mains gas pipe which is considered a major hazard.

         

          The applicant/agent/developer is strongly advised to contact the pipeline operator PRIOR to ANY works being undertaken pursuant to the permission granted by this notice.

         

          Address:

          Southern Gas Networks Plc

          SGN Plant Location Team

          95 Kilbirnie Street

          Glasgow

          G5 8JD

          Tel: 01414 184093 OR 0845 0703497

          Search online at:

          www.linesearchbeforeyoudig.co.uk

          SGN personnel will contact you accordingly.

 

7.       The application site is located within close proximity to gas pipelines. In addition to Informative 6 (above) the applicants attention is also drawn to the results of the Line Search with Southern Gas carried out by the Local Planning Authority available on the Council's website (letter reference 28792815 dated 9th March 2023). However, please note that the information from Southern Gas is only valid for a limited period of time and the Applicant should undertake their own research and consultation with Southern Gas regarding the proposed development.

 

8.       The application site is located within close proximity to electricity cables. The applicants attention is drawn to the results of the Line Search with Scottish and Southern Electricity Networks carried out by the Local Planning Authority available on the Council's website (letter reference 28792815 dated 9th March 2023). The Applicant should undertake their own research and consultation with SSE regarding the proposed development.

 

9.       A surface water drainage scheme has been submitted which is secured thorugh Condition 17. However, if these proposals are altered through the Buiding Control Regulation process then Condition 17 provides a mechanism for an alternative scheme to be submitted and approved by the Local Planning Authority.

 

 

 

8. Application – 23/00614/PIP: Application for Permission in Principle for the residential development of 1 no. dwelling.  Site:  Land Adjoining Oxleas Ox Drove Burghclere Hampshire

 

The application was withdrawn by the applicant prior to the Development Control Committee.

 

The Planning and Development Manager introduced the report which provided asummary analysis of the appeal decisions received from the 01/05/2023 to 31/07/2023.  It highlighted some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made, but is by no means a summary of all the issues referred to in the Inspectors’ decision notices.

Any costs decisions were reported with each planning appeal.  The agreed amount was finalised sometime after the appeal decision was issued.  Between 01/05/2023 to 31/07/2023 there has been 0 settlements to report to members.

 

In the period for Quarter 1 of 2023/24 (01/04/2023 to 30/06/2023) 4 out of 9 appeals had been allowed equating to 44% of the overall appeal decisions.  This compared against a council performance indicator of seeking to have no more than 33% appeals allowed. 

 

The Committee discussed the report and sought clarification from Officers on the recent article in the Basingstoke Gazette which highlighted the number of overturns at appeal, where the decisions had been made by the Development Control Committee.   The Planning and Development Manager responded and referred to the risk management section contained within the report which set out the circumstances whereby designation could be an issue if performance criteria were not met.  He also advised the purpose of the appeals report was to inform Members on the number of appeals that had been determined by the Planning Inspector, the subsequent outcome and potential implications.

 

A discussion took place on the current threshold of the number of objections received for an application to be determined by the Committee and whether by increasing the number to enable the Officers delegated powers to determine the application would assist in reducing the number of overturns by the Planning Inspector.  The Planning and Development Manager advised the number varied depending on the type of application but ultimately it would be a matter for Full Council to decide and amend the constitutionally accordingly.

 

RESOLVED:  Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.