Basingstoke & Dean Borough Council Development Control Committee Meeting

Councillor McCormick sent his apologies.

Councillor Falconer was replaced by Councillor Taylor

Councillor Durrant was replaced by Councillor Phillimore

Councillor Freeman declared she was pre-determined on application number 22/01934/FUL and stood down from the committee and spoke as a ward councillor.

There were no urgent matters.

The minutes of the meeting held on the 11^th October 2023 were confirmed by the Committee as a correct record.

The minutes of the meeting held on the 25^th October 2023 will be approved at the Development Control Committee held on the 22^nd November 2023.

The following Public Participation took place:

Item 1 - 22/01934/FUL: Full application for the redevelopment of the Winklebury Centre; Former Fort Hill School; Land at former Newman Bassett site, off Coppice Mews; Basingstoke & Deane Borough Council open space, off Carisbrooke Close; former Play Council site and other land including the demolition of buildings as illustrated and the provision of 203 residential dwellings (C3), 652m2 retail space (Class E), 706m2 medical centre (Class E) including Doctor's surgery and pharmacy, 225m2 pre-school (Class E) and 271m2 community facility (Class F2) with associated parking, landscaping and public open space. Site: Land At Winklebury Regeneration Winklebury Way Basingstoke Hampshire

The Committee considered the report set out on pages 55 to 154 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 were in general support of the regeneration of Winklebury.   However, Members had different views as to whether the proposal was acceptable for the location and needs of the Winklebury residents.

Some Members expressed their disappointment with the lack of engagement with the community and Ward Councillors and believed that the aspirations of the residents to have a Community Centre at Fort Hill School had been ignored.   It was suggested that the proposal was a development project and not a regeneration scheme and commented that it would establish Winklebury’s character and layout for years to come.  Some Members felt that the proposal was contrary to Basingstoke and Deane Local Plan Policy SS2.  

Concern was expressed that the community courtyard would be a cramped space near residential blocks. 

Other Members disagreed stating that some people may prefer an alternative scheme, but the Development Control Committee had to determine the application before them.  It was important to recognise the benefits of the scheme such as affordable housing, open space and new housing and in balance the benefits outweighed the concerns.

The Officer’s report was thorough and well informed and various Members agreed with their conclusions.

It was considered that there were no justifiable planning reasons to refuse the application.

RESOLVED that:  The application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN1, CN6, CN8 and CN9 of the Basingstoke and Deane Local Plan 2011- 2029) between the applicant and the Borough and County Councils to include securing:

·         On site affordable housing

·         On site Public Open Space and play/recreational facilities

·         Employment Skills Plan and Employment Method Statement

·         Management of the Scheduled Monument (including transfer of land and commuted sums towards future maintenance)

·         Implementation of the approved Travel Plan

·         Removal of the existing school zig-zag lining on Kenilworth Road and amendments to the existing TRO to remove the waiting restriction

·         Landscape Management Plan

·         Provision of community facility

·         Arts contribution

·         Biodiversity net gain

Off-site financial contributions towards:

·         Offsite playing fields contribution

·         Securing the School Travel Plan contribution

·         Allotments

Should the requirements set out above not be satisfactorily secured,

then the Planning and Development Manager be delegated to REFUSE

permission for appropriate reasons.

On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the following reasons and conditions.

Reasons for Approval

 1         The proposed development is considered to be in keeping with the character of the surrounding area and existing development at the site in terms of its height, layout and design. The proposals would comply with the National Planning Policy Framework (September 2023), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, and the Design and Sustainability Supplementary Planning Document (2018).

 2         The proposed development would provide policy compliant affordable housing to meet an identified need. The proposal would comply with the National Planning Policy Framework (2023), Policy CN1 of the Basingstoke and Deane Local Plan 2011-2029, the Council's Housing Supplementary Planning Document (2019).

3          The proposed development would be accommodated within the site in a manner that would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties. The development therefore complies with the National Planning Policy Framework (2023), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).

4          The development would not cause an adverse impact on highway safety or operation of the local highway network, adequate levels of car and cycle parking provision to serve the development have been provided together with necessary infrastructure for refuse collection and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Parking Supplementary Planning Document (2018) and the National Planning Policy Framework (2023).

