This is a meeting of the Development Control Committee of Basingstoke & Dean Borough Council held on the 8th Feb 2023.
The last meeting was on 23rd Apr 2025. The next meeting is scheduled for 14th May 2025.
Council Chamber - Deanes
No recordings have been submitted for this meeting yet. If you have one, you can Upload a Recording
| Item | Title | Minutes | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 1 | Apologies for absence and substitutions |
There were no apologies for absence.
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 2 | Declarations of interest |
Councillor Falconer confirmed that he was not pre-determined, as the report included a partial comment he had made when he had asked clarification to Officers on application number 22/02863/FUL.
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 3 | Urgent matters |
There were no urgent matters.
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 4 | Minutes of the meeting held on 11th January 2023 |
Minutes of the meeting held on the 11th January 2023
The Chair confirmed that the minutes of the meetings held on the 11TH January 2023 were confirmed by the Committee as a correct record.
|
||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 5 | Applications for planning permission and public participation thereon |
Report
Index Applications Update 08.02.2023 Update Front Sheet 08.02.2023 The following Public Participation took place:
1. Application -22/01797/FUL: Installation of a battery storage facility and ancillary development. Site: Land East of Ash Park Business Centre Ash Lane Little London Hampshire
The Committee considered the report set out on pages 53 to 83 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 and some Members felt that the location was suitable due to the low quality of agricultural land and believed it was important to make full use of the opportunity to have a battery storage facility in the Borough.
It was highlighted that the facility could be upgraded as necessary in the future and any impact would be to a small part of walkway.
The Committee asked for an informative be included to request that the applicant continue dialog with Hampshire fire and rescue throughout the whole process of the application.
RESOLVED that: the application be APPROVED subject to the conditions listed below andfor the following reasons:
Reasons for Approval
1 The proposed development would have an impact on the local landscape character and scenic quality of the area but would successfully mitigate that impact whilst delivering a battery storage facility at a time when the government is attempting to reduce carbon emissions and allows for alternative energy provisions. The proposal therefore complies with the National Planning Policy Framework (July 2021), Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Bramley Neighbourhood Plan 2011-2029.
2 The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
3 The proposed development would provide safe access and adequate parking provision in accordance with highway requirements, and as such would accord with Sections 9 and 12 of 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 proposal would not result in any adverse harm to the amenities of neighbouring or nearby properties. The proposal would therefore accord with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 The development would not result in an adverse increase risk of flooding and as such the proposal would comply with National Planning Policy Framework, Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE1 of the Bramley Neighbourhood 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:
3163-01-05 Battery Storage Containers 3163-01-03 Rev A Block Plan (General Arrangement) 3163-01-11 Cable Trench Details 3163-01-08 Control Building 3163-01-09 Fencing and Security 3163-01-10 Rev B Grid Connection Cable Route 3163-01-01 Rev A Location Plan - Wider View 3163-01-07 Switchgear Building 3163-01-06 Inverter/Transformer Stations 3163-01-12 Rev B Landscape Masterplan
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 level, shall commence on site until details of the types and colours of external materials to be used, 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.
4 No development above ground level shall commence on site until full details of all external lighting (including the level of illumination) have been submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2011 (or any such later version), have regard to lighting guidelines produced by the Bat Conservation Trust, comprise the minimum level of lighting needed for security and operational processes, and be designed to minimise pollution caused by glare and spillage. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: In order to protect residential amenity, the character of the area and in case of bats using the site for commuting and foraging grounds in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, Policy RE3 of the Bramley Neighbourhood Plan 2011-2029 and the Wildlife and Countryside Act 1981.
5 Within the first month of commencement of development on site, full details of both hard and soft landscape works including means of enclosure, vehicle circulation areas and hard surfacing materials, should be submitted to the Local Planning Authority for approval. Soft landscape details shall include planting plans with specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants noting species, plant sizes and proposed numbers/ densities where appropriate, a schedule of any tree planting to include the specification of tree planting pits where appropriate with 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 and details of the location of external lighting/CCTV camera poles sufficient to demonstrate how these installations are to be achieved without conflict to proposed planting, with allowance for reasonable growth. The hard and soft landscaping details shall be accompanied by an implementation programme. All hard and soft landscape works shall be carried out in accordance with the approved details within the first planting season following the installation of the herby approved containers and relevant infrastructure or in accordance with the timetable agreed with the Local Planning Authority. 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 the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
6 Development should be carried out in line with the Arboricultural Impact Assessment by Longleaf Tree and Woodland Consultancy Ltd ref: AIA_BBSF_0522 (9th May 2022) in order to ensure that the trees to be retained would remain in a safe and healthy condition.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (2021) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
7 No development shall take place until the applicant has secured the implementation of a programme of archaeological evaluation in accordance with a Written Scheme of Investigation, which should be submitted to and approved by the Local Planning Authority.
REASON: To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets, in accordance with the advice contained within the National Planning Policy Framework (2021) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact in accordance with a Written Scheme of Investigation, which should be submitted to and approved by the Local Planning Authority.
REASON: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations, in accordance with the advice contained within the National Planning Policy Framework (2021) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
9 Following completion of archaeological fieldwork a report shall be produced in accordance with an approved programme submitted by the developer and approved in writing by the Local Planning Authority setting out and securing appropriate post-excavation assessment, specialist analysis and reports, publication and public engagement.
