This is a meeting of the Development Control Committee of Basingstoke & Dean Borough Council held on the 12th Jul 2023.
The last meeting was on 23rd Apr 2025. The next meeting is scheduled for 14th May 2025.
Council Chamber - Deanes
No recordings have been submitted for this meeting yet. If you have one, you can Upload a Recording
| Item | Title | Minutes | |||||||||||||||||||||||||||||||||
| 1 | Apologies for absence and substitutions |
There were no apologies for absence. |
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| 2 | Declarations of interest |
There were no declarations of interest. |
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| 3 | Urgent matters |
There were no urgent matters. |
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| 4 | Minutes of the meeting held on the 7th June 2023 |
Minutes of the meeting held on the 7th June 23
The Chair confirmed that the minutes of the meetings held on the 7th June 2023 were confirmed by the Committee as a correct record.
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| 5 | Applications for planning permission and public participation thereon |
Report
Index Applications UPDATE PAPER 12 JULY 2023 Update Front Sheet 12.07.2023 The following Public Participation took place:
1. Application -21/01371/FUL: Erection of dwelling following demolition of existing B2 Industrial Unit with alterations to the existing access Site: White House Bishopswood Lane Baughurst Tadley Hampshire RG26 5LT
The Committee considered the report set out on pages 39 to 62 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 mixed views.
Some Members were concerned that the proposal could provide additional traffic on the Lane which was frequented by horses and dog walkers. Other Members disagreed as the existing B2 Industrial Unit had no restrictions to the number of vehicles to and from the site.
It was acknowledged that the proposed new dwelling would utilise and widen the existing access onto site to accommodate the parking of 2no. vehicles but concern was expressed that there would be insufficient space to turn to exit in a forward gear.
It was considered that the erection of a dwelling following demolition of existing B2 Industrial Unit would improve the area as it would become solely residential, but the protection of the public right of way was essential.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The proposed development would be of an acceptable design and would not adversely impact on the character and appearance of the surrounding landscape and as such complies with the National Planning Policy Framework (July 2021), Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (2018).
2 The development would not cause an adverse impact on highway safety or Public Right of Way. 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.
4 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) and Policy EM4 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; Block Plan; 3031-02D/D Proposed plans & elevations; 3031-02D/D Sweep analysis; 2021-6246-002/P1
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 until a schedule of materials and finishes to be used for the external walls and roof(s) of the proposed building(s) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required 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 CEMP - prior to commencement, a Construction Traffic Management Plan shall be submitted to and approved by the Local Planning Authority. This shall include but not be limited to the following:
a) Continuous, safe pedestrian access along PROW Baughurst Footpath 49, unless a suitable temporary closure is secured: b) Priority for pedestrians and other non-motorised users at all times c) Management of vehicle conduct, speed, waiting and parking d) Identified loading, parking and storage locations that do not obstruct or cause adverse impact on the PROW; and e) Safety protection methods, such as fencing, signage, etc f) Identified loading and unloading of plant and materials, together with their storage, and g) Management of construction traffic and access routes.
REASON: In the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029
5 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until 2 vehicle parking spaces have been constructed and surfaced in accordance with the approved details and that 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.
6 The dwelling hereby permitted shall not be occupied or the use commence, whichever is the sooner, until details of the secure cycle parking facilities for 2 long and 1 short stay places, have been submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and finishes thereof. The approved secure cycle storage shall be constructed and fully implemented before occupation or the approved use commences, whichever is the sooner, and the areas of land so provided shall thereafter be retained and maintained in accordance with the approved details and shall not be used for any purposes, unless otherwise agreed in writing by the Local Planning Authority.
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.
7 All wildlife protection, mitigation and enhancement measures shall be undertaken in adherence with the recommendations contained in Sections 5.2 and 5.3 of the Preliminary Roost Assessment submitted by Phillips Ecology dated 17th Jan 2023. The development shall subsequentially be implemented entirely in accordance with the approved details. Thereafter, unless otherwise agreed in writing by the Local Planning Authority, the mitigation and enhancement measures shall be permanently maintained and retained in accordance with the approved details.
