|
The following Public
Participation took place:
|
Interest
|
Name
|
Item no./Topic
|
|
Support
|
Ms Tipper
|
Item 1 –
22/02992/FUL
|
|
Parish Council
|
Gaskell
|
Item 2 –
23/00347/PIP
|
|
Objector
|
Mr Finn
|
Item 2 –
23/00347/PIP
|
|
Support
|
Mr Taylor
|
Item 2 –
23/00347/PIP
|
|
Support
|
Ms Tipper
|
Item 3 –
23/00509/ROC
|
|
Support
|
Dr Richardson
|
Item 4 –
23/00570/ROC
|
|
Support
|
Mr Bretel
|
Item 5 –
23/00738/HSE
|
|
Support
|
Mr Bowruth
|
Item 5 –
23/00738/HSE
|
1. Application
-22/02992/FUL:
Change of use of stable building and
associated land to provide one residential dwelling, together with
amenity garden, landscaping and parking/ bin storage.
Site: Kennel Farm Beggarwood Lane Dummer
Hampshire
The Committee
considered the report set out on pages 53 to 92 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.
Members favored the sympathetic conversion which
would preserve the heritage building whilst bringing it back into
use as a residential dwelling.
The Committee considered the current position of the Boroughs 5
year housing land supply in their deliberations.
RESOLVED
that:
the application be APPROVED subject to the expiry of the
consultation period and providing that no new responses are
received that raise new material planning considerations.
Consultation expires on 21st
August 2023.
The applicant be invited to enter
into a legal agreement (in accordance with the Community
Infrastructure Levy Regulations 2010 and Policies CN6 and EM4 of
the Basingstoke and Deane Borough Local Plan 1996-2011) between the
applicant and the Borough and County Councils to secure:
-
A Deed of Variation to remove the
restriction on use of the Stable Building and Paddock to be used
for private equestrian use and no other purpose
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,
conditions and informatives.
Reasons for
Approval
1 In
the absence of an up-to-date development plan, the proposed
development would deliver housing which would contribute towards
mitigating against the overall shortfall of supply as well as
providing economic, social and environmental benefits. In the planning balance, and applying a
presumption in favour of sustainable development, it is not
considered that the impact of the development would significantly
and demonstrably outweigh the benefits when the policies of the
National Planning Policy Framework (July 2021) as a material
planning consideration are taken as a whole. The proposal is not
isolated and considered to represent a sustainable form of
development. The proposal is in accordance with the National
Planning Policy Framework (July 2021) and Policies SS6 and SD1 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 principle of the proposed development would relate to
surrounding development 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 EM1 and EM10 of the Basingstoke and Deane Local Plan, 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).
6
The proposed development would not cause any adverse impacts to
onsite biodiversity and as such the proposal is considered to be in
accordance with the National Planning Policy Framework (July 2021),
Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and
the Landscape, Biodiversity and Trees Supplementary Planning
Document (December 2018).
Conditions
1
The development hereby permitted shall be carried out in accordance
with the following approved plans:
485 P01 Rev C - Site location plan
485 P03 Rev A - Proposed site layout plan
485 P10 Rev A - Proposed Plans and Elevations
REASON: For the avoidance of doubt and
in the interests of proper planning.
2
The development hereby permitted shall be begun before the
expiration of 3 years from the date of this planning
permission.
REASON: To comply with Section 91 of
the Town and Country Planning Act 1990 and to prevent an
accumulation of unimplemented planning permissions.
3 No
development above slab level shall commence on site until details
of the types and colours of external materials to be used,
including colour of mortar and timber staining (where applicable),
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: In the interests of the visual amenities of the area and in
accordance with Policies EM1, EM10 and EM11 of the Basingstoke and
Deane Local Plan 2011-2029.
4
Notwithstanding information shown on the submitted drawings, no
works shall commence on site until full working details of windows
and external doors to be incorporated into the development hereby
approved, 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, and methods of opening. They
shall also include details of new openings and 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 strictly in
accordance with the approved details.
REASON: Details are required prior to commencement of related works
because insufficient detail was submitted with the application to
ensure preservation of the special historic interest of the
non-designated heritage asset in accordance with Section 16 of the
National Planning Policy Framework (July 2021) and Policy EM11 of
the Basingstoke and Deane Local Plan 2011-2029.
5
Notwithstanding the approved plans no soft landscaping works shall
commence on site above slab level until a scheme of landscaping
which shall specify
species, planting
sizes, spacing and numbers of trees/shrubs to be planted (including
replacement trees where appropriate)
Use of native
plants for proposed hedgerow(s)
a maintenance
programme detailing all operations to be carried out in order to
allow successful establishment of planting
has been 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. Any
trees or plants which, within a period of 5 years from the date of
planting, die, are removed or become seriously damaged or diseased
shall be replaced in the next planting season with others of
similar size and species.
REASON: Details are required in the
interests of the amenities of the area and in accordance with the
guidance contained within Sections 12 and 16 of the National
Planning Policy Framework (July 2021) and Policies EM1, EM10 and
EM11 of the Basingstoke and Deane Local Plan 2011-2029.