REASON: To contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available, in accordance with the advice contained within the National Planning Policy Framework (2021) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development hereby approved should be undertaken in line with recommendations and procedures contained within the Ecological Assessment Report by Avian Ecology dated 17/6/2022.
REASON: In order to prevent adverse impacts on SINCs, key habitats and keys species in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended), the Wildlife and Countryside Act 1981 (Amended) and the Badgers Act 1992. In order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, in regard to preventing adverse impacts on key species and habitats and harm or loss of SINCs.
11 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 16.24 Habitat Units and1.22 Hedgerow Units as stipulated in the Biodiversity Impact Calculation by Avian Ecology. The BEMP will include the results of the provided Biodiversity Metric and species related enhancements featured within Chapter 5 Summary - Ecology Priority Matrix of the Ecological Assessment Report by Avian Ecology dated 17/6/2022 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 or consultant 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 long-term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation or consultant 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.
12 All recommendations outlined in Noise Impact Assessment Report R22.0502/DRK shall be implemented and shall be completed before the use, hereby approved, is first commenced and shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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 development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved statement shall include scaled drawings illustrating the provision for -
1) The parking of site operatives and visitors vehicles. 2) Loading and unloading of plant and materials. 3) Management of construction traffic and access routes. 4) Storage of plant and materials used in constructing the development. 5) Assessment of the access route and measures to protect safety along the route. 6) A full breakdown of anticipated vehicle movements throughout the construction period.
Development shall be carried out in accordance with the approved details. REASON: In the interests of highway safety and in accordance with the National Planning Policy Framework (July 2021) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
15 The development shall not begin until the means of vehicular access to the site has been constructed in accordance with the approved plan (3163-01-03 Rev A Block Plan (General Arrangement).
REASON: In the interests of highway safety and in accordance with the National Planning Policy Framework (July 2021) and 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.
In this instance:
the applicant was updated of any issues and requests for further information as soon as possible.
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 applicant's attention is drawn to the responses of the Lead Local Flood Authority and Hampshire Fire and Rescue and the advice contained within these letters.
4. If during development works any contamination of the land is encountered or suspected then, works shall cease in respect of the area of identified contamination, and this contamination shall be fully assessed in accordance with the Contaminated Land Guidance for Developers Leaflet on the BDBC website http://www.basingstoke.gov.uk/services/envhealth/contaminatedland.htm . Details of the contamination, and any remedial measures necessary, and a scheme of carrying out such remedial works shall be submitted to and approved in writing prior to the works re-commencing in respect of the contaminated area. Development shall be carried out in accordance with the approved details.
5. 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.
6. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
7. The applicant is urged to work closely with Hampshire & Isle of Wight Fire and Rescue Service following the grant of planning permission, particularly in relation to the risk of harm to the local water environment from contaminated fire water run-off.
2. Application - 19/02143/FUL: Erection of a two-bed dwelling with access onto Barn Lane. Site: Land to The Rear Of 20 And 20A Hill Road Oakley Hampshire
The Committee considered the report set out on pages 84 to 106 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and it was suggested that although the proposal could be viewed as cramped with a small garden it was acknowledged that it met the planning requirements.
The impact of the proposed dwelling to the character of the area was discussed but it was generally thought that the Beech Tree Close development located nearby had already fundamentally changed the area so the proposal would be minimal.
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 deliver housing development on land within the Settlement Policy Boundary and within a residential area. The proposal therefore accords with the provisions of the National Planning Policy Framework (July 2021) and Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029.
2 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.
3 The proposed development would be of an acceptable design and would not adversely impact on the character and appearance of the surrounding development and as such complies with the National Planning Policy Framework (July 2021), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan, Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Documents (July 2018).
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).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan (1:1250) Proposed Plans and Elevations (drawing no. H.R.001 rev A) Proposed Site Plan (drawing no. H.R.002 rev A) Cycle and Bin Store (drawing no. 004)
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 continue above slab level 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: 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.
4 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 or bank 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.
5 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 or bank 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.
6 Within 3 months of the date of commencement a Construction Statement detailing how the new home 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.
7 The parking area hereby approved shall not be used for any purpose other than parking, loading and unloading 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.
8 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal) as shown on the approved plans. 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.
9 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places with a transit route to and from the public highway as shown on the approved plans. The cycle storage shall thereafter be retained and maintained for such purposes.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 No development shall take place until confirmation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that a mitigation package has been secured that addresses all of the additional nutrient input arising from the development and ensures that the additional nutrient loading will not have an adverse effect on the integrity of internationally protected Habitat Sites, having regard to the conservation objectives for those sites.
REASON: In the absence of accompanying the planning application, details are required to demonstrate that suitable mitigation has been secured to address the likely significant effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (2021) and Policy EM4 of the Basingstoke and Deane Borough Council 2011- 2029.
11 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: Details are required due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and Policy H3 of the Overton Neighbourhood Plan 2011-2029
12 No works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) 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,
(b) 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,
(c) 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, agreed in writing with the Local Planning Authority.
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.
13 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 12(c) that any remediation scheme required and approved under the provisions of condition 12(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). 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 12(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.
