Basingstoke & Dean Borough Council Development Control Committee Meeting

Name: Development Control Committee
Start: 2023-10-11T17:30:00Z
End: 2023-10-11T18:55:00Z
Location: Council Chamber - Deanes

11 Oct 2023, 6:30 p.m.

This is a meeting of the Development Control Committee of Basingstoke & Dean Borough Council held on the 11th Oct 2023.

The last meeting was on 23rd Apr 2025. The next meeting is scheduled for 14th May 2025.

Meeting Status

Confirmed

Agenda Published

Yes

Decisions Published

Minutes Published

Yes

Meeting Location

Council Chamber - Deanes

Meeting Recordings

No recordings have been submitted for this meeting yet. If you have one, you can Upload a Recording

Agenda

Item

Title

Minutes

Apologies for absence and substitutions

Councillor Miller sent his apologies.

Declarations of interest

There were no declarations of interest.

Urgent matters

There were no urgent matters.

Minutes of the meeting held on the 6th September 2023

Minutes of the 6th September 2023

The Chair confirmed that the minutes of the meetings held on the 6^th September 2023 were confirmed by the Committee as a correct record.

Applications for planning permission and public participation thereon

Report
Index
Applications
DCC 11.10.2023 UPDATE

The following Public Participation took place:

Interest	Name	Item No./Topic
Support	Mr Beard	Item 1 – 22/02416/FUL
Support	Mrs Downie	Item 4 – 22/02923/FUL
Support	Mr Nielsen	Item 4 – 22/02923/FUL
Support	Mr Cottrell	Item 5 – 23/00689/FUL
Support	Mr Cottrell	Item 6 – 23/00693/FUL
Councillor	Slimin	Item 6 – 23/00693/FUL
Support	Ms Newson	Item 7 – 23/00760/FUL
Councillor	Basham	Item 7 – 23/00760/FUL
Support	Mr Wall	Item 8 – 23/01493/ROC

1. Application - 22/02416/FUL: Extensions to Riverview House including creation of an additional floor and a 3 storey rear extension to provide 9 additional one bedroom flats. Site: Riverview House London Road Old Basing Hampshire.

The Committee considered the report set out on pages 65 to 100 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 which resulted in a difference of opinion with regards to the housing mix of the flats.

Some Members would have preferred a mixture of two or three bedroom flats to accommodate local needs and comply with Basingstoke and Deane Local Plan Policy CN3.

Other Members disagreed as they believed it was refreshing for a development of one bedroom flats to meet the needs of the residents both in terms of short supply within the Borough and the opportunity to get on to the property ladder.

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

Reasons for Approval

1 In the absence of an up-to-date development plan in respect of housing policies, the proposed development would deliver housing within the old Basing Settlement Policy Boundary which would contribute towards an overall shortfall of supply as well as providing economic, social and environmental benefits. In the planning balance, and applying a presumption in favour of development, it is not considered that the impact of the development would significantly and demonstrably outweigh the benefits when the policies of the National Planning Policy Framework (2023) as a material planning consideration are taken as a whole.

2 The proposal would be of an acceptable design and would fit in with the character of the area. As such the proposal complies with the National Planning Policy Framework (2023), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).

3 The 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) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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 (secured through condition) 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 and the Parking Supplementary Planning Document (2018).

5 The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

6 An appropriate flood risk strategy has been provided for the development which has been approved by the Environment Agency which would ensure that there would be no risk to property or the environment. The proposal accords with the National Planning Policy Framework (2023) and Policies CN6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.

subject to the following conditions and informatives:-

Conditions

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

Location Plan (drawing no. P-A-101)

Block Plan (drawing no. P-A-103)

Proposed Site Plan (drawing no. P-A-107 rev 04)

Proposed Floor Plans (drawing no. P-A-105 rev 03)

Proposed Elevations (drawing no. P-A-109 rev 03)

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

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

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

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

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

4 No development shall take place above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify:

hardsurfaces, boundary treatments, species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).

a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting

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, to be agreed in writing by the Local Planning Authority.

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

5 No development shall commence above slab level until details of the bin and cycle storages have been submitted to and approved in writing by the Local Plan Authority. The bin store must be submitted to account for 2x 1100l waste bins, 4x 1100l recycling bins, 2x240l and 240l bin for food waste These shall include elevational drawings and floor plans of a scale of 1:100 including materials to be used. The stores shall thereafter be maintained as approved in perpetuity.