6
Notwithstanding the approved plans no hard landscaping works shall
commence on site above slab level 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. All areas of
hardstanding shown on the approved site plan for the parking and
manoeuvring of vehicles for the dwelling hereby approved shall
demonstrate compatibility with the surface water drainage strategy
in accordance with the provisions of condition 10. The approved
surfacing shall be completed before the adjoining building(s) are
first occupied and thereafter retained and maintained in accordance
with the details so approved. Any
replacement surface will have to demonstrate compliance with
condition 10.
REASON: Details are required in the
absence of accompanying the application and in the interests of
visual amenity and in accordance with Policies EM1, EM10 and EM11
of the Basingstoke and Deane Local Plan 2011-2029.
7
Notwithstanding the approved plans, no part of the development
shall be occupied until cycle parking facilities have been provided
in accordance with detailed drawings to be submitted to and
approved in writing by the Local Planning Authority, such drawings
to show the position, design, materials and finishes
thereof. Development shall be carried
out, and thereafter maintained, in accordance with the approved
details.
REASON: Details are required because insufficient information has
been submitted with the application in this regard, to improve
provision for cyclists and discourage the use of the car wherever
possible and in accordance with Policies CN9 and EM10 of the
Basingstoke and Deane Local Plan 2011-2029.
8 No
part of the development shall be occupied until refuse storage and
collection facilities have been provided in accordance with
detailed drawings to be submitted to and approved in writing by the
Local Planning Authority. Such drawings shall show the position,
design, materials and finishes thereof.
Development shall be carried out, and thereafter maintained, in
accordance with the approved details.
REASON: Details are required in the absence of accompanying the
application to ensure that the storage and collection of refuse
does not harm highway safety or impact detrimentally upon the
amenities of the site in accordance with Policies CN9 and EM10 of
the Basingstoke and Deane Local Plan 2011-2029 and the Design and
Sustainability Supplementary Planning Document (2018).
9 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.
10 No deliveries
of construction materials or plant and machinery and no removal of
any spoil from the site shall take place before the hours of 0730
nor after 1800, Monday to Friday, before the hours of 0800 nor
after 1300, Saturdays nor on Sundays or recognised public
holidays.
REASON: To protect the amenities of the
occupiers of nearby properties during the construction period and
in accordance with Policy EM10 of the Basingstoke and Deane Local
Plan 2011-2029.
11 Prior to
occupation of the dwelling hereby approved, a Construction
Statement detailing how the new dwellings shall meet a water
efficiency standard of 110 litres or less per person per day shall
be submitted to and approved in writing by the Local Planning
Authority. If this is not possible then it must be justified
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 The
development hereby approved shall be carried out in accordance with
the recommendations and procedures set out within Chapter 16
Discussion and Recommendations of the Ecological Impact Assessment
by Darwin Ecology dated 05/02/2022. This includes that any external
lighting scheme should be overseen by a qualified bat licenced
ecologist and should have due regard to the information sheet Barns
and Lighting included within the submitted assessment.
REASON: In order to avoid impacts on
key species to provide for ecological enhancements in order to meet
with Policy EM4 of the Basingstoke and Deane Local Plan
2011-2029.
13 The new
dwelling(s) hereby approved shall not be occupied until the
'Rawatec Solido Smart SBR' treatment plant has been installed to
service the proposed dwelling(s). The treatment plant shall
thereafter be retained and maintained in accordance with the
submitted Package Treatment Plan Management and Maintenance
document received 17 February 2023. In the event that the Package
Treatment Plant is not achieving the required level of output,
details and a timeline for the necessary corrective measures shall
be submitted to and approved in writing by the Local Planning
Authority. Corrective measures shall thereafter be carried out
within the timeline agreed. If the Package Treatment Plant has an
irreparable fault, details and a timeline for its replacement shall
be submitted to and approved in writing by the Local Planning
Authority.
REASON: In order to avoid adverse impact on the Solent and
Southampton Water Special Protection Area by way of additional
nitrates emanating from the development in accordance with the
Conservation of Habitats and Species Regulations 2017 and Policies
EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
which seek to safeguard European protected sites and prevent
pollution which poses unacceptable risks to the natural
environment.
14
Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 2015 (as amended) or any
Order revoking or re-enacting that Order with or without
modification, the approved Package Treatment Plant shall not be
replaced without the prior written approval of the Local Planning
Authority upon an application submitted for that purpose that
demonstrates that the mitigation demonstrated in this application
can be achieved or bettered.
REASON: To ensure that the site is maintained in accordance with
the approved details which demonstrates that a Package Treatment
Plant or other onsite wastewater treatment facility is required to
secure effective mitigation in order to comply with Policies EM4
and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which
seek to safeguard European protected sites and prevent pollution
which poses unacceptable risks to the natural environment.
15 The dwelling
hereby approved shall not be connected to the mains for foul water
drainage and disposal.
REASON: To ensure that the site is maintained in accordance with
the approved details which demonstrates that a Package Treatment
Plant or other onsite wastewater treatment facility is required to
secure effective mitigation in order to comply with Policies EM4
and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which
seek to safeguard European protected sites and prevent pollution
which poses unacceptable risks to the natural environment.
16 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.
17 Prior to
occupation of the dwelling(s) hereby approved, parking provision in
accordance with those shown on drawing 485 P03 Rev A - Proposed
site layout plan shall be made 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.