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 building, structure or other alteration permitted by Class; A, AA, B, C, D and E of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to safeguard the amenities of the adjoining properties, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No development, including but not restricted to; site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works, shall commence until a tree survey has been carried out. The tree survey shall inform an arboricultural implications assessment, and that in turn shall inform an arboricultural method statement. The arboricultural method statement shall outline how trees will be protected during the development; including any engineering solutions deemed appropriate, and shall include an appropriately scaled tree protection site plan. All arboricultural detailing shall be submitted to the local planning authority for approval, and shall be produced in accordance with BS5837 "Trees in Relation to Design, Demolition and Construction". No development or other operations shall take place other than in complete accordance with the approved arboricultural detailing.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework; Policy EM1 of the Basingstoke and Deane Borough 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 54-57).
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. 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.
4. 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.
5. It is recommended that bat roosting or bird nesting box erected on the proposed dwelling.
6. Vegetation clearance should ideally be undertaken outside of bird nesting season (March to August inclusive) in order to prevent impacts on nesting birds. Should clearance be undertaken during this time frame areas should first be checked for evidence of nests by a qualified ecologist. Should evidence of nesting be found then works should cease in that area until nesting has finished and fledglings have left the nest.
3. Application – 21/00002/FUL: Erection of dwelling and associated site works, following demolition of garage and outbuilding. Site: 7 St Johns Piece Oakley RG23 7JQ
The Committee considered the report set out on pages 107 to 126 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting
The Committee discussed the proposed application and the main area of discussion was the safety of pedestrian movement on the vehicle access to the proposed dwelling which resulted in mixed views.
As the roof ridgeline was lower than the surrounding area it was considered that there would be no undue loss or privacy to the neighbours.
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 deliver housing development on land within the Settlement Policy Boundary and within a residential area. The proposal therefore accords with the provisions of the National Planning Policy Framework (July 2021) and Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029.
2. 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.
3. The proposed development would be of an acceptable design and would not adversely impact on the character and appearance of the surrounding development and as such complies with the National Planning Policy Framework (July 2021), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan, Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Documents (July 2018).
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).
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. P01 rev C) Proposed Site Plan (drawing no. P03 rev E) Sketches (drawing no. P04 rev D) Site Section (drawing no. P05 rev D) Plans (drawing no. P10 rev E) Elevations (drawing no. P11 rev E) Cycle and Bin Store (drawing no.P12 rev A)
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 continue above slab level 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: 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.
4 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 or bank 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.
5 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 or bank 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.
6 The development shall not be occupied under the submission of a Construction Statement detailing how the new home 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.
7 The parking area hereby approved shall not be used for any purpose other than parking, loading and unloading 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.
8 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal) as shown on the approved plans. 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.
9 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places with a transit route to and from the public highway as shown on the approved plans. The cycle storage shall thereafter be retained and maintained for such purposes.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 No development shall take place until confirmation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that a mitigation package has been secured that addresses all of the additional nutrient input arising from the development and ensures that the additional nutrient loading will not have an adverse effect on the integrity of internationally protected Habitat Sites, having regard to the conservation objectives for those sites.
REASON: In the absence of accompanying the planning application, details are required to demonstrate that suitable mitigation has been secured to address the likely significant effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (2021) and Policy EM4 of the Basingstoke and Deane Borough Council 2011- 2029.
REASON: In order to avoid adverse impacts on key species in accordance with the National Planning Policy Framework; Policy EM4 of the Basingstoke and Deane Borough Local Plan 2011- 2029.
12 No development shall take place on site until a scheme for protecting the proposed dwellings from railway noise (from nearby Basingstoke-Southampton lines) has been submitted to, and approved in writing by the Local Planning Authority. Any proposed mitigation scheme shall have regard to the Basingstoke & Deane ‘Noise assessments and reports for planning applications – Guidance note for developers and consultants’. Mitigation proposals will consider and utilise where possible, reduction in noise exposure achieved by effective site layout, building orientation, the use of physical barriers, utilising open space as a buffer, internal room configurations and any other available mitigation strategies.
The following noise levels shall be achieved with mitigation in place.
a) Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*) b) Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*). c) Garden areas shall not exceed 55 dB LAeq, 16hr,
*Where it is predicted that the internal noise levels specified above will not be met with windows open despite mitigation strategies, an alternative method of mechanical ventilation must be specified to supply outside air to habitable rooms with windows closed, and relieve the need to open windows. Background and passive ventilators, and system 3 extraction systems are not considered adequate for this purpose. Methods may include a system 4 MVHR system with cool air by-pass, or standalone mechanical units supplying outside air to each affected habitable room.
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.
Informative(s):-
1. 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; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions (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.
4. Application – 21/03173/FUL: Erection of a 3 bedroom dwelling. Site: Plow Green, Bottle Lane, Hartley Wespall, RG27 0AL
The Committee considered the report set out on pages 127 to 155 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and referred to the amended scheme where the overall bulk, massing and scale of the dwelling have been reduced, with the building being moved 7m away from the western boundary. Members thought it was an improvement to the original scheme and would not unduly cause a visual impact on the wider countryside or neighbouring properties.