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

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

7 The dwellings hereby permitted shall not be occupied until provision for the turning, loading and unloading, and the parking of vehicles and cycles has been made and the areas of land so provided shall not be used for any purpose other than for the turning, loading and unloading and parking of vehicles with all garages also permanently retained for the purposes of the parking of vehicles and cycles.

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

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

The Statement shall include for:

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

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

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

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

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

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

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

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

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

X. Demonstrate a protection zone of 8m from the top of the riverbank clear from any construction activity / storage / parking.

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

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

REASON: To ensure that the development provides opportunities for sustainable transport modes in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

10 The development shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day (unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds) shall be submitted to and approved in writing by the Local Planning REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

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

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

13 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence on site until a Tree Protection Plan, prepared in accordance with BS:5837:2012 "Trees in relation to design, demolition and construction" has been submitted to and approved in writing by the Local Planning Authority. The plan shall include the specification and positioning of temporary tree protective fencing and ground protection where required. The approved tree protection shall be erected prior to any site activity commencing and maintained until the area is to be landscaped. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.

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

14 The development shall be carried out in accordance with the submitted Flood Risk Assessment (Flood Risk Assessment for the Proposed Development at Riverview House, London Road (issue 4 revision 3) prepared by Herrington Consulting Limited, dated 20 March 2023) and the following mitigation measures it details:

- No land level changes within 8 metres of the top of riverbank.

- Works within 8 metres must be permeable to flood waters and flows.

These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the schemes timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development.

REASON: In order to prevent adverse risk of flooding to the site in accordance with paragraph 167 of the National Planning Policy Framework and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2019.

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

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

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

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

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

Procedures for emergency deviation of the agreed working hours;

Control measures for dust and other air-borne pollutants;

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

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

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

16 The development hereby approved shall be undertaken in line with recommendations and procedures contained within Chapter 5 Potential Ecological Constraints and Recommendations of the Preliminary Ecological Appraisal by ECOSA dated January 2023 with regard to enhancements for biodiversity and thereafter maintained in perpetuity.

REASON: In order to provide net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

17 The development hereby approved shall be undertaken in line with recommendations and procedures contained within the Bat Roost Assessment by Phillips Ecology dated May 2023 and thereafter maintained in perpetuity.

REASON: In order to protect bats in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

18 The west and east elevation of the windows serving Flats 2, 3, 4 and 5 and all shower room windows of the proposed extension shall be constructed with a high level (1.6m minimum from floor level of room it serves) opening and 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 adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

19 The development shall not be occupied until details are provided showing that one property would be built to accessible and adaptable standards to enable people to stay in their homes as their needs change. These shall be submitted and approved by the Local Planning Authority. 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) and Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

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

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

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

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

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

In this instance:

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

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

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

4. If 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 Leaflet on the BDBC website

http://www.basingstoke.gov.uk/services/envhealth/contaminatedland.htm

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

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

7. The Environmental Permitting (England and Wales) Regulations 2016 require a permit or exemption to be obtained for any activities which will take place:

x on or within 8 metres of a main river (16 metres if tidal)

x on or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)

x on or within 16 metres of a sea defence

x involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert

x in a floodplain more than 8 metres from the river bank, culvert or flood defence structure and you don't already have planning permission

For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506 (Monday to Friday, 8am to 6pm) or by emailing enquiries@environment-agency.gov.uk.

2. Application - 22/02923/FUL: Erection of 4 no. detached dwellings with associated access, parking and amenity space. Site: Land At Oak Cottage Aldermaston Road Pamber Green Tadley

The application was withdrawn prior to the meeting.

3. Application – 22/03181/FUL: Installation of ground mounted solar panels. Site Edernish House Vyne Road Sherborne St John Hampshire

The Committee considered the report set out on pages 145 to 163 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 favor of the proposal.

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

Reasons for Approval

1 The proposed development would be of an appropriate design and relate to surrounding development in a sympathetic manner and would not cause harm to the Landscape character of the area and as such would comply with the National Planning Policy Framework (September 2023) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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

3 Having regard to the duties of Section 66 and 72 of The Planning (Listed Buildings and Conservation Areas) Act 1990 and subject to conditions, the proposed development would preserve the character and appearance of the Sherborne St John Conservation Area and preserve the setting of the nearby Listed Buildings and as such would comply with the National Planning Policy Framework (September 2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029

subject to the following conditions and informatives:-

Conditions

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

Location Plan at 1:1250

Block Plan at 1:1250 received 05 May 2023

Proposed Side Elevation and Plan View Plans received 05 May 2023

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

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

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

3 Prior to the commencement of development details of how the panels will connect to the Edernish House or any building within its curtilage shall be submitted in writing to the Local Planning authority. The details shall include;

Route

Dimension of trench

Impact on existing trees / hedges - hand digging in root protection areas of either.