18
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; or E; of Part 1; of Schedule 2 or any gates, walls or
other means of enclosure permitted by Class A of Part 2 of the
Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests
of the visual amenity of the area and to safeguard the character of
the local landscape and the heritage of the building and area, in
accordance with Policies EM1, EM11 and EM10 of the Basingstoke and
Deane Local Plan 2011-2029.
19 Prior to the
first occupation of the dwelling hereby approved a plan indicating
the positions, design, materials and type of fences to be erected
on the western edge of the rear garden of the property identified
as Barley House on the approved plans shall be submitted to the
Local Planning Authority. Once approved
in writing the fence shall be installed prior to the first
occupation of the dwelling hereby approved.
REASON: Details are required as
insufficient information has been submitted with the application in
this regard, in the interests of the amenities of neighbouring
residents and of the area and in accordance with Policies EM1
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:-
proactively offering a pre-application advice (in accordance with
paragraphs 39 - 46);
seeking further information following receipt of the
application;
considering the imposition of conditions and or the completion of a
s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site
visit;
In such ways the Council has demonstrated a positive and proactive
manner in seeking solutions to problems arising in relation to the
planning application.
2.
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
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 844844 or email gmsteam@basingstoke.gov.uk to commence the process.
Details can be found on the council's website.
4. 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.
5. The
applicant is advised that this permission is only pursuant to the
Town and Country Planning Act 1990 and is advised to contact the
Planning and Development Manager with regard to the necessary
consents applicable under the Building Regulations.
6. In
relation to condition 8, which secures further details of waste
storage and collection points, the Applicant is requested to
consider the comments of the Joint Waste Client Team which state
that bins will need to be collected from the nearest adopted
highway which is Garlic Lane.
2. Application - 23/00347/PIP: Permission in principle for the erection
of a minimum of 1 no. and maximum of 4 no. residential
dwellings. Site: Land At
The Barracks Newnham Hampshire
The Committee
considered the report set out on pages 93 to 115 and other matters
discussed at the meeting.
The Committee discussed the proposed permission in
principle (PIP) which resulted in mixed views.
The main area of discussion was the use of the
land and whether the proposal would be acceptable at that
location. Some Members felt that
it would result in an urbanisation of the greenfield site
which should be retained as agricultural. Whilst other Members disagreed due to the housing
development immediately to the east and alongside commercial
premises to the west.
There was a difference of opinion to the
impact on the landscape setting of the area and impact on
biodiversity.
Several Members considered that the location, size
and design was appropriate for the site which was accessible from
the main road.
It was acknowledged that although the
Committee disliked PIPs in general on this occasion it was
suggested that there were no sufficient planning reasons to refuse
the application.
RESOLVED
that:
the application be APPROVED
subject to the following reasons and informatives.
Reasons for
Approval
1
The location, land use and amount of development is considered to
be acceptable and as the council cannot currently demonstrate a
five year Housing Land Supply the proposal is considered to be in
accordance with Paragraph 11 of the National Planning Policy
Framework (July 2021)
Informative(s):-
1. This
permission in principle (PIP) shall cease to have effect three
years after the date of this Decision Notice. The Technical Details
Consent (TDC) relating to the proposed development must be granted
prior to the expiration of the PIP.
2. In
accordance with paragraph 38 of the National Planning Policy
Framework (NPPF) in dealing with this application, the Council has
worked with the applicant in the following positive and creative
manner:
considering the
imposition of conditions.
In this
instance:
The agent was update after the site visit.
In such
ways the Council has demonstrated a positive and proactive manner
in seeking solutions to problems arising in relation to the
planning application.
3.
The Borough Council declared a Climate Emergency during 2019
formally making this declaration at the meeting of Cabinet in
September 2019. This recognises the need to take urgent action to
reduce both the emissions of the Council's own activities as a
service provider but also those of the wider borough. In this
respect, the Council is working with consultants at present to
identify appropriate actions to achieve the targets that have been
set. Beyond the requirements of any conditions that may be
applicable to this planning permission and the current planning
policy framework, the applicant is encouraged to explore all
opportunities for implementing the development in a way that
minimises impact on climate change. Where this in itself might
require separate permission applicants can contact the council for
advice through the following link:
https://www.basingstoke.gov.uk/before-making-a-planning-application
For information
more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency
4.
Basingstoke and Deane Borough Council implemented its Community
Infrastructure Levy (CIL) on the 25th June 2018. The development
hereby approved (1-4 dwellings) results in the requirement to make
payments to the Council as part of the Community Infrastructure
Levy (CiL) procedure. The relevant
forms will need to be submitted at the TDC stage.
5. The
Local Planning Authority would recommend early pre-application
discussion on the Technical Details Consent (TDC).
6. Under
the Environment Act 2021, all new developments will be required to
deliver a 10 per cent net gain in biodiversity which will come into
force in November 2023. Any TDC application submitted from this
date onwards would be required to comply with its requirements.
7. The
Technical Details Consent (TDC) Key Development considerations that
are required are as follows:
A Design and Access Statement which addresses how any proposed
development would:
i) Respect the established pattern and character of surrounding
development; and
ii) Ensure that an acceptable level of residential amenity would be
available to the occupants of the dwelling in terms of amenity
space, privacy, outlook and levels of natural light, in accordance
with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan
(2011-2029), Design and Sustainability Supplementary Planning
Document 2018 and guidance within the National Planning Policy
Framework (July 2021).