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 Policy EM3 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and Wokingham Borough Council to secure:
· Suitable Alterative Natural Green Space (SANGS) at Rooks Nest Wood and a Strategic Access Management and Monitoring (SAMM) to safeguard the integrity of the Thames Basin Heath.
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) in respect of the Thames Basin Heath, the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
Reasons for Approval
1. Although located outside of the Settlement Policy Boundary, the proposal would result in the erection of one dwelling in a location that is not considered to be isolated 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 proposed dwelling, given its design and siting, would relate to surrounding development and would not result in significant impacts on 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. In having regard to the duties of Section 66 of the Town and Country (Listed Buildings and Conservation Areas) Act 1990, the proposed development would preserve the setting of nearby listed buildings in accordance with the National Planning Policy Framework (July 2021), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (March 2019).
4. 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.
5. The proposed development would provide safe access and adequate parking provision in accordance with highway requirements, and as such would accord 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. Adequate surface water drainage can be provided for the development and can be adequately controlled through planning conditions and other legislation to ensure that there would be no risk to property or the environment. The proposal accords with the National Planning Policy Framework (2021) and Policy EM7 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:
Proposed Site Plan – drawing number: P04 Rev G Street scene / site sections – drawing number: P05 Rev D Proposed Plans – drawing number: P10 Rev G Proposed Elevations – drawing number: P11 Rev G Roof Plan – drawing number: P13 Rev B
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.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
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 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 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: to help compensate for habitat loss resulting from the development and help to maintain the biodiversity of the area in the long term, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011 – 2029 and The Environment Act 2021.
5 Development shall be carried out in line with recommendations and procedures contained within Chapter 7 Further Surveys, Mitigation and Enhancement of the Preliminary Ecological Appraisal by ES Ltd dated July 2021.
REASON: In order to mitigate impacts on key species and habitats in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011 – 2029.
6 No development above ground floor slab level shall commence on site until a schedule of materials and finishes to be used for the external walls and roofs of the proposed buildings 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 EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
7 Prior to the occupation of the dwelling hereby approved, a scheme of soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) and that identifies existing hedgerows and vegetation to be retained and enhanced 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 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, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 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.
REASON: Further 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, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
9 Prior to installation a plan indicating the positions, design, materials and type of screen walls/fences/gates/hedges to be erected or planted, shall be submitted to and approved in writing by the Local Planning Authority. The approved screens/walls/fences/hedges shall be erected or planted before the dwelling hereby approved is 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. REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
10 Prior to occupation of the dwelling hereby approved the proposed onsite vehicular parking for at least 2 vehicles and turning areas shall be provided in accordance with the approved Site Plan (drawing ref: P04 Rev G). Thereafter, these areas shall be permanently retained and used for vehicular parking (for the avoidance of doubt this includes spaces within garages).
REASON: In order to provide a suitable and convenient on-site movement layout with adequate parking facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011 to 2029.
11 Prior to occupation of the dwelling hereby approved cycle storage, including space for the long term storage of at least 2 bicycles shall be provided within the curtilage of the property. The cycle storage shall be thereafter retained.
REASON: To ensure adequate cycle provision 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.
12 The development hereby permitted shall not be occupied until the property has provision within its 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, 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.
13 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.
14 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 EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
15 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 EM12 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; meeting with the applicants architect and planning agent; considering amended plans;
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. 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.
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 845539 or email shirley.brewer@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6. 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.
7. The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
5. Application – 22/00794/HSE: Alterations to farmhouse, erection of rear extension following demolition of existing rear extension. Alternations and extension to barn. Construction of swimming pool and extension to store building Site: Browns Farm, Baughurst Road, Pound Green, Baughurst, Hampshire
The Committee considered the report set out on pages 156 to 175 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and on the whole Members were satisfied with the alterations to the barn, store building and construction of the swimming pool. There was however a difference of opinion on the extension to the existing farmhouse.
Some Members believed that as the appearance of the front of the farmhouse would be principally unchanged there would be no impact to the street scene and they considered the proposed extension was of a sympathetic design that would bring the property into the modern era.
Other Members disagreed and thought the proposal would lose the historic footprint and the bulk and scale would dominate the host building and cause harm to the heritage asset. The objection from Historic Environment was also highlighted.
Members liked that the applicant had submitted one application for all the alterations to the farmhouse, barn, store building and site, so that the Committee could understand the impact of the whole renovation project rather than individual applications at different stages.
RESOLVED that: the application be APPROVED Reasons for Approval
1 The proposed extensions and alterations by virtue of their scale, bulk and siting are not considered to cause harm to the special architectural and historical interest of the listed buildings. The proposals would therefore not result in less than substantial harm and as such would be in accordance with Section 16 of the National Planning Policy Framework (July 2021), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage SPD (March 2019).
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 - 1:1250 Proposed Site Plan - BF/22/10/A Proposed elevation - 1 - B/22/05/B Proposed elevation - 2 - B/22/06/B Proposed floor plans - 1 - BF/21/03/A Proposed floor plans - 2 - BF/21/04/C Proposed shed extension - BF/22/07 Pool Plan and section - BF/22/09 Barn alteration and extension - Proposed floor plans - BF/21/01/B Barn alteration and extension - Proposed elevation - BF/21/02/A
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 All works hereby approved shall be undertaken using materials, finishes, workmanship and detailing to match that of the existing building. This includes:
the size, texture, colour and source of bricks, including specials; the bonding and coursing of brickwork; mortar mixes, colour, and joint profile.