5          Subject to appropriate conditions, the proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018) and the National Planning Policy Framework (2023). The delivery and maintenance measures will be secured with a legal agreement associated with the planning permission. As such, the proposed development would deliver the expected level of Biodiversity Net Gain.

6          Appropriate open space provision, equipped play and community facilities would be provided on site in line with Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029, The Green Infrastructure Strategy and the National Planning Policy Framework (2023). Further delivery will be secured within a legal agreement associated with the planning permission.

7          The development would result in less than substantial harm to the significance of the Scheduled Monument. In considering the impacts on the scheduled monument there are elements of the proposals which are considered as significant public benefits which balance the harm caused to the Schedule Monument in accordance with paragraph 202 of the National Planning Policy Framework (2023), the Ancient Monuments and Archaeological Areas Act 1979 (as amended), The Department for Digital, Culture, Media and Sport (DCMS) document 'Scheduled Monuments and nationally important but non-scheduled monuments' (October 2013) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

8          Through the provision of a Section 106 agreement the development will provide adequate infrastructure to mitigate the impact of the development in relation to parks and open space, playing fields equipped play, biodiversity, affordable housing and future management of the Scheduled Ancient Monument.  The development therefore complies with the National Planning Policy Framework (2023); Policies CN1, CN6, EM1, EM4, EM5. EM11 and CN9 of the Basingstoke and Deane Local Plan 2011-2029; the Community Infrastructure Levy Regulation 2010; the Council's adopted Planning Obligations for Infrastructure SPD (March 2018), Housing SPD (July 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 - 1160 PD100 Rev. E

            Masterplan - 1160 PD101 Rev. E

            Site wide boundary treatments plan- 1160 PD207 Rev. B      

            Refuse & cycle strategy - 1160 PD204 Rev. B  

            Public open space plan - 1160 PD203 Rev. A   

            Proposed sheds - 1160 PD205 Rev. A   

            Proposed boundary walls & site signage - 1160 PD206 Rev. B         

            External Works Appraisal (Winklebury Centre) - 14509-HYD-XX-XX-DR-D-1700 Rev. P03           

            Engineering appraisal overview - 14509-HYD-XX-XX-DR-D-1500 Rev. P04          

            Engineering appraisal (Sheet 1) - 14509-HYD-XX-XX-DR-D-1501 Rev. P04          

            Engineering appraisal (Sheet 2) - 14509-HYD-XX-XX-DR-D-1502 Rev. P04          

            Engineering appraisal (Sheet 3) - 14509-HYD-XX-XX-DR-D-1503 Rev. P04          

            Drainage strategy overview - 14509-HYD-XX-XX-DR-D-2200 Rev. P05     

            Drainage strategy (Sheet 1) - 14509-HYD-XX-XX-DR-D-2201 Rev. P05     

            Drainage strategy (Sheet 2) - 14509-HYD-XX-XX-DR-D-2202 Rev. P05     

            Drainage strategy (Sheet 3) - 14509-HYD-XX-XX-DR-D-2203 Rev. P05     

            Landscape statement - Rev. C (TM454RE10)   

