Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
22
Meetings (2025):
67
Meetings (2024):
72
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 12th June 2024
6:30 PM
Wednesday, 12th June 2024
6:30 PM
End:
Wednesday, 12th June 2024
9:30 PM
Wednesday, 12th June 2024
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
12 Jun 2024
12 Jun 2024
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Reserve
Chair of the Human Resources Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Committee Member
Vice-Chair of Human Resources Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Committee Member
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Chair
Chair of the Development Control Committee
Reserve
Leader of the Conservative Group
Committee Member
Committee Member
Mayor
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Bowes replaced Councillor Bound.
Councillor Tuck replaced Councillor Durrant.
Councillor Tuck replaced Councillor Durrant.
2
Appointment of Vice-Chair
To appoint a Vice-Chair to the Development Control Committee for the 2024/25 municipal year.
Minutes
Councillor Howard-Sorrell was appointed as Vice Chair for the 2024/25 municipal year.
3
Declarations of interest
Minutes
Councillor Hussey declared an interest in application number 23/01750/FUL as the applicant was known to him and therefore stood down from the committee.
Councillor Phillimore declared that he was pre-determined on application number 23/01750/FUL and stood down from the Committee and spoke as a Ward Councillor.
Councillor Tuck clarified that although she was a Member of the Old Basing and Lychpit Parish Council she did not attend the Planning Sub-Committee when application number 23/01768/RET was discussed.
Councillor Miller clarified that although he was the Chair of the Chineham Parish Council Planning Committee he did not attend the meeting when application number 23/01768/RET was discussed.
Councillor Phillimore declared that he was pre-determined on application number 23/01750/FUL and stood down from the Committee and spoke as a Ward Councillor.
Councillor Tuck clarified that although she was a Member of the Old Basing and Lychpit Parish Council she did not attend the Planning Sub-Committee when application number 23/01768/RET was discussed.
Councillor Miller clarified that although he was the Chair of the Chineham Parish Council Planning Committee he did not attend the meeting when application number 23/01768/RET was discussed.
4
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
5
Minutes of the meeting held on the 15th May 2024
The Chair will move that the minutes of the meeting be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 15th May 2024 03 Jun 2024
Minutes
The Chair confirmed that the minutes of the meetings held on the 15th May 2024 were confirmed by the Committee as a correct record.
6
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Basing and Upton Grey, Evingar, Hatch Warren and Beggarwood, Whitchurch, Overton & Laverstoke
Contact Officer: Planning and Development Manager
Wards Affected: Basing and Upton Grey, Evingar, Hatch Warren and Beggarwood, Whitchurch, Overton & Laverstoke
Attachments:
- Document Report 03 Jun 2024
- Document Applications 03 Jun 2024
- Document Index 03 Jun 2024
- Document Front sheet 03 Jun 2024
- Document 12.06.24 Update 03 Jun 2024
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Objector
Mrs Liversedge
Item 2 – 23/01609/HSE
Support
Mr Jarman
Item 2 – 23/01609/HSE
Support
Mrs Downie
Item 3 – 23/01750/FUL
Support
Mr Crossley
Item 3 – 23/01750/FUL
Support
Mr Klemz
Item 5 – 23/02221/FUL
Parish Council
Mr Oram
Item 6 – 23/02429/FUL
Support
Ms Wyeth
Item 6 – 23/02429/FUL
Support
Mr Buxton
Item 6 – 23/02429/FUL
Councillor
K Watts
Item 6 – 23/02429/FUL
Support
Ms Taylor
Item 7 – 23/02504/HSE
Support
Ms Taylor
Item 8 – 23/02823/FUL
Objector
HCC Reid
Item 8 – 24/00275/FUL
1. Application - 23/00472/FUL: Erection of a new Farmhouse, garage and farm building together with use of existing access for residential purposes and associated landscaping. Site: Land At OS Ref 442629 155210 Upper Woodcott Hampshire
The Committee considered the report set out on pages 41 to 81 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and confirmed the importance of the site visit to establish whether the proposed dwelling with associated garage, farm building and landscaping would be of a significant size, scale and bulk that it would be prominent within the North Wessex Downs National Landscape.
Some Members were content that the proposal would be positioned in a dip in the landscape and would not protrude any higher than the original lodge on the site. Other Members disagreed and thought the proposal was prominent within the countryside and had an adverse impact on the visual amenities and character of the area.
It had been indicated that the applicant intended to fill in the gap of the ancient woodland with additional trees which were considered a net gain.
Member discussed the isolation of the dwelling and that the proposal was outside the original curtilage of the previous dwelling and therefore was considered a new dwelling within the countryside and contrary to Basingstoke and Deane Local Plan Policy SS6.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would result in the erection of a new dwelling outside of the Settlement Policy Boundary, distanced from facilities and services, within the countryside, is not considered to represent a sustainable form of development and would not fulfil the requirements of Paragraph 84 of the National Planning Policy Framework in terms of a design of exceptional quality. The proposals are therefore contrary to Sections 2 and 5 of the National Planning Policy Framework (2023) (NPPF) and Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The proposed dwelling with associated garage, farm building and landscaping would be of a significant size, scale and bulk, situated in a prominent location within the North Wessex Downs National Landscape (Area of Outstanding Natural Beauty).