The materials, finishes, workmanship and detailing of the roof of the first-floor extension hereby approved shall match the existing buildings within the site in all respects. Notwithstanding this, all works of repair to the surrounding fabric affected by the works hereby approved shall match the existing in terms of appearance.
REASON: In the interests of visual amenity and to preserve the special architectural / historic interest and/or setting of the listed building in accordance with the National Planning Policy Framework (July 2021) and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 No related works shall commence on site until full working details of all new rooflights, windows and internal and external doors to be incorporated in the scheme have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing members, glazing, glazing units, glazing bars, means of achieving background ventilation, and methods of opening. They shall also include details of modifications to existing openings and shall clearly show the nature and relationship of new and retained/modified elements of construction. Details shall be at a minimum scale of 1:20 and 1:5. The works shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement of related works because insufficient detail was submitted in this regard, with the application to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (July 2021) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
5 The development hereby approved shall be implemented in full accordance with the recommendations and procedures contained within the Outline Method Statement by Lasseter Downie dated 20/12/2022.
REASON: In order to meet the derogation test 3 of the Conservation and Habitats and Species Regulations 2017 (Amended) and in order to meet the requirements of Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
6 Parking for the provision of 3 vehicles shall be made within the curtilage of that property prior to the occupation of the extension hereby approved 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.
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; seeking amendments to the proposed development following receipt of the application;
In this instance:
the applicant was updated of any issues; additional information was requested of the applicant in response to issues arising.
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. Should the application be granted on appeal there will be a liability to pay Community Infrastructure Levy to the Council on commencement of development. This charge would be levied in accordance with Basingstoke and Deane Borough Council's CIL Charging Schedule and Section 211 of the Planning Act 2008.
4. 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.
6. Application – 22/00860/LBC: Alterations to farmhouse, erection of rear extension following demolition of existing rear extension. Alternations and extension to barn, extension to store building. Site: Browns Farm, Baughurst Road, Pound Green, Baughurst, Hampshire
The Committee considered the report set out on pages 176 to 193 of the agenda and other matters discussed at the meeting.
RESOLVED that: the application was APPROVED subject to the conditions listed below and for the following reasons.
Reasons for Approval
1 The proposed extensions and alterations by virtue of their scale, bulk and siting are not considered to cause harm to the special architectural and historical interest of the listed buildings. The proposals would therefore not result in less than substantial harm and as such would be in accordance with Section 16 of the National Planning Policy Framework (July 2021), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage SPD (March 2019).
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 - 1:1250 Proposed Site Plan - BF/22/10/A Proposed elevation - 1 - B/22/05/B Proposed elevation - 2 - B/22/06/B Proposed floor plans - 1 - BF/21/03/A Proposed floor plans - 2 - BF/21/04/C Proposed shed extension - BF/22/07 Pool Plan and section - BF/22/09 Barn alteration and extension - Proposed floor plans - BF/21/01/B Barn alteration and extension - Proposed elevation - BF/21/02/A
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 All works hereby approved shall be undertaken using materials, finishes, workmanship and detailing to match that of the existing building. This includes:
the size, texture, colour and source of bricks, including specials; the bonding and coursing of brickwork; mortar mixes, colour, and joint profile.
The materials, finishes, workmanship and detailing of the roof of the first-floor extension hereby approved shall match the existing buildings within the site in all respects. Notwithstanding this, all works of repair to the surrounding fabric affected by the works hereby approved shall match the existing in terms of appearance.
REASON: In the interests of visual amenity and to preserve the special architectural / historic interest and/or setting of the listed building in accordance with the National Planning Policy Framework (July 2021) and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 No related works shall commence on site until full working details of all new rooflights, windows and internal and external doors to be incorporated in the scheme have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing members, glazing, glazing units, glazing bars, means of achieving background ventilation, and methods of opening. They shall also include details of modifications to existing openings and shall clearly show the nature and relationship of new and retained/modified elements of construction. Details shall be at a minimum scale of 1:20 and 1:5. The works shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement of related works because insufficient detail was submitted in this regard, with the application to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (July 2021) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
5 The development hereby approved shall be implemented in full accordance with the recommendations and procedures contained within the Outline Method Statement by Lasseter Downie dated 20/12/2022.
REASON: In order to meet the derogation test 3 of the Conservation and Habitats and Species Regulations 2017 (Amended) and in order to meet the requirements of Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
6 Parking for the provision of 3 vehicles shall be made within the curtilage of that property prior to the occupation of the extension hereby approved 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.
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; seeking amendments to the proposed development following receipt of the application;
In this instance:
the applicant was updated of any issues; additional information was requested of the applicant in response to issues arising.
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. Should the application be granted on appeal there will be a liability to pay Community Infrastructure Levy to the Council on commencement of development. This charge would be levied in accordance with Basingstoke and Deane Borough Council's CIL Charging Schedule and Section 211 of the Planning Act 2008.
4. 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.
7. Application – 22/02863/FUL:Erection of a single storey rear extension. Site: 3 Polecat Cottages, Polecat Corner, Tunworth, Basingstoke, Hampshire, RG25 2LA
The Committee considered the report set out on pages 194 to 222 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and were supportive of the applicant’s approach to change and adapt the application after taking into consideration the comments made by the Committee when determining the previous application.