The provision of 15% of both affordable and market homes on site to
be 'accessible and adaptable' to enable people to stay in their
homes as their needs change, in accordance with Policies CN1 and
CN3 of the Basingstoke and Deane Local Plan (2011-2029), Housing
Supplementary Planning Document 2018 and guidance within the
National Planning Policy Framework (July 2021).
The provision of affordable housing in accordance with Policy CN1
of the Basingstoke and Deane Local Plan (2011-2029), Housing
Supplementary Planning Document 2018 and guidance within the
National Planning Policy Framework (July 2021).
A Tree Survey, an Arboricultural Impact Assessment, and an
Arboricultural Method Statement, in accordance with BS5837: 2012
"Trees in Relation to Design, Demolition and Construction", in
accordance with Policy EM1 of the Basingstoke and Deane Local Plan
(2011-2029), and guidance within the National Planning Policy
Framework (July 2021).
An initial Ecological Assessment in accordance with Policy EM4 of
the Basingstoke and Deane Local Plan (2011-2029), Landscape and
Biodiversity Supplementary Planning Document 2018 and guidance
within the National Planning Policy Framework (July 2021) and
indication of how net gain will be achieved.
A surface water drainage scheme in accordance with Policy EM7 of
the Basingstoke and Deane Local Plan (2011-2029), and guidance
within the National Planning Policy Framework (July 2021).
New homes are required to meet a water efficiency standard of 110
litres per person per day, in accordance with Policy EM9 of the
Basingstoke and Deane Local Plan (2011-2029), and guidance within
the National Planning Policy Framework (July 2021).
A site plan which displays the proposed access points and
demonstrates suitable levels of intervisibility can be provided
from the site access, both for vehicles and pedestrians. The
proposed site plan should also display any pedestrian routes within
the site and display the proposed parking layout, in accordance
with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan
(2011-2029), and guidance within the National Planning Policy
Framework (July 2021).
Assessment of the site's accessibility by sustainable modes of
transport and proximity to facilities in accordance with Policy CN9
of the Basingstoke and Deane Local Plan 2011-2029 and guidance
within the National Planning Policy Framework (July 2021).
Details of cycle and vehicular parking provision on site in
accordance with the standards set out in the Parking SPD in
accordance with Policy CN9 of the Basingstoke and Deane Local Plan
and guidance within the National Planning Policy Framework (July
2021).
Details of the refuse collection for the site in accordance with
Policies EM10 and CN9 of the Basingstoke and Deane Local Plan
2011-2029.
Provision for Electric Vehicle Charging Points in accordance with
Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and
the Parking Supplementary Planning Document.
Drawings and documents to include and identify Footpath Newnham 4
and Footpath Newnham 12 where relevant.
A traffic assessment to demonstrate the intensification of vehicles
along FP 4.
A design scheme addressing requirement for public priority and
safety along the PROW network. Including insuring no obstructed of
the highway (PROW) nor inconvenience to its users.
Information detailing how site access along FP 4 and meeting FP12
will be managed during construction and operation of the proposed
development, to ensure the public's safety and priority. This could
be in the forms of a Construction Traffic Management Plan and an
Operational Traffic Management Plan. This shall include details in
regard to public pedestrian safety and priority use of Footpath FP
4 and the unadopted road.
8. Where
Public Rights of Way are close to application sites or are used for
access to the development site, applications must show these Rights
of Way on the submitted plans and detail how they will be
accommodated within the proposals. Government guidance requires
that applications should not be validated unless such a plan has
been submitted.
9. Nothing
connected with the development, or its future use, shall have an
adverse effect on the Public Rights of Way, which must always
remain available for safe public use at all times.
10.
Should the developer identify the need to temporarily close or
adjust a PROW, they should follow the guidance on the Hampshire
County Council website. This includes further information on the
duties as a land owner and/or developer, found at Landowners guide
to public rights of way | Hampshire County Council
(hants.gov.uk).
11. No
vehicles (including builder's and contractor's), machinery,
equipment, materials, spoil, scaffolding, or anything else
associated with the works, use, or occupation of the development,
shall be left on or near to a Public Right of Way as to cause
obstruction, hindrance, or a hazard to the legitimate users. The
public retain the right to use the public right of way at all
times.
12. All
vehicles that would be legitimately accessing the site via a Public
Right of Way should give way to public users, which could include
horse-riders and cyclists, at all times. In cases with legitimate
vehicular access a Construction Traffic (or Environmental)
Management Plan (CTMP) should be submitted to, and approved by,
Hampshire Countryside Service as Highway Authority prior to any
approval by the Planning Authority, and prior to commencement, to
ensure the protection of biodiversity and public safety.
13. There
must be no surface alterations to a Public Right of Way without the
consent of Hampshire County Council as Highway Authority. Planning
permission under the Town and County Planning Act (1990) does not
provide this and separate consent is required. To carry out any
such works without this permission would constitute an offence
under Section 131 of the Highways Act (1980).
14. No
works to the surface of the Public Right of Way shall be carried
out without prior approval of the Area Countryside Access Manager.
Any damage caused to the surface of the Public Right of Way by
construction traffic will be required to be restored to the
satisfaction of the Area Countryside Access Manager upon the
completion of the build.