            Flood risk assessment & Drainage Strategy - 14509-HYD-XX-XX-RP-FR-0001    

            Aboricultural Impact Assessment and Method Statement - 19658/A2_AIA Rev. C

            Air Quality Assessment - 784-A117027  

            Daylight Assessment TDN - 26541-HYS-XX-ZZ-RP-ME-0001 Rev. P01     

            Travel Plan - 146.0002/TP/8         

            Ecological Impact Assessment - BG20.117.1 September 2022         

            Biodiversity Impact Assessment - BG20.117.2 February 2022          

            Indicative pedestrian visibility splays - 146.0002-0010 Rev. P01       

            Large car tracking plan - 146.0002-0009 Rev. P01      

            Fort Hill site  

            Proposed site layout - FHW-ECE-XX-XX-DR-A-SL-5000 Rev. P14  

            Affordable housing allocation plan - FHW-ECE-XX-XX-DR-A-SL-5004 Rev. P09  

            Refuse & cycle storage - FHW-ECE-XX-XX-DR-A-SL-5003 Rev. P12         

            Parking provision - FHW-ECE-XX-XX-DR-A-SL-5002 Rev. P13        

            Boundary treatment plan - FHW-ECE-XX-XX-DR-A-SL-5001 Rev. P12      

            Coloured side panels - FHW-ECE-XX-XX-DR-A-SL-5005 Rev. P07 

            Large car tracking - 146-0002-0012 Rev. P01   

            Forward visibility splay - 146-0002-0011 Rev. P01       

            Street elevations (Sheet 01) - FHW-ECE-XX-XX-DR-A-EL-5120 Rev. P06 

            Street elevations (Sheet 02) - FHW-ECE-XX-XX-DR-A-EL-5121 Rev. P06 

            Plans, elevations & sections - FHW -ECE-T09-ZZ-DR-A-XX-5109 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T08-ZZ-DR-A-XX-5108 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T07-ZZ-DR-A-XX-5107 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T06-ZZ-DR-A-XX-5106 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T05-ZZ-DR-A-XX-5105 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T04-ZZ-DR-A-XX-5104 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T03-ZZ-DR-A-XX-5103 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T02-ZZ-DR-A-XX-5102 Rev. P05          

            Plans, elevations & sections - FHW -ECE-T01-ZZ-DR-A-XX-5101 Rev. P05          

            Plans, elevations & sections - FHW -ECE-HC302-ZZ-DR-A-XX-5111 Rev. P01    

            Plans, elevations & sections - FHW -ECE-HC302-ZZ-DR-A-XX-5100 Rev. P05    

            Plans, elevations & sections - FHW -ECE-T01-ZZ-DR-A-XX-5110 Rev. P01          

            Fort Hill Pre-School

            Site plan and Floor plan - 1160 PD212 Rev. F  

            Elevations - 1160 PD213 Rev. C 

            Newman Bassett     

            Site plan - 1160 PD301 Rev. E    

            Plans and elevations - 1160 PD306 Rev. D       

            Street scenes - 1160 PD307 Rev. C       

            BDBC Open Space

            Site plan - 1160 PD401 Rev. E    

            Block 1 Plans & Elevations - 1160 PD410 Rev. E        

            Block 2 Plans & Elevations - 1160 PD411 Rev. E        

            Block 3 Plans & Elevations - 1160 PD41 Rev. E           

            Winklebury Centre  

            Site Plan - 1160 PD502 Rev. A    

            Additional community space - Partial site plan - 1160 pd 2007 Rev. A         

            Block A - Ground floor plan - 1160 PD510 Rev. D        

            Block A - First floor plan - 1160 PD511 Rev. D 

            Block A - Second floor plan - 1160 PD512 Rev. D       

            Block A - Third floor plan - 1160 PD513 Rev. D

            Block A - Fourth floor plan - 1160 PD514 Rev. D         

            Block B -Ground floor plan - 1160 PD2005 Rev. B (additional community space)  

            Block B - First floor plan - 1160 PD520 Rev. E  

            Block B - Second & Third floor plan - 1160 PD521 Rev. E      

            Block B - Fourth floor plan - 1160 PD522 Rev. E          

            Winklebury shops - site sections - 1160 PD532 Rev. C           

            Elevations 1 of 2 - 1160 PD533 Rev. F   

            Elevations 2 of 2 - 1160 PD534 Rev. F   

            Additional community space - east elevation - 1160 PD2006 Rev. A

            Medical Centre        

            Site plan - 1160 PD601 Rev. E    

            Floor plans - 1160 PD610 Rev. E

            Side elevations (east & west) - 1160 PD614 Rev. D    

            Front & rear elevations (north & south) - 1160 PD613 Rev. D

            Sections - 1160 PD615 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 take place until a Phasing Scheme has been submitted to and approved in writing by the Local Planning Authority.  The Phasing Scheme shall detail the timetable for the overall development, including implementation and completion of the means of access for each part of the development and any related offsite highway works and the implementation of the pre-school, community facilities, shops and medical centre. Development shall proceed in accordance with the approved Phasing Scheme.   

            REASON:  In the interests of the proper planning of the development and to ensure the monitoring of the timing and implementation of the permission in the interests of Housing Land Supply in accordance with the National Planning Policy Framework (2023).