RESOLVED that: the application be APPROVED subject to the conditions listed below andfor the following reasons.
Reasons for Approval
1 The proposed development would deliver housing development on land within the Settlement Policy Boundary and within a residential area. The proposal therefore accords with Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029, Policy HO2 of the East Woodhay Neighbourhood Plan 2022-2029 and the provisions of the National Planning Policy Framework (July 2021).
2 The proposed development would be of an acceptable design and would not adversely impact on the character and appearance of the surrounding development and as such complies with the National Planning Policy Framework (July 2021), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan, Policy HO1 of the East Woodhay Neighbourhood Plan 2022-2029 and guidance contained within the Design and Sustainability and Heritage Supplementary Planning Documents (2018)
3 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.
4 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, Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029 and the Parking Supplementary Planning Document (2018).
5 The proposed development would deliver a smaller, accessible home. As such the proposal would comply with Policy CN4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HO4 of the East Woodhay Neighbourhood Plan 2022-2029.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Proposed Block Plan - Drawing No. 22.WIN.001 Revision A Proposed Floor Plan and Elevations - Drawing No. 22.WIN.002
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 materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture those on the approved plans and application forms.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development hereby permitted shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority 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 dwelling hereby approved is first occupied and shall subsequently be maintained. 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 prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 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 or bank 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.
6 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, 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 or bank 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 Prior to occupation of the dwelling hereby approved, the provision for parking and turning in accordance with those shown on the approved Proposed Block Plan (Drawing Number: 22.WIN.001 RevisionA) shall be made within the site and shall be retained thereafter for such purposes.
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.
9 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities. The proposed dwelling shall provide 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029
10 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the properties have provision within their curtilages 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 for each dwelling, 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.
11 Within 3 months of the date of commencement 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, 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.
12 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: Details are required due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
13 Before development proceeds above slab level, a suitable scheme for the biodiversity enhancement measures shall be submitted to the local planning authority and approved in writing. Development shall be carried out in accordance with the approved scheme and implemented prior to occupation.
REASON: To enhance existing features of biodiversity value within the site in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2021).
14 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence on site until a Tree Protection Plan, prepared in accordance with BS5837:2012 "Trees in relation to design, demolition and construction" has been submitted to and approved in writing by the Local Planning Authority. The plan shall include the specification and positioning of temporary tree protective fencing and ground protection where required. The approved tree protection shall be erected prior to any site activity commencing and maintained until the area is to be landscaped. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (July 2021) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
15 Notwithstanding the approved plans, the development hereby approved shall not be occupied 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) as well as details of proposed hardstanding. 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 absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM10 and EM11 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 amendments to the proposed development following receipt of the application; considering the imposition of conditions
In this instance:
the applicant was updated of any issues after the initial site visit; the application was acceptable as amended and no further assistance was required.
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 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. 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.
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. 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.
8. The fence to the front of the site does not comply with Permitted Development rules and therefore requires planning permission in its own right. Enforcement action may be taken if this is not attained.
9. Any removal of hedgerows should be undertaken outside of the bird nesting season (March to August inclusive). Should clearance be undertaken within that period then the hedgerow should first be checked by a suitably trained ecologist. If sign of nesting are located then clearance should cease until nesting has finished and fledglings have left the nest.
8. Application – 22/02934/ROC: Variation of conditions 1 (site plan) and condition 15 (drainage) of planning consent 20/02893/TDC (for the erection of 2 no. dwellings with associated access, garaging, parking and landscaping). Land At OS Grid Ref 455998 146067 St Michaels Close North Waltham Hampshire
The Committee considered the report set out on pages 223 to 279 of the agenda and other matters discussed at the meeting.
RESOLVED that: the application be subject to the conditions listed below andfor the following reasons.
Reasons for Approval
1 The proposed dwellings in this location, which have already been approved in principle, would relate to surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such the proposal complies with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (July 2021) and the Design and Sustainability Supplementary Planning Document (July 2018).
2 The proposed development would, due to its location, preserve the character and appearance of the North Waltham Conservation Area, and not cause harm to the setting of any listed building. The proposals would therefore be in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (July 2021) and the Heritage Supplementary Planning Document (2019).
3 The development would not cause an adverse impact on highway safety, subject to the submission of visibility details, and adequate parking would be provided to serve the development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
4 The application would result in the erection of two dwellings in a location that is not isolated 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) (NPPF) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.
5 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 2021 and Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) 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:
Site Location Plan (Drawing No.P1-01 Rev B) Proposed Site Plan (Drawing No.P1-04 Rev F) Proposed Floor Plans - H1 (Drawing No.P2-01-H1) Proposed Elevations - H1 (Drawing No. P3-01-H1) Proposed Floor Plans (Drawing No.P2-01 Rev B) Proposed Elevations (Drawing No.P3-01) Proposed Garage Plans and Elevations (Drawing No.P3-02 Rev B)
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 consent issued for planning application 20/02893/TDC.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the plans submitted, no development shall commence on site above slab level until a schedule of materials and finishes to be used, including samples, for the external walls and roofs of the proposed buildings has 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the plans submitted, no development shall commence on site above slab level until details of the materials to be used for hard surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the dwellings are first occupied and thereafter maintained.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority 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 dwellings hereby approved are first occupied and shall subsequently be maintained. 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: In the interests of the amenities of the area and in the interests of the privacy of the occupiers of adjoining residential properties, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
6 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall 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 buildings 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 prior to commencement 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 The development hereby approved shall be undertaken in line with recommendations and procedures contained within Chapter 5 Impacts and mitigation of the Ecological Assessment by Pro Vision dated 5/2020.