Details of the connection to building(s)

Once approved in wring the development shall be implemented in full accordance with the approved details.

REASON: Insufficient information has been submitted with regards to the connection point for the solar panels in accordance with Policies EM1, EM10 and EM11 of the Local Plan 2011-2029 and SSJ Policy 2 of the Sherborne St. John Neighbourhood Plan 2011-2029.

(NB: please note informative 4 below)

4 If the solar panels hereby permitted cease to be used, then the solar panels are required to be removed together with any fixtures or fittings and the restoration of the site to its original condition within 3 months of the date the solar panels cease to be used.

REASON: To protect the amenity of neighbouring occupiers and the visual amenity of the area in accordance with Policies EM1, EM10 and EM11 of the Local Plan 2011-2029 and SSJ Policy 2 of the Sherborne St. John Neighbourhood Plan 2011-2029.

5 Within one month of the commencement of development on site, a scheme of soft landscaping shall be submitted in writing to the Local Planning authority. The details shall include;

species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate), specifically for the 51 metres Hornbeam hedge to be erected on site

maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting

Once approved in writing the development shall be carried out in accordance with these approved details and the approved soft landscaping works shall be carried out in the first planting and seeding seasons following the installation of the solar panels hereby permitted.

Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.

REASON: Details are required because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with 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.

seeking further information following receipt of the application;

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

considering the imposition of conditions.

In this instance:

the 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.

4. The applicant is made aware that this permission only gives planning permission for the Solar Panels themselves and Listed Building Consent may be required for the connection of the Solar Panels to the connection point.

5. The applicant is made aware of the possibility of the discovery of archaeological material. If the applicant/contractors discover archaeological material, they are encouraged to carry out a watching brief to record this and to contact Hampshire County Council for this to be recorded with them.

4. Application – 23/00437/FUL: Erection of dwellinghouse and detached garage. Site: Cottage Farm New Road Pamber Green Hampshire RG26 3AG

The Committee considered the report set out on pages 164 to 199 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 considered the planning history for the site, where a scheme for a single dwelling application number 21/03053/FUL was permitted, extant and could be implemented.

Members liked the additions to the proposals such as air source heat pump, solar panels and swift box.

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

Reasons for Approval

1 The proposed development would provide a new dwelling in a rural countryside location on previously developed land in accordance with Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (September 2023).

2 The development would be of an appropriate scale and design, would relate to surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such the proposal complies with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (September 2023) and the Design and Sustainability Supplementary Planning Document (2018).

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

4 The development would not cause an adverse impact on highway safety 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).

5 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 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

6 Adequate drainage (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 the National Planning Policy Framework (2023) and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

subject to the following conditions and informatives:-

Conditions

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

Site Layout - drawing no.PL02 Rev B

Floor Plans - drawing no. PL03 Rev B

Elevations - drawing no.PL04 Rev B

Double Garage - drawing no.PL05 Rev B

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

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

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

3 The development shall be constructed with Thakeham Red Multistock Brick and Tereal new Forest Blend Clay tiles. If alternative materials are to be used, no development above damp-proof course shall take place until details/specification of the types and colours of external materials to be used, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.

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

4 Prior to occupation of the development, a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority which shall specify

species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees)

a plan indicating the positions, design, materials and type of screen walls/fences/gates/hedges/retaining walls to be erected

a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting

The approved boundary details shall be erected before the dwelling hereby approved are first occupied and shall subsequently be maintained as approved. The other works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building.

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

5 No hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority.

The submitted details will demonstrate that the materials are made of porous materials or provision is made to direct runoff water from the hard surface to a permeable or porous area or surface within the curtilage of the dwelling house and demonstrate compliance with the detail approved by the drainage condition 14 below).

The approved surfacing shall be completed before the building is first occupied and thereafter maintained.

REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and highway safety, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6 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 Classes A, AA, B, C and E of Part 1 of Schedule 2 of the Order and Class A of part 2 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that propose.

REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

7 The development hereby permitted shall not be occupied/brought into use until a technical report and a certification of compliance demonstrating that the development has achieved the water efficiency standard of 110 litres of water per person per day (or less) has been submitted (by an independent and suitably accredited body) to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

REASON: Details are required prior to occupation because insufficient information was provided within the application and to improve the overall sustainability of the development, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

8 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

10 The development hereby permitted shall not be occupied until the provision for refuse and recycling storage (prior to disposal), has been provided and laid out as per drawing Site Layout - drawing no.PL02 Rev B. The area shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.

(see informative 8 below).

12 The development hereby permitted shall not be occupied until the property has provision within its curtilage for turning (enter, turn and leave in a forward gear), manoeuvring, loading and unloading of vehicles and the parking for 3 vehicles as per drawing Site Layout - drawing no.PL02 Rev B. The parking and turning areas of land so provided shall be thereafter retained and maintained and shall not be used for any purposes other than the turning, manoeuvring, loading and unloading and parking of vehicles and bicycles, and access for pedestrians.

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

13 Prior to development a Habitat Enhancement Management Plan is provided to and approved by the Local Planning Authority in line with recommendations made within Chapter 5 Recommendations of the Ecological Appraisal by AE Ecology dated September 2021.

REASON: In order to effect net gains for biodiversity in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029 and guidance contained in the National Planning Policy Framework (September 2023).

14 Prior to development commencing details of the proposed drainage system, including how surface water will be managed within the curtilage, shall be submitted to and approved in writing by the Local Planning Authority. The drainage system shall be constructed in accordance with the approved details prior to and shall be thereafter maintained in perpetuity.

REASON: To manage water on the site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

15 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 all Public Rights of Way as to cause obstruction, hindrance or a hazard to the legitimate users. The public retain the right to use PROWs at all times.

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

16 Prior to commencement, a Construction Environmental Management Plan (CEMP), incorporating measures to incorporate dust protection measures and adequate protection of hedgerows, shall be submitted to and approved in writing by the Local Planning Authority. Development shall subsequently proceed in accordance with any such approved details.

REASON: To protect notable biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan.

17 The windows serving the WC and bathrooms in the development hereby approved 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.

seeking further information 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 and amended plans were received;

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

3. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.

4. HCC Rights of Way - Please note that the grant of planning permission is separate from any consents that may be required in relation to access and rights of way.

i. Nothing connected with the development or its future use should have an adverse effect on the right of way, which must remain available for public use at all times.

ii. 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 on the completion of the build.

iii. There must be no surface alterations to a public Right of Way without the consent of Hampshire County Council as Highway Authority. To carry out any such works without this permission would constitute an offence under s131 Highways Act 1980.

iv. No builders or contractor's vehicles, machinery, equipment, materials, scaffolding or anything associated with the works should be left on or near the footpath so as to obstruct, hinder or provide a hazard to users.

v. All vehicles would be accessing the site via a public footpath should give way to public users at all times.

5. Birds nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.

6. A formal connection to the water supply is required in order to service this development. Please contact the South East Water Company, Rocfort Road, Snodland, Kent, ME6 5AH (Tel: 01444 448200). The applicant/developer should enter into a formal agreement with Thames Water to provide the necessary sewerage infrastructure required to service this development. Please contact Thames Water, Maple Lodge STW, Denham Way, Rickmansworth, WD3 9SQ (Tel: 020 3577 9998).

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

8. Basingstoke & Deane Borough Council operates a kerbside waste collection service. This is operated via wheeled containers which must be left adjacent to the nearest adopted highway for collection on the specified waste collection. The future occupants would be required to leave wheeled containers on the highway for collection on the specified collection day and removed from the highway and returned back to the property as soon as possible following collection.

5. Application – 23/00689/FUL: Erection of a new dwelling (alternative scheme to that approved under 20/00162/FUL). Site: Land At 17 Church Road Tadley Hampshire

The Committee considered the report set out on pages 200 to 230 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 which was an alternative scheme to the approved application number 20/00162/FUL. Members believed that the proposal were not much bigger than the approved application and felt that the previous application could have been extended under permitted development rights.

The only concern expressed was that the current proposal could also be extended but it was noted that condition 21 stated that “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”.