4          Notwithstanding the submitted details, no development of a phase shall take place above ground floor slab level until a materials schedule setting out full details of the types, textures and colours of all external materials to be used have been submitted to and approved in writing by the Local Planning Authority. The development of that phase shall be carried out and thereafter maintained in accordance with the details so approved.

            REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

5          Notwithstanding the submitted details, no development of a phase shall take place above ground floor slab level until a fenestration and brickwork schedule setting out full details of the types and colours of all fenestration and brickwork detailing to be used have been submitted to and approved in writing by the Local Planning Authority. The development of that phase shall be carried out and thereafter maintained in accordance with the details so approved.     

            REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6          No development of a phase shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. 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.    

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

7          Before the development within each phase is brought into use, the means of vehicular access to the relevant phase shall be constructed in accordance with the approved plans and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within any visibility splays shown on the approved plans.       

            REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

8          No part of the development within each phase shall be brought into use until the internal junction visibility splays and forward visibility splays as indicated on the approved plans for each phase, in which there should be no obstruction to visibility exceeding 600mm 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 in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

9          No redevelopment of the Winklebury Centre shall take place, (including any works of demolition), until vehicle swept path analysis and a Servicing Management Plan to restrict vehicles servicing the retail units has been submitted to, and approved in writing by, the Local Planning Authority. The development shall be operated in accordance with the approved Service Management Plan for the lifetime of the development.   

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

10        No development on the redevelopment of the Winklebury Centre shall take place, (including any works of demolition) until the existing highway on the Winklebury Centre site is stopped up in accordance with the approved plan (ref: 146.0002.0007).         

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

11        Before the development within each phase is brought into use details of the EV charging points shall be submitted and approved in writing by the Local Planning Authority.  The development within each phase shall proceed in accordance with the approved details.

            REASON: To ensure adequate provision within each phase in accordance with the Basingstoke Parking SPD (July 2018).

12        No development above ground floor slab level within each phase shall commence on site pursuant to the market dwellings until details setting out how a minimum of 15% of the market dwellings within each phase will be built to accessible and adaptable standards to enable people to stay in their homes as their needs change.  Development shall be carried out in accordance with the approved details.     

            REASON:  To ensure an appropriate co-ordinated high quality form of development to accord with the National Planning Policy Framework (2023), Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).

13        No development within each phase shall begin until a detailed surface water drainage scheme for the phase, based on the principles within the Drainage Strategy, has been submitted and approved in writing by the Local Planning Authority. The submitted details should include:        

            a. A technical summary highlighting any changes to the design from that within the approved Drainage Strategy.  

            b. Winter groundwater monitoring and infiltration testing results undertaken in accordance with BRE365 and providing a representative assessment of those locations where infiltration features are proposed.       

            c. Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.        

            d. Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to    

            and including 1:100 + climate change.   

            e. Evidence that urban creep has been included within the calculations.    

            f. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.  

            g. Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria. 

            REASON: To ensure that sufficient capacity is made available to cope with each phase of the new development and in order to avoid adverse environmental impact on the local community in accordance with the National Planning Policy Framework (2023) and Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029.

14        Details for the long term maintenance arrangements for the surface water drainage system in relation to each phase shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings on the relevant phase. The submitted details shall include:    

            a. Maintenance schedules for each drainage feature type and ownership  

            b. Details of protection measures

            REASON: To ensure that the approved drainage system is maintained to ensure sufficient capacity is made available to cope with the new development and in order to avoid adverse environmental impact on the local community in accordance with the National Planning Policy Framework (2023) and Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029.

15        Prior to the commencement of works in relation to each phase details of the lighting scheme for the relevant phase shall be submitted and approved in writing by the Local Planning Authority. The design of lighting scheme must comply with BS 5489-1:2020 and discharge any liabilities attached to that standard. The development shall only be carried out in accordance with the approved details and maintained thereafter.

            REASON: To ensure safe and secure development and contribute to reducing crime, disorder and the fear of crime, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

16        No works pursuant to each phase of this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-        

            (a) 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; 

            (b) 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.

            Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) and (c) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.      

            If during any works in relation to each phase 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 Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019.          

            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.

17        Prior to demolition on any relevant phase an asbestos survey shall be undertaken by a competent and suitably licenced contractor.   The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification that any identified asbestos has been removed from the application site and disposed of by a licensed asbestos contractor in accordance with the Control of Asbestos Regulations 2012.  