15. You
are advised to read the comments made by HCC Countryside Planning
before submitting a TDC application.
16.
You are advised to read the comments made by Network Rail before
submitting a TDC application.
3. Application
– 23/00509/ROC: Variation of condition 2, 3, 4, 5, 6, 7, 9,
10, 12, 13, 14, 15, 20, 21 of 21/03037/TDC approved at appeal under
reference APP/H1705/W/22/3302369 to allow phasing of the
development for 4 no. dwellings, to be constructed and occupied as
self-build dwellings. Site:
Land At Berry Court Farm, West Of Silchester Road Little London
Hampshire
The Committee
considered the report set out on pages 116 to 148 and other matters
discussed at the meeting.
RESOLVED
that:
the application be APPROVED
subject to the following reasons, conditions and
informatives.
Reasons for
Approval
1
The principle of 4 dwellings in this location has been established
through the granting of Permission in Principle under 19/02278/PIP
and Technical Details consent under 21/03037/TDC. The proposed development, 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).
2
The development would not cause an adverse impact on highway
safety, and adequate parking would be provided to serve the
development and as such the proposal complies with Policies CN9 and
EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the
Parking Supplementary Planning Document (2018).
3
The proposed development would not result in any undue loss of
privacy or cause undue overlooking, overshadowing, or overbearing
impacts to existing neighbouring properties and as such would
comply with Policy EM10 of the Basingstoke and Deane Local Plan
2011-2029 and Section 11 of the Design and Sustainability
Supplementary Planning Document (July 2018).
4
Adequate drainage (foul and surface water) 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 Policies EM6 and EM7 of the Basingstoke
and Deane Local Plan 2011-2029 and the National Planning Policy
Framework (July 2021).
5
The proposal would deliver net gains for biodiversity and subject
to suitable conditions would mitigate against any adverse impacts
on biodiversity throughout and post construction. As such, 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
the Landscape, Biodiversity and Trees Supplementary Planning
Document (December 2018).
Conditions
1
The development hereby permitted shall be carried out in accordance
with the following approved plans:
AB-03 Rev A Location Plan and CIL Plot Plan
190730-02 Rev A - Site Plan
190730-101 - Plot 1
190730-102 - Plot 2
190730-103 - Plot 3
190730-104 - Plot 4
190730-105 - Plot 1 Garage
190730-106 - Plot 4 Garage and Annexe
190730-012 Rev A - Visibility Splays Plan
AB_01 Rev B Proposed Drainage and Levels Plan
AB_02 Rev A Proposed FFL and Access Levels
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 21/03037/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 No
development above slab level shall commence on each plot until
details of the types and colours of external materials to be used,
including colour of mortar and timber staining (where applicable),
together with samples, have been submitted to and approved in
writing (for each plot) by the Local Planning Authority. The
development shall be carried out and thereafter maintained in
accordance with the details so approved.
REASON: In the interests of the visual amenities of the area and in
accordance with Policies EM1 and EM10 of the Basingstoke and Deane
Local Plan 2011-2029.
4
The hedgerow planting as illustrated on drawing AB_01 Rev B
(Proposed Drainage and Levels Plan) shall be carried in the first
planting and seeding season following the first occupation of the
first dwelling completed.
Notwithstanding this, no soft landscaping works (comprising of
intervening boundaries and on-plot planting) shall commence on each
plot until a scheme of landscaping which shall specify species,
planting sizes, spacing and numbers of trees/shrubs to be planted
(including replacement trees where appropriate) has been submitted
to and approved in writing (for each plot) by the Local Planning
Authority. The works approved on each plot 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 for each plot detailing all
operations to be carried out in order to allow successful
establishment of planting, shall be submitted to and approved in
writing (for each plot) 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. The planting shall be maintained in
accordance with the approved schedule of maintenance. Any trees or
plants which, within a period of 5 years from the date of planting,
die, are removed or become seriously damaged or diseased shall be
replaced in the next planting season with others of similar size
and species.
REASON: Details are required in the
interests of the amenities of the area and in accordance with the
guidance contained within Sections 12 and 16 of the National
Planning Policy Framework (July 2021) and Policies EM1 and EM10 of
the Basingstoke and Deane Local Plan 2011-2029.
5
Notwithstanding the approved plans, no hard landscaping works shall
commence on each plot until details of the materials to be used for
hard and paved surfacing have been submitted to and approved in
writing (for each plot) by the Local Planning Authority. All areas
of hardstanding in front of the houses hereby approved shall
demonstrate compatibility with the surface water drainage strategy
in accordance with the provisions of condition 13. The approved
surfacing shall be completed before the adjoining building(s) are
first occupied and thereafter maintained in accordance with the
details so approved.
REASON: Details are required in the
absence of accompanying the application and in the interests of
visual amenity and in accordance with Policies EM1 and EM10 of the
Basingstoke and Deane Local Plan 2011-2029.
6 No
dwelling hereby approved shall be occupied until provision for the
parking and turning of vehicles on each plot, in accordance with
the details illustrated on the approved plan (drawing 190730-02 Rev
A) have been provided (for the avoidance of doubt this includes
spaces within garages). The parking and turning areas shall
thereafter be available for use by vehicles and kept free from
obstruction throughout the lifetime of the development.