REASON: National Planning Policy Framework requires there are net gains in biodiversity as a result of planning decisions, therefore the above condition is necessary to help protect and maintain the biodiversity of the area in the long term, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan.
8 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
10 The dwelling hereby approved shall not be occupied until a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
11 The window at first floor level on the west elevation of the proposed dwelling shall be constructed with a high-level 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.
12 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal), 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, unless otherwise agreed in writing by the Local Planning Authority.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
13 Prior to commencement, a PROW Condition Survey for the length proposed to be used for construction access, shall be carried out and submitted to an approved by the Local Planning Authority. A follow up survey shall be carried out on completion of the construction, and any deterioration or damage to the PROW shall be made good to equal or better condition as stated in the pre-commencement condition survey. Any works to repair any damage caused to the surface of the Public Right of Way from access to the site shall be restored to the satisfaction of the Area Countryside Access Manager.
REASON: In the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
14 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A, AA and E 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 purpose.
REASON: To prevent the overdevelopment of the site in the interests of trees and biodiversity enhancements, in accordance with Policy EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029.
15 No development shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
17 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the use/building(s)/dwelling(s) hereby approved is/are commenced/first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to the occupation of the dwelling hereby approved, details of electric vehicle charging provision shall be submitted and approved in writing by the Local Planning Authority. Such details shall include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and the Parking Supplementary Planning Document (July 2018).
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application.
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. Please be aware of your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the tree(s) that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time).
5. The applicant should be made aware of the following requirements in relation to the Right 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, materials, scaffolding, spoil 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 over a Public Right of Way and should give way to public users at all times.
Granting for this planning permission does not grant the applicant access rights to the site over PROW Baughurst Footpath 49. Separate permission will need to be sought if the applicant does not have an existing legal easement. 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 Section 131 of the Highways Act 1980. For further information on duties as a land owner and/or developer, please see guidance on the Hampshire County Council website at Landowners guide to public rights of way | Hampshire County Council (hants.gov.uk).
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 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
2. Application - 21/03850/TDC: Application for Technical Details Consent in respect of the erection of 1 no. dwelling; in accordance with Permission in Principle Ref: 20/00191/PIP. Site: Land Adjoining Oxleas, Ox Drove Burghclere RG20 9HH
The Committee considered the report set out on pages 63 to 91 and other matters discussed at the meeting.
The Committee discussed the proposed permission in principle (PIP) and referred to the planning history for the site. It was acknowledged that the PIP application was initially refused 'for the residential development of 1no. dwelling ' on land adjoining Oxleas in June 2020 under planning reference 20/00191/PIP then later allowed following an appeal in October 2020 under reference 20/00042/REF.
It was considered that the location, size and design was appropriate for the site.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The principle of one dwelling in this location has been established through the granting of Permission in Principle (20/00191/PIP). The proposed development, the details of which are submitted through this application for Technical Details Consent, 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 (2021), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies B1, B5 and B8 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023), and the Design and Sustainability Supplementary Planning Document (July 2018).
2 The proposed development would be of an appropriate design and relate to surrounding residential developments in a sympathetic manner and as such complies with the National Planning Policy Framework (July 2021); Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029; Policy B5 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023) and Appendix 13 of the Design and Sustainability Supplementary Planning Document.
3 The proposal would preserve the special architectural or historic interest of the Listed Buildings, and as such complies with adopted policies and guidance, in particular the National Planning Policy Framework (July 2021), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy B7 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023) and the associated English Heritage Historic Environment Practice Guide.
4 The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the proposed development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
5 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.
6 The proposal would respect the environment for trees of high amenity value and as such would comply with Policy EM4 on the Basingstoke and Deane Local Plan 2011-2029, Policy B8 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023) and guidance within the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
7 The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
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; 190936-01 Proposed Site Plan; 190936-08/C Design Scheme; 190936-09 Proposed Garage; 190936-06/C Tree Protection Plan; HN_TPP_8_1_22/4
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, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
4 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or operation of machinery or fitting out, shall take place before the hours of 0730 - 1800 Monday to Friday, 0800 - 1300 Saturdays not on Sundays or recognised public holidays, ~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.