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

Reasons for Approval

1 In the absence of an up-to-date development plan, the proposed development would deliver housing which would contribute towards mitigating against the overall shortfall of supply as well as providing economic, social and environmental benefits. In the planning balance, and applying a presumption in favour of sustainable development, it is not considered that the impact of the development would significantly and demonstrably outweigh the benefits when the policies of the National Planning Policy Framework (2023) as a material planning consideration are taken as a whole. The proposal is in accordance with the National Planning Policy Framework (September 2023) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.

2 The proposed development would preserve the character and appearance of the Tadley Church Road Conservation Area. Furthermore, the proposal would not impact on the significance of nearby listed buildings. Therefore, in having regard to the requirements of Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the proposal is considered acceptable in accordance with the National Planning Policy Framework (2023), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

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

4 The development would not cause an adverse impact on highway safety, subject to adequate parking being provided to serve the development. As such the proposal would comply with the National Planning Policy Framework (September 2023), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).

5 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 (September 2023)..

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 (September 2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).

subject to the following conditions and informatives:-

Conditions

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

SP_01 Rev B Site Location and Proposed Block Plan

AB-01 Rev C Proposed Front and Rear Elevations

AB-02 Rev C Proposed Floor Plans

AB-03 Rev C Proposed Side 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 the approved plans no soft landscaping works shall commence on site until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (September 2023) 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 site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained in accordance with the details so approved.

The details shall demonstrate that the hard surfacing materials are made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development.

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

7 Prior to the occupation of the dwelling hereby permitted, 2no. bird and 2no. bat roosting/nesting boxes shall be installed on the building.

REASON: In order to deliver net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained in the National Planning Policy Framework (September 2023).

8 Any external lighting shall be installed in accordance with the guidance note 08/18 by the Bat Conservation Trust and the Institution of lighting professionals.

REASON: In order to prevent harm to bats in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained in the National Planning Policy Framework (September 2023).

9 The dwelling hereby approved shall not be occupied until provision for the parking and turning of vehicles, in accordance with the details illustrated on the approved plan (SP_01 Rev B Site Location and Proposed Block Plan) have been provided (for the avoidance of doubt this includes spaces within garages where applicable). 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.

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

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

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

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

12 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.

13 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.

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

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

15 No development or other operations shall commence on site, until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The Tree Protection Plan Statement shall detail the location and specification for the protective fencing of all retained trees and boundary hedges and identify areas for the storage and handling of building materials. The approved tree protection shall be erected prior to any site activity commencing and shall be maintained throughout construction. The development shall be carried out in complete accordance with the approved Tree Protection Plan.

REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of the local amenities and the enhancement of the development itself, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

16 Prior to the first occupation of the dwelling hereby permitted the unobstructed visibility sightlines of 2.4 metres by 43 metres, looking left and looking right at the proposed entrance on Church Road shall be provided. Theses sightlines shall thereafter be retained, maintained and permanently kept free of obstacles more than 0.6 metres above the level of the adjacent carriageway.

REASON: In order to achieve adequate visibility, in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

17 Any gates erected across the approved vehicular access shall be set back a minimum of 6 metres measured from the nearside edge of carriageway of the adjacent highway and any gates shall open away from the highway.

REASON: In order to reduce the risk of any obstruction which would interrupt the free flow of traffic or conflict between highway users by ensuring that all vehicles do not block or obstruct the highways, in the interest of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

18 Prior to the occupation of the dwelling hereby approved, the first 6m of the access track measured from the nearside of the adjacent carriageway shall be surfaced in a non-migratory materials and maintained in that in condition thereafter

REASON: In order to avoid the risk of migratory material on the highway in the interest of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

19 Prior to the commencement of the development hereby approved, full details of the method of disposal of foul sewage shall be submitted to and approved in writing by the Local Planning Authority. The dwellings shall not be occupied until the approved foul drainage details have been fully implemented in accordance with the approved plans. The development shall be maintained thereafter in accordance with the approved details.

REASON: In the absence of sufficient detail accompanying the application and to ensure a satisfactory means of disposal of foul sewage, in accordance with the National Planning Policy Framework (September 2023) and Policies EM10, EM7 and EM12 of the Basingstoke and Deane Local Plan (2011-2029).

20 The windows contained within the side elevation of development hereby permitted serving the ensuite and bathroom 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.

21 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 character and appearance of the conservation area in accordance with Policies EM1, EM11 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.