REASON: In order to provide mitigation for key species including bats, nesting birds. dormice and hedgehogs in line with The Conservation of Habitats and Species Regulations 2017, The Wildlife and Countryside Act 1981 and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029. In order to provide ecological enhancements as stated within the Biodiversity Metric and additional ecological enhancements not catered for under this metric. In accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to the commencement of development a Biodiversity Management Plan (BMP) shall be provided that provides:
Details of the habitats/conservation features to be retained/created/enhanced; The methodology to be used to create the habitat/features; Details of the long-term management proposed for the establishment and maintenance of the habitat/nature conservation feature; Future Ecological Monitoring of the Habitat.
The BMP shall be derived from the provided biodiversity metric and be representative of those depicted on the provided plan depicting the measures described in the biodiversity metric. The works set out in the Biodiversity Management Plan shall thereafter be carried out.
REASON: In order to ensure protected species enhancements are implemented and how they will be delivered as part of the overall biodiversity enhancements in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
9 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Impact Assessment written by SJ Stephens Associates, ref:1452, 29/04/20 and retained for the duration of the development.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework and policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
10 The areas shown on the approved plan for the parking and manoeuvring of vehicles for each plot shall be provided prior to occupation and reserved for these purposes at all times.
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.
11 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 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.
13 The development hereby approved shall be carried out in accordance with the Construction Statement conducted by Darren Evans dated 06/08/2020 detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day. The development shall be carried out in accordance with the approved details.
REASON: 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.
14 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.
15 The development hereby permitted shall be carried out in accordance with the details provided within the Drainage Technical Note written by Stuart Michael Associates ref:TN01 Issue 7 07/01/2021. The dwellings shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans.
REASON: To ensure the proposal is provided with a satisfactory means of drainage and in order to ensure the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.
16 Before development commences details of the proposed drainage system (wastewater) shall be submitted to and approved in writing by the Local Planning Authority. These details shall include any necessary arboricultural impact assessment and method statement. The drainage system shall be constructed in accordance with the approved details, installed prior to occupation and shall be thereafter maintained.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to prevent pollution of the water environment in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
17 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 building, structure or other alteration permitted by Class A, B, C, D and E of Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to safeguard the amenities of the adjoining properties, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to occupation, a "lighting design strategy for biodiversity" for the development shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall:
a) identify those areas/features on site that are particularly sensitive for bats and barn owls and that are likely to cause disturbance along routes used to access key areas of their territory, for example, for foraging; and b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent bats and/or barn owls using their territory.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority.
REASON: Bats and barn owls are known to be using the site for roosting and feeding. These species are protected under the Wildlife and Countryside Act 1981 and are a material consideration under Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029. Any heavy light spillage could have the potential to disturb them and prevent them from using the area post-development.
19 Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until refuse and recycling storage (prior to disposal) plus a collection point not more than 15 metres carrying distance from a highway which is a carriageway, have been provided within the curtilage of the site 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 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 and the guidance set out within appendix 3 of the Design and Sustainability Supplementary Planning Document 2018.
20 A minimum of one of the dwellings hereby approved shall be built to accessible and adaptable standards. No development above ground level (excluding demolition of existing buildings and removal of existing hardstanding and any underground infrastructure) shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
REASON: Details are required in the absence of accompanying the planning submission, to ensure an appropriate co-ordinated high quality form of development and to enable people to stay in their homes as their needs change in accordance with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document.
21 No development shall take place on site until a landscape management plan, including long term design objectives, management responsibilities and maintenance schedules for all landscape areas, other than small, privately-owned, domestic gardens, has been submitted to and approved in writing by the Local Planning Authority. The landscape management plan 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, to ensure that due regard is paid to the continuing enhancement and maintenance of amenity afforded by landscape features of communal public, nature conservation or historical significance the area in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
22 No development shall take place until confirmation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that a mitigation package has been secured that addresses all of the additional nutrient input arising from the development and ensures that the additional nutrient loading will not have an adverse effect on the integrity of internationally protected Habitat Sites, having regard to the conservation objectives for those sites.
REASON: In the absence of accompanying the planning application, details are required to demonstrate that suitable mitigation has been secured to address the likely significant effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (2021) and Policy EM4 of the Basingstoke and Deane Council 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; seeking amendments to the proposed development following receipt of the application
considering the imposition of conditions
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 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. 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. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
4. 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. The development hereby approved results.
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 845539 or email shirley.brewer@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
9. Application – 22/03239/RET: Variation of condition of 5 of 16/00903/FUL to allow floodlights to be used at additional times (Retrospective). Site: Sports Field And Pavillion Overton Recreation Centre Bridge Street Overton
The Committee considered the report set out on pages 280 to 291 of the agenda and other matters discussed at the meeting.