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 - 1800 Monday to Friday, 0800 - 1300 Saturdays not 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
6 The development hereby approved should be undertaken in line with recommendations and procedures contained within Chapter 5; Conclusion of The Great Crested Newt eDNA Analysis by All Ecology dated 04/2023.
REASON: In order to prevent impacts on key species in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended); Policy EM4 of the Basingstoke and Deane Local Plan and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
7 The development hereby approved should be carried out in line with recommendations and procedures contained within Chapter 4; Development Constraints and Recommendations of the Ecological Appraisal by All Ecology dated 11/2022.
REASON: In order to mitigate impacts on key species and provide net gains for biodiversity in line with Policy EM4 of the Basingstoke and Deane Local Plan and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
8 Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to an approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 5.9 Habitat units and 0.94 Hedgerow Units as stipulated in the BNG Preliminary Design Stare Report by All Ecology dated 12/2022. The BEMP will include the results of the provide Biodiversity Metric, species related ecological enhancements as listed within the Ecological Appraisal by All Ecology dated 11/2022 and the following:
a) description and evaluation of features to be managed and enhanced b) extend and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures c) ecological trends and constraints on site that might influence management d) aims and objectives of management e) appropriate management actions for achieving aims and objectives f) an annual work programme (to cover an initial 5-year period) g) details of the specialist ecological management boy or organisation responsible for implementation of the Plan h) for each of the first 5 years of the Plan, a progress report sent to the Local Planning Authority reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity
The Plan shall include details of the legal and funding mechanisms by which the long-term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to provide long term net gains for biodiversity in line with the Environment Act 20212, Section 5 of National Planning Policy Framework and Policy EM4 of the Basingstoke and Deane Local Plan and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
9 The approved Arboricultural Report by Hearne Arboriculture dated 13/12/22 and 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 measure 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 Borough Local Plan 2011-2029.
10 No development or other operations shall commence on site until a site specific Arboricultural method statement has been submitted to and approved in writing by the Local Planning Authority and shall include details of:
· The implementation, supervision and monitoring of all temporary tree protection · And any special construction works within any defined tree protection area
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.
11 The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.
REASON: To ensure adequate provision for surface water drainage and in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
12 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drg No.190936-08 B) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: To ensure a suitable access and layout in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029 (modified 2023).
13 The first floor, additional living amenity space associated with detached garage hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling hereby approved.
REASON: The unit of accommodation is not of a satisfactory standard to be occupied separately from the main dwelling, in accordance with Policies SS6 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
14 No development shall commence until details of a refuse collection point has been submitted to and approved in writing by the Local Planning Authority. The dwelling shall be provided with a collection point for refuse not more than 25 metres carrying distance from a highway which is a carriageway. The approved details shall be implemented before the first occupation of resultant dwelling hereby approved and shall be thereafter maintained.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure convenience of arrangements for refuse collection in the interests of highway safety, in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 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 and E 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 purpose.
REASON: To prevent the overdevelopment of the site in the interests of trees, biodiversity enhancements, and visual amenity of the area, in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
17 The development shall not be occupied or the use commence, whichever is the sooner, until the vehicle parking area has been constructed and surfaced in accordance with the approved details and that 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.
18 The dwelling hereby approved shall not be occupied until a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
19 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places, 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.
20 Before development commences details of the proposed foul and surface water drainage system 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 any other building work commences and shall be thereafter maintained.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to prevent pollution of the water environment in accordance with Policies EM6, EM7 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
21 No development shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
22 Prior to the occupation of the dwelling hereby approved, details of electric vehicle charging provision shall be submitted and approved in writing by the Local Planning Authority. Such details shall include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and the Parking Supplementary Planning Document (July 2018).
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:- seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance: the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. 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.
3. Application – 22/02752/FUL: Erection of a timber agricultural storage building on an area of hardstanding Site: Parcel Of Land North of Plantation Cottage Westridge Highclere Hampshire
The Committee considered the report set out on pages 92 to 105 and other matters discussed at the meeting.