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

seeking further information following receipt of the application;

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

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

In this instance:

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

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

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

7. Any removal of shrubs or trees should be ideally undertaken outside of bird nesting (March to August inclusive) and in any case should be checked for signs of nesting first. If signs of bird nesting are located then clearance should not be undertaken until nesting has finished and fledglings have left the nest.

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

6. Application – 23/00693/FUL: Erection of a replacement dwelling. Site: 1 Heath Road Pamber Heath Hampshire RG26 3DR

The Committee considered the report set out on pages 231 to 246 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 acknowledged that there were restrictions on new housing development in Tadley and therefore properties tended to be improved.

Members were satisfied with the size, bulk and design of the proposal and decided that it would be in keeping with the street scene and would improve the corner plot of the property.

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

Reasons for Approval

The proposal would appear integrate satisfactorily into the street scene, positively contributing to the overall quality of the area. The proposal would integrate with the design, scale, massing and character of the wider surrounding area. As such the proposal would be in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework 2023, the Tadley Village Design Statement 2003 and the Design and Sustainability Supplementary Planning Document 2018.

subject to the following conditions and informatives:-

Conditions

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

Location Plan - AB_01 Rev A

Proposed Floor Plans - AB_03 Rev A

Proposed Elevations - AB_ 02 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 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; E; or F; 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.

4 The windows serving the WC and bathrooms in the development hereby approved 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 properties, users of the highway and the amenity of future residents, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029

5 Prior to occupation of the development, a scheme of landscaping shall be submitted to and approved in writing by the Local Planning Authority which shall specify:

a plan indicating the positions, design, materials and type of any screen walls/fences/gates/hedges/retaining walls to be erected

a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting

The approved boundary details shall be erected before the dwelling hereby approved are first occupied and shall subsequently be maintained as approved. Any planting works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building.

6 The development hereby permitted shall not be occupied until the parking shown on the approved plans has been provided and shall be thereafter retained and maintained and shall not be used for any purposes other than the turning, manoeuvring, loading and unloading and parking of vehicles.

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

Informative(s):-

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

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.

7. Application – 23/00760/FUL: Replacement of timber sash windows with PVCu woodgrain finish 'timber alternative' windows. Site: Highfield, Alphabet City Day Nursery Sherborne Road Basingstoke Hampshire

The Committee considered the report set out on pages 247 to 262 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 Members had a difference of opinion as to whether they considered the building to be notable and the impact the replacement PVCu windows would have on the South View Conservation Area.

Some Members believed that the condition of the windows was repairable and it was important to keep the traditional architectural features which contributed positively to the character and appearance of the Conservation Area.

Other Members disagreed and thought the applicant had provided a good alternative which was appropriate for modern living.

RESOLVED that: the application be REFUSED for the following reasons:

Reasons for Refusal

1 The development would neither preserve nor enhance the character or appearance of the notable building nor the South View Conservation Area, by reason of the loss of traditional architectural features which contribute positively to the character and appearance of the Conservation Area. In addition, insufficient evidence has been submitted to demonstrate that the existing windows are beyond repair and therefore the principle of replacement has not been justified.

The proposed windows would fail to accurately replicate the detail of the historic windows which are to be replaced, in terms of materials and finishes, design, and details, and would therefore substantially erode the contribution made to the character and appearance of the Conservation Area by a building which has been identified as a 'notable building' on the Conservation Area Appraisal Map.

Less than substantial harm to the significance of the Conservation Area would be caused by the loss of the existing windows and from the installation of the proposed double glazed uPVC windows. Such harm would not be outweighed by public benefits.

The proposal is therefore contrary to the National Planning Policy Framework (September 2023), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018), the Heritage Supplementary Planning Document (2019), and the South View Conservation Area Appraisal Supplementary Planning Document (2004).

Further, it does not accord with the guidance contained in: Historic England (2017) Energy Efficiency and Historic Buildings - Application of Part L of the Building Regulations; Historic England (2015) Managing Significance in Decision Taking in the Historic Environment; Historic England: Advice Note 2: Making Changes to Heritage Assets (2016); and Historic England (2015) Traditional Windows: Their Care, Repair and Upgrading.

Informative(s):-

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

seeking further information following receipt of the application;

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.