REASON: In the interests of highway safety, to ensure convenience
of arrangements for parking and turning and to ensure that no
obstruction is caused on the adjoining highway and in accordance
with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan
2011-2029 and the Parking Standards Supplementary Planning Document
2018.
7 No
dwelling shall be occupied until visibility splays of 2.4m x 43m
for each property access onto Silchester Road as indicated on
drawing 190730-012 Rev A has been provided. The splays shall
hereafter be maintained free from any obstruction exceeding 0.6
metres above the level of the adjacent highway carriageway.
REASON: In the interests of highway safety and in accordance with
Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
8
The accesses shall be constructed with a non-migratory surface
material for a minimum distance of 6m measured from the nearside of
the carriageway on the adjacent highway and will be therefore
maintained as such.
REASON: In the interests of highway safety and in accordance with
Policies EM10 and CN9 of the Basingstoke and Deane Local Plan
2011-2029.
9 No
dwelling hereby approved shall be occupied until details of cycle
storage for each plot (including space for the long term storage of
at least 2 bicycles for plots 1-3 and 3 bicycles for plot 4) have
been submitted to and approved in writing by the Local Planning
Authority. The approved details shall be implemented before
occupation or the use commences, whichever is the sooner, and shall
be thereafter retained and maintained in accordance with the
approved details.
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.
10 No dwelling
hereby approved shall be occupied until details of a scheme for the
storage (prior to disposal) of refuse and recycling containers (1
number 240ltr refuse 2-wheeled bin, 1 number 240ltr recycling
2-wheeled bin and 1 number glass recycling box) for each dwelling,
and details of the refuse/recycling collection point(s) for each
dwelling have been submitted to and approved in writing (for each
plot) by the Local Planning Authority. The approved details shall
be implemented before occupation of each plot, whichever is the
sooner, and shall be thereafter retained and maintained in
accordance with the approved details.
REASON: 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 The
development hereby approved shall be carried out in strict
accordance with the protective measures, including fencing, ground
protection, supervision, working procedures and special engineering
solutions as set out within the Arboricultural Impact Assessment,
Protection Plan and Method Statement by Harrison Arboriculture
dated December 2021.
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.
12 The
development hereby approved shall be carried out and maintained in
strict accordance with the foul sewage disposal details as set out
within the Drainage Statement by Stuart Michael Associates Limited
dated February 2023.
REASON: To ensure a satisfactory means of disposal of foul sewage,
in accordance with the National Planning Policy Framework (July
2021) and Policies EM10, EM7 and EM12 of the Basingstoke and Deane
Local Plan (2011-2029).
13 The
development hereby approved shall be carried out with and
maintained in strict accordance with the surface water disposal
details as set out within the Drainage Statement by Stuart Michael
Associates Limited dated February 2023.
REASON: To ensure a satisfactory means of disposal of surface water
in accordance with Policies EM6 and EM7 of the Basingstoke and
Deane Local Plan 2011-2029, and the National Planning Policy
Framework (July 2021).
14 Prior to the
occupation of each dwelling hereby approved, a Construction
Statement detailing how the new dwelling(s) shall meet a water
efficiency standard of 110 litres or less per person per day shall
be submitted to and approved in writing by the Local Planning
Authority. If this is not possible then it must be justified
through a demonstration that this requirement for sustainable water
use cannot be achieved on technical or viability grounds. The
development shall be carried out and thereafter maintained in 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.
15 Prior to
occupation of each dwelling hereby approved details of electric
vehicle charging provision shall be submitted to and approved in
writing (for each plot) by the Local Planning Authority. Such
details should include the specification, appearance and siting of
any charging points. Where charging points are not proposed,
details of parking areas which can be conveniently retrofitted at a
later date shall be provided. This includes details demonstrating
that that electrical connections within the site are suitable for
future use for electric vehicle charging. The development shall be
carried out accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of
information submitted in this regard as part of the application in
accordance with the guidance contained within the Parking
Supplementary Planning Document (July 2018) and Policies CN9 and
EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
16 A minimum of
one of the dwellings hereby approved shall be built to accessible
and adaptable standards. No development
above slab level shall commence on site until details of which
property is to be built to such standards is 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.
17 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, unless
otherwise agreed in writing by the Local Planning
Authority.
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.
18 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, unless otherwise agreed in
writing by the Local Planning Authority.
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.
19 The
development hereby approved shall be carried out in strict
accordance with the Landscape and Ecology Management Plan by The
Ecology Co-op dated 4/1/2022.
REASON: In order to prevent adverse impacts on protected species
including badgers, bats, breeding birds, hazel dormouse, great
crested newts, reptiles, water voles and hedgehogs, and to ensure
the delivery of permanent net gains for biodiversity, in line with
Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and
protection under the Conservation of Habitats and Species
Regulations 2017 (Amended) and The Wildlife and Countryside Act
1981(Amended).
20 Prior to the
installation of any external lighting on each plot, an external
lighting scheme in line with the recommendations made within
Appendix 2 of the Landscape and Ecology Management Plan (by The
Ecology Co-op dated 4/1/2022) shall be submitted to and approved in
writing (for each plot) by the Local Planning Authority. The
development shall thereafter be carried out and maintained in
accordance with the approved details.