            REASON: To ensure that all asbestos on the site is removed to protect any future occupants of the site and current occupants of adjacent land in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

18        The development hereby permitted within each phase 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 16(c) that any remediation scheme required and approved under the provisions of condition 16(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;        

            i. as built drawings of the implemented scheme;           

            ii. photographs of the remediation works in progress;  

            iii. 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 16(c), unless otherwise agreed in writing by the Local Planning Authority.      

            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.

19        The development hereby permitted within each phase shall not be occupied/brought into use until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of imported material has taken place and b) the imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.

            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.

20        No development shall take place within each phase until a site specific Construction Environmental Management Plan for each phase has been submitted to and been approved in writing by the LPA. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:       

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

            Arrangements for liaison with the Council's Environmental Protection Team;         

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

            Procedures for emergency deviation of the agreed working hours;  

            BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;

            Control measures for dust and other air-borne pollutants;      

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

            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.

21        No development within each phase shall take place on site until an assessment of the phase has been carried out by a competent pest controller and a scheme for minimising the displacement of rats and mice during development has been submitted to, and approved in writing by the Local Planning Authority. Any proposed scheme shall have regard to the Chartered Institute of Environmental Health guidance 'Pest Minimisation - Best Practice for the Construction Industry'.

            REASON: In order to prevent damage by pests and protect the health of residents living near the development site in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

22        No development of any phase including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence for that phase until a scheme for tree protection, prepared in accordance with the BS5837 "Trees in Relation to Design, Demolition and Construction" has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place on any phase other than in complete accordance with the approved tree protection scheme, unless otherwise agreed in writing by the Local Planning Authority. The tree protection scheme shall include the following information:         

            (a) A tree protection plan comprising a drawing at a scale of no less than 1:500 showing the position of protection zones, fencing and ground protection measures to be established for retained trees. Where applicable, two lines shall be shown demonstrating the lines of temporary tree protective fencing during the demolition phase and during the construction phase.           

            (b) A British Standard 5837 Tree Survey schedule with tree reference numbers corresponding with trees on the plan required by section a) of this condition.        

            (c) The specification for protective fencing and a timetable to show when fencing will be erected and dismantled in relation to the different phases of the development;      

            (d) Details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities;       

            (e) Details of any levels changes within or adjacent to protection zones;     

            (f) Details of the surface treatment to be applied within protection zones, including a full specification and method statement;       

            (g) The routing of overhead and underground services with provisions for reducing their impact on trees to an acceptable level;   

            (h) A specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme;   

            (i) Provision for briefing construction personnel on compliance with the plan, including incorporation of tree protection recommendations into a construction method statement;

            (j) Provision for signage of protection zones and precautionary areas;         

            (k) Details of contractor access during any demolition or building operations including haulage routes where soil is to be removed.      

            (l) A tree protection mitigation plan detailing emergency tree protection and remediation measures which shall be implemented in the event that the tree protection measures are contravened.

            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 (2023) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

23        Prior to the commencement of development within each phase a plan showing the location of all existing and proposed utility services within each phase, including gas, electricity, communications, water and drainage, shall be submitted to and approved in writing by the Local Planning Authority.  

            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 (2023) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

24        Within 3 months of the commencement of development for each phase a Tree Works Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include the position, species and size of all new trees proposed for the development of a phase and shall include an assessment of all underground and overhead services. The plan shall also include specific tree planting details demonstrating that the underground soil volume can be achieved to support the tree to healthy maturity as well as any protection deemed necessary to reduce the likelihood of breakage/vandalism to acceptable levels. Details of young tree maintenance including watering, weeding, stake removal, formative pruning and failed tree replacement shall also be required as part of the plan. The relevant phase shall be carried out in accordance with the approved details.

            REASON: To ensure that reasonable measures are taken to establish trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (2023) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

25        Within 3 months of the commencement of the development of a phase (excluding demolition) full details of both hard and soft landscape works including ground levels or contours; 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 for each phase have been submitted to and approved in writing by the Local Planning Authority. This should also include a schedule of 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 sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree 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 prior to the occupation of the relevant part of the development or in accordance with the timetable agreed with the Local Planning Authority which should include appropriate planting to be undertaken at the earliest opportunity. 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.   