8. Application – 23/01493/ROC: Variation of condition 1 and removal of condition 13 of 21/03239/FUL to allow additional living accommodation in roof space, installation of 3 no. rooflights to rear, internal layout changes and alterations to landscaping (part retrospective). Site: Land Adjacent To Ione Baughurst Road Baughurst Tadley

The Committee considered the report set out on pages 263 to 281 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 expressed their disappointment with the original design of the dwelling but were satisfied with the alterations and believed there were no sufficient planning reasons for a refusal.

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

Reasons for Approval

1 The proposal would integrate successfully with and not detract from the overall quality of the area. The proposal would be in-keeping with the established pattern and character of the surrounding development and would integrate with the design, height and character of surrounding properties. As such the proposal would comply with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework 2023.

2 The proposed development would not result in any significant overlooking, overbearing or loss of light impacts to neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework 2023 and the Design and Sustainability Supplementary Planning Document 2018.

3 The proposal would provide satisfactory vehicle parking areas for four vehicles with unobstructed pedestrian access to the property. The proposal also demonstrates adequate refuse and recycling facilities and bicycle storage for the proposed dwelling. As such the proposed development complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document 2018 and the Residential Parking Standards Supplementary Planning Document (2018).

subject to the following conditions and informatives:-

Conditions

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

Location and Block Plans - Drawing No. BB_01 Revision B

Proposed Floor and Roof Plans - Drawing No. BB_02 Revision B

Proposed Elevations - Drawing No. BB_03 Revision B

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

2 The bathroom windows at first floor level on both side elevations of the proposed dwelling 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 adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

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

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

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

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

6 The development hereby permitted shall be carried out in accordance with the submitted water efficiency calculation provided and approved under application reference 21/03239/FUL. Once installed the development shall thereafter be maintained in accordance with the approved details submitted under application 21/03239/FUL.

REASON: To ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

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

8 The development hereby permitted shall not be occupied until the properties have provision within each curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.

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

9 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details. Provision shall be made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.

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

10 The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 7 Evaluations, Potential Impacts and Recommendations of the Reptile and Dormice Survey by CA Ecology dated 5/2020 and as laid out in Figure 3 of that Survey Report submitted under application 21/03239/FUL.

REASON: In order to effect protection mitigation for reptiles, nesting birds and dormice and effect net gains for biodiversity in line with Section 15 of the National Planning Policy Framework (2019), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2016, The Wildlife and Countryside Act 1981 and The Conservation of Habitats and Species Regulations 2017.

11 The garage hereby permitted shall not be used for any other purposes other than for the parking of vehicles and cycle storage.

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

12 The development hereby approved shall be carried out in accordance with the landscape plans (Location and Block Plans - Drawing No. BB_01 Revision B) and supporting information. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building 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, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.

REASON: In order to effect net gains for biodiversity in line with Section 15 of the National Planning Policy Framework (2019), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2016, The Wildlife and Countryside Act 1981 and The Conservation of Habitats and Species Regulations 2017

13 Prior to the first occupation the development, the site accesses shall be constructed with a non-migratory surface material for a minimum distance of 1m. measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.

REASON: To ensure that the development is afforded with a suitable and safe means of access in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

considering the imposition of conditions

In this instance:

the application was acceptable as submitted and no further assistance was required.

Basingstoke & Deane Independent Group

Not required

View Profile

Committee Member Vice-Chair of Human Resources Committee

Councillor Tony Durrant

Basingstoke & Deane Independent Group

Present, as expected

View Profile

Previous Committee Meetings

23rd Apr 2025

Development Control Committee

9th Apr 2025

Development Control Committee

12th Mar 2025

Development Control Committee

12th Feb 2025

Development Control Committee

8th Jan 2025

Development Control Committee

11th Dec 2024

Development Control Committee

4th Dec 2024

Development Control Committee

20th Nov 2024

Development Control Committee

6th Nov 2024

Development Control Committee

9th Oct 2024

Development Control Committee

Future Committee Meetings

14th May 2025

Development Control Committee

28th May 2025

Development Control Committee

11th Jun 2025

Development Control Committee

25th Jun 2025

Development Control Committee

9th Jul 2025

Development Control Committee

6th Aug 2025

Development Control Committee

10th Sep 2025

Development Control Committee

24th Sep 2025

Development Control Committee

8th Oct 2025

Development Control Committee

22nd Oct 2025

Development Control Committee

Source

This meeting detail is from Basingstoke & Dean Borough Council website

Join the Discussion

You need to be signed in to take part in the discussion.

Back to Development Control Committee