RESOLVED that: the application be subject to the conditions listed below andfor the following reasons
Reasons for Approval
1 The proposed development with appropriate conditions would not result in any adverse impacts on the biodiversity of the area and as such complies with the National Planning Policy Framework (February 2019) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and CS1 of the Overton Neighbourhood Plan (2016-2029).
2 The proposed development would preserve the character and setting of the Overton Conservation Area and as such complies with the National Planning Policy Framework (March 2012) and Policy EM11 of the adopted Basingstoke and Deane Borough Local Plan 2011-2029 and Policies LBE1 and CS1 of the Overton Neighbourhood Plan (2016-2029).
3 The proposed development would not result in an undue loss of privacy or cause undue disturbance impacts to neighbouring properties and as such complies with the National Planning Policy Framework (2021) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and CS1 of the Overton Neighbourhood Plan (2016-2029).
4 The development would not cause an adverse impact on highway safety, 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) and Policies LBE1 and CS1 of the Overton Neighbourhood Plan (2016-2029).
5 The proposed development would not result in any significant adverse impacts on the landscape and as such complies with the National Planning Policy Framework (2021) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and CS1 of the Overton Neighbourhood Plan (2016-2029).
6 The proposed development would not result in any significant adverse impacts on the street scene and character of the area and as such complies with the National Planning Policy Framework (2021), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Section 11 of the Design and Sustainability Supplementary Planning Document (2018) and Policies LBE1 and CS1 of the Overton Neighbourhood 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:
Location Plan, submitted under application 16/00903/FUL Technical Report received 14/03/2016, submitted under application 16/00903/FUL Site layout received 14/03/2016, submitted under application 16/00903/FUL External Floodlighting received 14/03/2016, submitted under application 16/00903/FUL External Floodlighting illuminance Levels received 14/03/2016, submitted under application 16/00903/FUL Proposed Floodlighting Sport Pack received 14/03/2016, submitted under application 16/00903/FUL Details of 2mm thick side cowl (Drawing No. 2737/4/M) received 22/07/2016,submitted under application 16/00903/FUL
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The sport pitch/recreation grounds shall only be externally flood lit during the hours of 19:00 and 22:00 between the months September to April, with the exception of up to 6 individual bulbs on 6 individual lights being used for a maximum of 6 events per year between the months of 1st May to 30th September when the sport pitch/recreation grounds shall only be additionally externally flood lit during the hours of 20:00 and 00:00.
REASON: Part of the River Test SSSI lies adjacent to the development site; the river is a site of national importance. A number of protected species are associated with the river and its bounding terrestrial habitats, including foraging/commuting bats, otters, notable invertebrate species, water voles and breeding birds. Bats, otters, water voles and breeding birds are protected species under the Wildlife and Countryside Act (1981). As a result measures are required to reduce and limit the illumination of the river and associated boundary vegetation and to also protect the amenities of occupants of nearby properties in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 All floodlighting shall be installed with the use of baffles (hoods) to shield adjacent vegetation from lighting as per drawing 2737/4/M and installed in accordance with guidance published by the Chartered Institution of Building Services Engineers to ensure the task related lighting lux levels are as low as possible.
REASON: Part of the River Test SSSI lies adjacent to the development site; the river is a site of national importance. A number of protected species are associated with the river and its bounding terrestrial habitats, including foraging/commuting bats, otters, notable invertebrate species, water voles and breeding birds. Bats, otters, water voles and breeding birds are protected species under the Wildlife and Countryside Act (1981). As a result measures are required to reduce and limit the illumination of the river and associated boundary vegetation.
4 The proposed floodlights shall be in accordance with the design and specification, as detailed in the Abacus Lighting Technical Report (Dated 22.2.16) as submitted under application 16/00903/FUL.
REASON: In the interests of residential amenity and in accordance with Policy EM12 of the Basingstoke and Deane Borough 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:-
considering the imposition of conditions
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
Meeting ended 21:00
Chairman
|
Committee Member
Chair of the Human Resources Committee
Councillor Andrea Bowes
Liberal Democrat
Present, as expected
Reserve
Cabinet Member for Strategic Planning and Infrastructure
Councillor Andy Konieczko
Liberal Democrat
Not required
Reserve
Cabinet Member for Sports, Leisure and Culture
Councillor Kerry Morrow
Liberal Democrat
Not required
Committee Member
Committee Member
Chair of the Development Control Committee
Councillor Andrew McCormick
Labour and Co-Operative Party
Present, as expected
Committee Member
Chair of the Manydown Committee
Councillor Angie Freeman
Labour
Present, as expected
Reserve
Committee Member
Vice-Chair of the Audit and Accounts Committee
Councillor Paul Gaskell
Conservative
Present, as expected
Committee Member
Reserve
Committee Member
Cabinet Member for Climate and Ecological Emergency
Councillor Chris Tomblin
Basingstoke & Deane Independent Group
Present, as expected
Reserve
Vice-Chair
Leader
Councillor Paul Harvey
Basingstoke & Deane Independent Group
Present, as expected
Reserve
Vice-Chair of Human Resources Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Not required
Join the Discussion
You need to be signed in to take part in the discussion.
Sign in to post a comment