The Committee discussed the proposed application and agreed that it was a low-level barn in an agricultural field for an agricultural purpose and were therefore content with the proposal.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The proposed development would be of an acceptable design and would not adversely impact on the character and appearance of the surrounding landscape or North Wessex Downs AONB and as such complies with the National Planning Policy Framework (July 2021), Policies EM10, EP4 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (2018).
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, EP4 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.
4 The proposal would respect the environment for trees of high amenity value and as such would comply with the council's Landscape and Biodiversity Supplementary Planning Document and Policy EM1 of the Basingstoke and Deane Local Plan 1996-2011.
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; P1/2 Layout Plan; P4/4 Plans & Elevations; P3/2
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 submitted plans and application form.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural report dated January 2023 as submitted by Atworth Aboricultural Ltd. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 If the building hereby permitted ceases to be used for agricultural purposes in relation to the agricultural use of the holding, the building shall be removed and the land restored to a condition to be agreed in writing with the Local Planning Authority within one month of the cessation of the use. The land shall then be restored to the agreed scheme within two months of the agreement being made.
REASON: In the interests of visual amenity 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:-
seeking further information following receipt of the application.
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. Please be aware of your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the tree(s) that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time).
4. Application – 22/02878/FUL: Land Adjoining Pamber Green Riding School New Road Pamber Green Site: Erection of a detached dwelling
The Committee considered the report set out on pages 106 to 142 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 satisfied with the proposal as it followed on from the outline permission given under 21/0234/OUT for 2 dwellings on this site.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The application would not result in the erection of a dwelling in an isolated location within the countryside and the proposal is considered to represent a sustainable form of development. The proposal is therefore in accordance with the National Planning Policy Framework (July 2021) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The principle of a dwelling in this location would relate to surrounding development and would not result in harm to the local landscape character or scenic quality of the area subject to an appropriate soft and hard landscape scheme being secured. As such, the proposal complies with the National Planning Policy Framework (July 2021), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).
3 The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the development and as such the proposal complies with the National Planning Policy Framework (July 2021), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
4 The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
5 Adequate drainage (foul and surface water) would be provided for the development so as to ensure that there would be no risk to property or the environment. As such, the proposal complies with the National Planning Policy Framework (July 2021) and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
6 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 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Section 11 of 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:
Drawing No. P100 Rev A (Location Plan) received 20/10/2022 Drawing No. P110 Rev A (Plot 1 - Plans) received 20/10/2022 Drawing No. P111 Rev A (Plot 1 - Elevations) received 20/10/2022 Drawing No. P104 Rev C (Street scene / section) received 17/04/2023 Drawing No. P102 Rev B (Proposed site plan) received 17/04/2023 Drawing No. P101 Rev E (Block Plan) received 21/06/2023
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above ground slab level shall commence until details of the types and colours of external materials and finishes to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, including boundary treatments and any retaining walls/measures. The scheme shall include a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the use/building(s)/dwelling(s) hereby approved is/are commenced/first occupied and shall subsequently be maintained. The scheme shall also specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
5 The development hereby approved shall not be occupied until a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
6 The development shall be carried out and thereafter maintained in accordance with the surface water drainage details as shown on Drawing No. D03 Rev B (Drainage Plan - West) received 17/04/2023. The approved details shall be implemented prior to the occupation of the dwelling hereby approved.
REASON: To provide adequate provision in regard to surface water flooding given the location of the site within an Upstream Critical Drainage Area and in accordance Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
7 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.
8 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.
9 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the dwelling has provision within the curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of three vehicles has been made within the curtilage of the property and the areas of land so provided shall not be used for any purpose other than the turning and parking of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
11 The garage hereby approved shall not be converted or used for any residential purpose other than as a domestic garage for the parking of vehicles and cycles.