            The development of each relevant phase shall be carried out and thereafter maintained in accordance with the details so approved.           

            REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

26        The boundary treatment hereby approved for each phase shall be fully implemented prior to the occupation of the units on each phase.       

            REASON: In the interests of the residential amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

27        No development shall take place on site in relation to the Winklebury Centre and former Play Council site redevelopment until a scheme for protecting the proposed dwellings from road traffic noise 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. Please note that, where mechanical cooling (air conditioning), is required under Approved Document O of the Building Regulations, this should be provided instead.         

            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.

28        The internal noise levels associated with any mechanical units and associated ductwork shall not exceed NR25. The ventilation system shall be designed to ensure that noise from external sources is not conducted into any 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.

29        No dwelling within the Winklebury Centre and former Play Council site redevelopment shall be occupied until all the measures against the noise levels as set in condition 27 as approved by the Local Planning Authority under condition 27 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation. Installation certificates for specified measures shall be provided. The approved scheme shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.

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

30        No dwelling within the Winklebury Centre and former Play Council redevelopment site shall be occupied until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the measures against the noise levels as set in condition 27. The survey and reporting shall be undertaken in accordance with the methodology outlined in informative 6.   

            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.

31        No development within each phase, including any demolition works, soil moving, temporary access construction/widening, or storage of materials, shall commence until a Wildlife Protection and Mitigation Plan for that phase has been submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the following:     

            (a) details of how any mature trees and woodland habitats adjacent to the area of the proposed development will be protected during the construction works.      

            (b) details of the timing/ecological watching brief/felling procedures required to address the protection of breeding birds and bats before and during any development works.

            (c) details of mitigation proposals for mitigating any potential adverse effects on bats or birds and any features that they are dependent on. This is to include details of measures that will be taken to avoid light spillage along the known bat commuter routes.        

            (d) provisions for the supervision and monitoring of the plan, including briefing construction personnel, and the name and contact details of the person responsible for this;    

            No development or other operations within each phase shall take place other than in complete accordance with the approved Wildlife Protection and Mitigation Plan, unless otherwise agreed in writing by the Local Planning Authority. 

            No habitat or other landscape features that are to be retained as part of the approved Wildlife Protection and Mitigation Plan shall be damaged or destroyed or removed without the prior written approval of the Local Planning Authority, before practical completion of the development.           

            If a habitat or other landscape feature is removed or damaged in contravention of this condition, a scheme of remedial action, with a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority within 28 days of the incident. The scheme of remedial action must be approved by the Local Planning Authority before practical completion of the development and implemented in accordance with the approved timetable.

            REASON: to minimise the impact on the existing biodiversity of the site, including avoidance of disturbance and harm to a European Protected Species, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

33        No work relating to the construction of the development of each phase 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 bank or public holidays.   

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

34        No development above ground level shall commence on site on each phase until a Construction Statement for that phase has been submitted to and approved in writing by the Local Planning Authority detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. 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.

35        Prior to occupation of the dwellings on each phase, the approved parking and cycle facilities shall be constructed in accordance with the approved details and shall thereafter be retained for the parking of cars and cycles only.  

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

36        The retail premises hereby approved shall not open before 07:00 hours or remain open after 18:00 hours on Mondays to Sundays.

            REASON: To protect the amenities of the occupiers of nearby properties and to ensure adequate parking provision in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

37        The commercial units hereby approved shall be limited to Class E retail use only.

            REASON: To ensure satisfactory levels of parking and residential amenity in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

38        Notwithstanding the submitted Heritage Desk Based Assessment (Cotswold Archaeology dated March 2022), no development of a phase (excluding   

            demolition) shall commence on site until an archaeological investigation of the site for that phase (or a written statement to explain why an investigation is not required) has been carried out in accordance with a written scheme of investigation which has first been submitted to and approved by in writing the Local Planning Authority. The investigation shall be carried out in accordance with the details so approved, unless otherwise agreed in writing 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 National Planning Policy Framework (2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

39        No development of a phase shall commence on site until a programme of archaeological mitigation for that phase (where required) in accordance with the approved written scheme of investigation as secured under Condition 39 has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall be carried out in accordance with the approved details.     