REASON: In order to prevent impacts on foraging bats and other
nocturnal species in order to meet with derogation test 3 of the
Conservation of Habitats and Species Regulations 2017 (Amended) and
Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
21 The driveway
for each dwelling hereby approved shall be carried out in strict
accordance with the Drainage and Levels Plan AB-01 Rev A and Site
Sections Plan AB-02 Rev A.
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.
22
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; or E; of Part 1; of Schedule 2 of the Order shall be
erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests
of the visual amenity of the area and to safeguard the character of
the local landscape, in accordance with Policies EM1 and EM10 of
the Basingstoke and Deane Local Plan 2011-2029.
23 The ground
floor and first floor windows in the side elevations of the
development hereby approved, serving the bathrooms and WC's
shall:
(a) be glazed with obscured glass, to at least the equivalent of
Pilkington level 4 standard;
(b) be permanently fixed closed below a height of 1.7m above
finished floor level,
and shall thereafter be retained in that form.
REASON: To protect the privacy of the adjacent property 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;
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 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.
3
The Borough Council declared a Climate Emergency during 2019
formally making this declaration at the meeting of Cabinet in
September 2019. This recognises the need to take urgent action to
reduce both the emissions of the Council's own activities as a
service provider but also those of the wider borough. In this
respect, the Council is working with consultants at present to
identify appropriate actions to achieve the targets that have been
set. Beyond the requirements of any conditions that may be
applicable to this planning permission and the current planning
policy framework, the applicant is encouraged to explore all
opportunities for implementing the development in a way that
minimises impact on climate change. Where this in itself might
require separate permission applicants can contact the council for
advice through the following link:
https://www.basingstoke.gov.uk/before-making-a-planning-application
For information
more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency
4 If
this development will result in new postal addresses or changes in
addresses, please contact the council's Street Naming and Numbering
team on 01256 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on
the council's website.
5 The
applicant is advised that where discharges are proposed to a public
sewer, prior approval from Thames Water Developer Services will be
required with further information available at
https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-payfor-services/Wastewater-services
6 Before
undertaking any work which affects a public highway (including a
public right of way) you must obtain specific written approval from
the Director of Economy, Transport and Environment at Hampshire
County Council and enter into or secure any necessary legal
agreements or consents to enable the works on a public highway to
proceed. It is an offence to carry out unauthorised works on a
public highway. This requirement applies not only to the creation
of new vehicle accesses involving excavation within a footway,
verge or carriageway but also to the stopping of existing
access(es) or other works on or to the public highway. For further
information, please contact highways.development.control@hants.gov.uk
7 The
application should note that the formation of the accesses proposed
may require Ordinary Watercourse Consent. Further details can be
found at:
https://documents.hants.gov.uk/flood-water-management/HCCOrdinaryWatercourseCo
nsenting.pdf
8
The development hereby approved results in the requirement to make
payments to the Council as part of the Community Infrastructure
Levy (CIL) procedure. A Liability Notice setting out further
details and including the amount of CIL payable will be sent out
separately from this Decision Notice.
Some developments
may be eligible for relief or exemption from CIL. Further
information on reliefs and exemptions that may be available and how
to claim them can be found at:
www.gov.uk/guidance/community-infrastructure-levy
(relief-and-exemptions).
Prior to your
development commencing you are required to submit a form_2_assumption_of_liability.pdf
(planningportal.co.uk) and
form_6_commencement_notice.pdf
(planningportal.co.uk). Failure to Assume Liability and submit a
Commencement Notice prior to the commencement of development may
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 (CIL Enforcement Policy (basingstoke.gov.uk)).
9
Should any discoloured or odorous soils be
encountered during development works or should any hazardous
materials or significant quantities of made ground be found, then
all development works should be stopped, the Local Planning
Authority contacted and a scheme to investigate the risks and / or
the adoption of any required remedial measures be submitted to,
agreed and approved in writing by the Local Planning Authority
prior to the recommencement of development works. Following the
completion of development works and prior to the first occupation
of the site, sufficient information must be submitted to
demonstrate that any required remedial measures were satisfactorily
implemented or confirmation provided that no unexpected
contamination was encountered.
4.
Application – 23/00570/ROC: Variation of Condition 1 of BDB/56185 - To allow the
surgery to conduct other dental procedures and facial aesthetics
and to align with current use class groups specifically use Class
E. Site: 309
Kempshott Lane Basingstoke Hampshire RG22 5LY
The Committee
considered the report set out on pages 149 to 160 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 content with the proposal as they
felt there would be no increase in traffic just an increase to the
type of treatments offered.
RESOLVED
that:
the application be APPROVED
subject to the reasons, conditions and informatives listed
below
Reasons for
Approval
1
The proposed development would not result in the loss of an
essential facilty however would allow for additional treatments to
take place. As the essential facility would be retained, the
development accords with Policy CN7 of the Basingstoke and Deane
Local Plan 2011-2029
2
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).
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.
Conditions
1
The development hereby permitted shall be carried out in accordance
with the following approved plans:
Location and Block Plan (drawing no. P01)
REASON: For the avoidance of doubt and
in the interests of proper planning.
2
The building shall be used only as an orthodontic surgery with
ancillary dental procedures and facial aesthetics and for no other
purpose whatsoever including any other purpose in Class E of the
Schedule to the Town and Country Planning (Use Classes) Order 1987
(as amended) or in any statutory instrument revoking and
re-enacting that Order with or without modification.