REASON: To ensure adequate on site parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety; and in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 Before the development is brought into use, the means of vehicular access to the site, including visibility splays, shall be constructed in accordance with the approved plan (Drawing No. P101 Rev E (Block Plan) received 21/06/2023) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
13 Any gates or other obstruction to the passage of vehicles to be erected shall be set back a minimum of 6m measured from the nearside edge of carriageway of the adjacent highway. The fence, wall or hedge planted either side of the gates shall be set back at an angle of 45 degrees.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
14 The site access shall be constructed with a non-migratory surface material for a minimum distance of 6 m, measured from the nearside edge of the carriageway of the adjacent highway. The surface will be implemented prior to the development hereby approved being occupied or the residential use commencing and shall be retained and maintained in that condition.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
15 Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 0.91 Habitat Units and 0.82 Hedgerow Units as stipulated in the Biodiversity Metric by Calyx Environmental ltd dated 28/4/2023. The BEMP will include the results of the provided Biodiversity Metric, and the following:
a) Description and evaluation of features to be managed and enhanced (including protected species enhancements) b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures c) Ecological trends and constraints on site that might influence management d) Aims and Objectives of management e) Appropriate management Actions for achieving Aims and Objectives f) An annual work programme (to cover an initial 5-year period) g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity. The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to deliver measurable net gains for biodiversity in line with Section 15 of National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029 and Principle B7 of the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
16 Development should be undertaken in line with recommendations and procedures contained within Chapter 7 Recommendations of the Preliminary Ecological Appraisal by Middlemarch Environmental Ltd dated 3/3/2023.
REASON: In order to prevent adverse impacts on key species in line with Section 15 of the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
17 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes AA and E; of Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the visual amenity of the area and landscape character, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to the occupation of the dwelling hereby approved, details of electric vehicle charging provision shall be submitted and approved in writing by the Local Planning Authority. Such details shall include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and the guidance contained within the Parking Supplementary Planning Document (July 2018).
19 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural report by Harrison Arboriculture dated 15th December 2022 (ref: . 392-1549-5/2021 Rev. D). Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development, including any demolition works, soil moving, temporary access construction and/or widening, or storage of materials shall commence on site until a detailed services layout has been submitted and approved in writing by the Local Planning Authority. All services shall be included including gas, electricity, foul and fresh water, drainage and telecommunications. If a particular service is not required, a statement shall be included to that effect. The layout shall respect landscape and wildlife protection and mitigation measures and in particular, ensure that its implementation does not require installation or future maintenance excavations to be made within protection zones. The development and/or other operations shall be carried out and thereafter maintained in complete accordance with the approved service layout.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure the protection of identified tree, landscape and wildlife features/areas, in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
21 The first floor window on the eastern elevation of the proposed dwelling serving the bathroom shall be top hung opening only 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.
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 additional openings shall be inserted at first floor level or above in the eastern or western 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 properties in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 No works shall take place on site until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details.
REASON: In the interests of the visual amenity of the area and neighbouring amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
24 No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. The approved statement shall include scaled drawings illustrating the provision for -
1) The parking of site operatives and visitors vehicles. 2) Loading and unloading of plant and materials. 3) Management of construction traffic and access routes. 4) Storage of plant and materials used in constructing the development. 5) Wheel washing facilities. 6) Disposal of soil.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning of contractor and operative vehicles throughout construction of the development 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.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; and considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. In regard to Condition 13 it is reminded that any gates installed which are over 1 metre in height and fronting the public highway would require a separate planning application to be made to the Local Planning Authority as it would not fall within the criteria of Part 2, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).
5. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A license/permit should be obtained from Hampshire County Council at Hampshire County Highways, Jacobs Gutter Lane, Totton, Southampton, Hampshire, SO40 9TQ. Tel: 0845 603 5633. Email: roads@hants.gov.uk. Website: www.hants.gov.uk/highway.
6. The applicant is advised that when seeking to discharge Condition 4 (hard and soft landscaping) due consideration must be given to Condition 15 (Biodiversity Enhancement & Management Plan).
7. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
5. Application – 22/03034/FUL: Erection of a detached dwelling Site: Land Adjoining Pamber Green Riding School New Road Pamber Green
The Committee considered the report set out on pages 143 to 171 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.
It was acknowledged that the current application sought to push the dwelling back within the site compared to the outline permission given under 21/0234/OUT which Members considered an improvement.