            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 National Planning Policy Framework (2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029. Details are required in the absence of being provided to accompany the planning submission.

40        Within 1 month of the commencement of development of the Fort Hill phase, a programme of public engagement regarding the heritage of the site, including a geophysical survey of the school playing fields, shall be submitted to and approved in writing by the Local Planning Authority.  The relevant phase shall proceed in accordance with the approved programme.           

            REASON: To contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to ensure the local community are able to access, enjoy and understand the heritage of the site in accordance with the National Planning Policy Framework (2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

41        No development within each phase shall begin until a detailed foul water drainage scheme for the phase, based on the principles within the Drainage Strategy, has been submitted and approved in writing by the Local Planning Authority. The submitted details should include:           

            REASON: To ensure that sufficient capacity is made available to cope with each phase of the new development and in order to avoid adverse environmental impact on the local community in accordance with the National Planning Policy Framework (2023) and Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029.

42        Notwithstanding the submitted details within 2 months of the commencement of development within each phase a waste collection strategy in relation to the relevant phase shall be submitted to and approved in writing by the Local Planning Authority.  The development of each phase shall be carried out and thereafter maintained in accordance with the approved details.          

            REASON:  To ensure a satisfactory form of development in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

43        All bathroom/WC windows shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard.  The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.    

            REASON:   To protect the privacy of the future occupiers and the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

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

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

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

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

              seeking further information following receipt of the application;

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

              considering the imposition of conditions and 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;

            was provided with pre-application advice;

            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.         Please note notwithstanding the planning permission, the applicant is advised that this does not absolve them from complying with the relevant law protecting species, including obtaining and complying with the terms and conditions of any licences required, as described in Part IV B of Circular 06/2005.

            All bat species are protected under the Conservation (Natural Habitats, &c.) Regulations 2017 and the Wildlife and Countryside Act 1981 (as amended). Legal protection covers bats and elements of their habitats. A European Protected Species licence would be required in order to allow prohibited activities, such as disturbing bats or damaging their breeding sites or resting places, for the purpose of development. This information is relevant as dependent on the timing of the development, a bat licence may be required. It would be advisable to contact Natural England for further information in this regard on 0845 601 4523.

5.         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

6.         Noise Survey Protocol

              The acoustic testing shall seek to demonstrate compliance with the standards set out in condition 27. Tests must be carried out prior to the occupation of any dwellings within the development.

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

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

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

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

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

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

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

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

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

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

            All measurements shall be undertaken with windows closed and the Mechanical Ventilation with Heat Recovery (MVHR) whole house supply and extract system (installed in compliance with Condition 28) operating.

              Reporting

              The report shall present the following information:

              date and time of measurements;

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

              description of noise source(s);

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

              results of calibration checks;

              measurement positions;

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

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

              noise monitoring results;

              an assessment of the measurement data and compliance with the technical requirements of Condition 27

            recommendations for additional mitigation measures/repairs where the monitoring shows that the noise standards have not been complied with If the noise levels set out in Condition 27 are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to an approved in writing by the Local Authority and implemented in full prior to the first occupation of the relevant phase.

7.         This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended).  You are advised to satisfy yourself that you have all the relevant documentation.

8.         Please note that all CiL related information, including completed CiL forms, should be sent to the following email address CILcharge@basingstoke.gov.uk.

9.           This full permission, as set out at condition 3, is a phased permission.  Whilst not the purpose of condition 3, it is agreed that the principle of phased payments for the purposes of the Community Infrastructure Levy is acceptable to the Local Planning Authority, to allow for the phasing of payments throughout the lifecycle of the development, in the broad manner that is set out within the Planning Statement (July 2022). Whilst for the purposes of CIL, this is considered to form a reasonable basis for phasing, should the indicative phasing change then a revised CIL phasing plan should be submitted prior to the commencement of development, being clear as to which CIL phases are to come forward at which stage, and to how CIL phases are to be timed.

10.      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.

11.      The applicants attention is drawn to the comments raised by the Design Out Crime Officer in the letters dates 08/08/2022, 14/03/2023 and 11/10/2023 which are available to view as public documents on the council's website.

The meeting ended at 20:30.

Chair