REASON: To ensure the site retains its main function as essential
service, to avoid a use that could impact the amenities of the
neighbouring properties and to avoid any further impact respect of
parking or highway safety in accordance with Policy CN7, CN9 and
EM10 of the Basingstoke and Deane Borough Local Plan 2011-2029.
3
The premises shall open only between 08:00 to 20:00 on Monday to
Friday and 09:00 to 12:00 on Saturdays and will not be open on
Sunday or on any recognised public/bank holiday.
REASON: To protect the amenities of the occupiers of nearby
properties in accordance with Policy EM10 of the Basingstoke and
Deane Local Plan 2011-2029.
4
The development hereby permitted shall ensure that the 5 cycle
racks in the rear of the site are 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.
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 accordance with paragraphs 54-57).
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.
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
5.
Application – 23/00738/HSE:
Erection of two storey front and side extension over existing
garage to provide work from home studies and replacement bedroom
together with aesthetic improvements. Site: 8 Webbs Farm Close
Whitchurch Hampshire RG28 7RQ
The Committee
considered the report set out on pages 161 to 172 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 highlighted the importance of the site
visit where Members could appreciate the scheme from the
Road. They believed the proposal
would create an overbearing impact on the street scene and although
the current neighbour had no objections it could impact future
residents.
RESOLVED
that:
the application be REFUSED
for the reasons for refusal below and subject to the expiry of the
consultation period and providing that no new responses are
received that raise new material planning considerations.
Consultation expires on 17th August 2023.
Reasons
for Refusal
1 By
virtue of its scale, bulk and massing in proximity to the boundary,
the proposed development would result in undue overbearing impacts
to the neighbouring property 6 Webbs Farm Close and as such would
be contrary to Policy EM10 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:-
proactively offering a pre-application advice (in accordance with
paragraphs 39 - 46);
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.
6.
Application – 23/01047/HSE: Erection of a single
storey front extension, replacement of existing rear flat roof with
a pitched roof and proposed pitched roof over side door. (Renewal
of 19/03375/HSE) Site: 97 Derwent Road Basingstoke Hampshire RG22
5JE
The Committee
considered the report set out on pages 173 to 184 of the agenda
together with the further material set out on the addendum sheet
and other matters discussed at the meeting.
RESOLVED
that:
the application was APPROVED
subject to the reasons, conditions and informatives listed
below.
Reasons for
Approval
1
The proposed development would be of an appropriate design and
would relate in a sympathetic manner to the street scene and
character of the area and as such complies with the National
Planning Policy Framework (July 2021); 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 not result in an undue loss of
privacy or cause undue overlooking, overshadowing, overbearing or
noise and disturbance impacts to the occupiers of neighbouring
properties and as such complies with Policies EM10 of the
Basingstoke and Deane Local Plan 2011-2029.
3
The proposed development would provide adequate parking provision
in accordance with highway requirements and would not detrimentally
affect highway safety. As such the development 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).
Conditions
1
The development hereby permitted shall be carried out in accordance
with the following approved plans:
Location Plan: Existing Plans and Elevations - Drawing No. 01
Proposed Sections and Details - Drawing No. 03
Block Plan: Proposed Plans and Elevations - Drawing No. 02
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 to those on the existing building.
REASON: In the interests of visual
amenity and in accordance with Policy EM10 of the Basingstoke and
Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The
applicant's attention is drawn to the fact that the above
conditions (if any), must be complied with in full, failure to do
so may result in enforcement action being instigated.
1.2 This permission may contain
pre-commencement conditions which require specific matters to be
submitted and approved in writing by the Local Planning Authority
before a specified stage in the development occurs. This means that a lawful commencement of the
approved development CANNOT be made until the particular
requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn
to the fact that the Local Planning Authority has a period of up to
eight weeks to determine details submitted in respect of a
condition or limitation attached to a grant of planning
permission. It is likely that in most
cases the determination period will be shorter than eight weeks,
however, the applicant is advised to schedule this time period into
any programme of works. A fee will be
required for requests for discharge of any consent, agreement, or
approval required by a planning condition. The fee chargeable is £116 or £34
where the related permission was for extending or altering a
dwelling house or other development in the curtilage of a dwelling
house. A fee is payable for each
submission made regardless of the number of conditions for which
approval is sought. Requests must be
made using the standard application form (available online) or set
out in writing clearly identifying the relevant planning
application and condition(s) which they are seeking approval
for.
2. In
accordance with paragraph 38 of the National Planning Policy
Framework (NPPF) in dealing with this application, the Council has
worked with the applicant in the following positive and creative
manner:-
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 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.
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
Meeting ended
20:08
Chairman
|
Reserve
Chair of the Human Resources Committee
Reserve
Committee Member
Committee Member
Chair
Chair of the Development Control Committee
Committee Member
Chair of the Manydown Committee
Committee Member
Reserve
Reserve
Vice-Chair of the Audit and Accounts Committee
Committee Member
Chair of Scrutiny Committee
Committee Member
Reserve
Reserve
Reserve
Chair of the Audit and Accounts Committee
Committee Member
Vice-Chair of Human Resources Committee