Members were content with the size, scale, design of the proposal, as well as the positioning in relation to neighbouring dwellings and believed that it would not adversely impact the street scene or wider area.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The proposed detached dwelling due to its size, bulk and position within the site would relate to surrounding development and would not result in significant visual impacts on the streetscene and surrounding 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).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Drawing No. P01 Rev A (Location Plan) received 09/11/2022 Drawing No. P20 Rev E (Plot 2 - Plans) received 09/11/2022 Drawing No. P21 Rev E (Plot 2 - Elevations) received 09/11/2022 Drawing No. P05 Rev B (Street scene / section) received 31/01/2023 Drawing No. P03 Rev B (Proposed site plan) received 31/01/2023 Drawing No. P02 Rev F (Block Plan) received 23/06/2023
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above ground slab level shall commence until details of the types and colours of external materials and finishes to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping, including boundary treatments and any retaining walls/measures. The scheme shall include a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the use/building(s)/dwelling(s) hereby approved is/are commenced/first occupied and shall subsequently be maintained. The scheme shall also specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
5 The development hereby approved shall not be occupied until a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
6 The development shall be carried out and thereafter maintained in accordance with the surface water drainage details as shown on Drawing No. D02 Rev D (Drainage Plan - East) received 11/07/2023. The approved details shall be implemented prior to the occupation of the dwelling hereby approved.
REASON: To provide adequate provision in regard to surface water flooding given the location of the site within an Upstream Critical Drainage Area and in accordance Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
7 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.
8 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.
9 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the dwelling has provision within the curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 The dwelling hereby permitted shall not be occupied until provision for the parking and turning of four vehicles has been made within the curtilage of the property and the areas of land so provided shall not be used for any purpose other than the turning and parking of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
11 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 prior to commencement 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 Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
12 Before the development is brought into use, the means of vehicular access to the site, including visibility splays, shall be constructed in accordance with the approved plan (Drawing No. P02 Rev F (Block Plan) received 23/06/2023) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
13 Any gates or other obstruction to the passage of vehicles to be erected shall be set back a minimum of 6m measured from the nearside edge of carriageway of the adjacent highway. The fence, wall or hedge planted either side of the gates shall be set back at an angle of 45 degrees.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
14 The site access shall be constructed with a non-migratory surface material for a minimum distance of 6 m, measured from the nearside edge of the carriageway of the adjacent highway. The surface will be implemented prior to the development hereby approved being occupied or the residential use commencing and shall be retained and maintained in that condition.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
15 Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 0.84 Habitat Units and 0.45 Hedgerow Units as stipulated in the Biodiversity Metric by Calyx Environmental ltd dated 28/4/2023. The BEMP will include the results of the provided Biodiversity Metric, and the following: a) Description and evaluation of features to be managed and enhanced (including protected species enhancements) b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures c) Ecological trends and constraints on site that might influence management d) Aims and Objectives of management e) Appropriate management Actions for achieving Aims and Objectives f) An annual work programme (to cover an initial 5-year period) g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity. The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to deliver measurable net gains for biodiversity in line with Section 15 of National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029 and Principle B7 of the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
16 Development should be undertaken in line with recommendations and procedures contained within Chapter 7 Recommendations of the Preliminary Ecological Appraisal by Middlemarch Environmental Ltd dated 3/3/2023.
REASON: In order to prevent adverse impacts on key species in line with Section 15 of the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
17 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes AA and E; of Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the visual amenity of the area and landscape character, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to the occupation of the dwelling hereby approved, details of electric vehicle charging provision shall be submitted and approved in writing by the Local Planning Authority. Such details shall include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029 and the Parking Supplementary Planning Document (July 2018).
19 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural report by Harrison Arboriculture dated 15th December 2022 (ref:392-1549-5/2021 Rev. D). Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development, including any demolition works, soil moving, temporary access construction and/or widening, or storage of materials shall commence on site until a detailed services layout has been submitted and approved in writing by the Local Planning Authority. All services shall be included including gas, electricity, foul and fresh water, drainage and telecommunications. If a particular service is not required, a statement shall be included to that effect. The layout shall respect landscape and wildlife protection and mitigation measures and in particular, ensure that its implementation does not require installation or future maintenance excavations to be made within protection zones. The development and/or other operations shall be carried out and thereafter maintained in complete accordance with the approved service layout.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure the protection of identified tree, landscape and wildlife features/areas, in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
21 The first floor window on the eastern elevation of the proposed dwelling serving the bathroom shall be top hung opening only 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.
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 additional openings shall be inserted at first floor level or above in the eastern or western 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 properties in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 No works shall take place on site until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details. REASON: In the interests of the visual amenity of the area and neighbouring amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
24 No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved statement shall include scaled drawings illustrating the provision for - 1) The parking of site operatives and visitors vehicles. 2) Loading and unloading of plant and materials. 3) Management of construction traffic and access routes. 4) Storage of plant and materials used in constructing the development. 5) Wheel washing facilities. 6) Disposal of soil.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning of contractor and operative vehicles throughout construction of the development 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.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; and considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. In regard to Condition 13 it is reminded that any gates installed which are over 1 metre in height and fronting the public highway would require a separate planning application to be made to the Local Planning Authority as it would not fall within the criteria of Part 2, Class A of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).
5. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A license/permit should be obtained from Hampshire County Council at Hampshire County Highways, Jacobs Gutter Lane, Totton, Southampton, Hampshire, SO40 9TQ. Tel: 0845 603 5633. Email: roads@hants.gov.uk. Website: www.hants.gov.uk/highway.
6. The applicant is advised that when seeking to discharge Condition 4 (hard and soft landscaping) due consideration must be given to Condition 15 (Biodiversity Enhancement & Management Plan).
7. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
6. Application – 23/00081/PIP: Permission in Principle for residential development of 4 no. dwellings Site: Cherry Cottage Holdrop Hill Headley Thatcham
The Committee considered the report set out on pages 172 to 196 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 permission in principle and paid particular attention to whether the site could accommodate 4 dwellings.
Some Members were concerned that 4 dwellings would result in significant damage to the heritage assets and indicated that the proposed new access could result in safety issues. Officers advised that such details would be addressed at the TDC stage.
Some Members were confused with the plans contained within the report, but this was clarified by officers.
RESOLVED that: the application was APPROVED subject to the conditions listed at the end of this report and for the following reasons:
Reasons for Approval
1 The location, land use and amount of development is considered to be acceptable and as the council cannot currently demonstrate a 5 year Housing Land Supply the proposal is considered to be in accordance with Paragraph 11 of the National Planning Policy Framework (2021).
subject to the following conditions and informatives:-
Notes to Applicant
1. This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development would not be exempt from any CIL payments. CIL will apply to the development consented through the permission in principle route if a TDC has been granted. Charges will become due from the date that a chargeable development is commenced.
5. The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).
6. The Technical Details Consent (TDC) Key Development considerations that are required are as follows:
A Design and Access Statement which addresses how any proposed development would: i) Respect the established pattern and character of surrounding development; and ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).
The provision of 15% of both affordable and market homes on site to be 'accessible and adaptable' to enable people to stay in their homes as their needs change, in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan (2011-2029), Housing Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).
A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (July 2021).
An initial Ecological Assessment in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021) and indication of how net gain will be achieved.
A Biodiversity Net Gain Assessment evidencing the site can achieve a minimum 10% net gain in biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (July 2021).
A Flood Risk Assessment and 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
Meeting ended 19:53
Chairman
|
Reserve
Chair of the Human Resources Committee
Councillor Andrea Bowes
Liberal Democrat
Not required
Reserve
Committee Member
Committee Member
Chair
Chair of the Development Control Committee
Councillor Andrew McCormick
Labour and Co-Operative Party
Present, as expected
Committee Member
Chair of the Manydown Committee
Councillor Angie Freeman
Labour
Present, as expected
Committee Member
Reserve
Reserve
Vice-Chair of the Audit and Accounts Committee
Councillor Paul Gaskell
Conservative
Not required
Committee Member
Chair of Scrutiny Committee
Councillor Paul Miller
Conservative
Present, as expected
Committee Member
Reserve
Reserve
Reserve
Chair of the Audit and Accounts Committee
Councillor Paul Basham
Basingstoke & Deane Independent Group
Not required
Committee Member
Vice-Chair of Human Resources Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Present, as expected
Last updated: 9 May 2025 14:24
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