The proposed development, the dwelling, garage and the change of use of the land to residential garden, would introduce an incongruous suburban built form into an elevated position which would cause irreversible harm to the intrinsic rural character and appearance of the North Wessex Downs National Landscape. The development would also result in detrimental landscape harm on dark skies as a result of light spill.
The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot not be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework December 2023, Polices EM1 and EM10 of the Basingstoke and Deane Local Plan, the North Wessex Downs Management Plan (2018) and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Application - 23/01609/HSE: Two storey side and rear extensions and single storey rear extensions. Replacement porch and detached double garage. Site: Bramley Cottage Gangbridge Lane St Mary Bourne Andover
The Committee considered the report set out on pages 82 to 108 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and although the proposed extensions were not subservient to the host dwelling it was preferable to the entire loss of the dwelling due to the extant planning permission for a replacement dwelling.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed extensions and detached garage would be of an appropriate design, scale and siting which would be in keeping with the existing dwelling and would relate well to the surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such the proposals comply with the National Planning Policy Framework (December 2023), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
2 The proposed development would preserve the significance of the nearby Grade II Listed Building 'Gangbridge House' and the St Mary Bourne Conservation Area. As such, having due regard to Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the proposal is considered to comply with the National Planning Policy Framework (December 2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 The development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
4 The proposed development would not cause any adverse impacts on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (December 2023),Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029; the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018) and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
5 The development would not cause an adverse impact on highway safety, subject to adequate parking being provided to serve the development. As such the proposal would comply with the National Planning Policy Framework (December 2023), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Parking Supplementary Planning Document (2018) and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Proposed Site Plan - drawing no. 002 Rev. PL00
Proposed Elevations 01 - drawing no. 030 Rev. PL00
Proposed Elevations 02 - drawing no. 031 Rev. PL00
Proposed Ground Floor Plans - drawing no. 020 Rev. PL00
Proposed First Floor Plans - drawing no. 021 Rev. PL00
Proposed Roof Plan - drawing no. 022 Rev. PL00
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
· the proposed rainwater goods
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2023), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029, and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows (including rooflights) and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2023), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029, and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No development shall take place above dpc level 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 landscaping scheme shall include the retention of the front boundary screening. 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 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
6 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan. No building materials shall be stored within the tree protection areas.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
INFORMATIVE: The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
7 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 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 Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 The extended dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 3 vehicles has been made within the curtilage of that 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.
10 The detached garage hereby approved shall be only for purposes incidental to the enjoyment of the dwellinghouse as such and shall not be used for any business, commercial or industrial purposes whatsoever.
REASON: In the interests of the visual amenities of the area in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Development shall proceed in accordance with the measures set out in Section 4 and 5 of the Bat Survey and Mitigation report by Aluco Ecology (October 2023).
REASON: To protect biodiversity in accordance with the Habitat Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), the National Planning Policy Framework (December 2023) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 The development shall be built in accordance with the submitted Flood Risk Assessment by Condon Drew Associates (dated July 2023) and Section 7 - Conclusions and Recommendations.
REASON: To minimise the risk of flooding in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
13 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority, 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 and the water efficiency measures shall be retained in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
14 Prior to occupation of the dwelling hereby approved, the electric vehicle charging provision within the garage hereby approved shall be provided and thereafter maintained.
REASON: In accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
3. Application - 23/01750/FUL: Erection of a lifetime home. 2 Folley Cottages Ashe Lane Ashe Warren Hampshire
The Committee considered the report set out on pages 109 to 136 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and believed that the dwelling would not be in an isolated location in the countryside or have a negative impact on the landscape or character of the area.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed development would be sited on previously developed land and is not considered to sit within an isolated location nor would the site be of high environmental value and the proposal use and scale of the development is considered appropriate to the sites context. The proposal therefore represents a sustainable form of development as set out in the National Planning Policy Framework (2023), and Policies SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029.
2 The development would not have a negative impact on sustainable transport methods for the future occupants were walking and cycling would be an option to the occupants. As such, the proposal would not be at odds with the National Planning Policy Framework (2023), and Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 The proposed development would have no adverse harm on the character and appearance of the area. The proposed development is in accordance with Sections 12 and 15 of the National Planning Policy Framework (2023), Polices EM1 and EM10 of the Basingstoke and Deane Local Plan and the Design and Sustainability Supplementary Planning Document 2018.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan (drawing no. SK10 rev F)
Site Plan (drawing no. SK10 rev H)
Elevations (drawing no. SK02 rev F)
Floor Plans (drawing no. SK01 rev F)
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall commence on site above slab level until a schedule of materials and finishes to be used, including samples, for the external walls and roofs of the proposed buildings has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LBE1 of the Overton Neighbourhood Plan 2016-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) including boundary treatments, hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. The approved soft landscaping 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. The approved hard landscaping works shall be implemented prior to occupation of the dwelling. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON : Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
5 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
7 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 in accordance with Policies CN9 and Em10 of the Basingstoke and Deane Local Plan 2011-2029.
8 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.NJC-001 within the Highway Technical Note by Nick Culhane dated August 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: To ensure a suitable access and layout in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 The property hereby permitted shall not be occupied until each property has provision within its curtilage for secure cycle parking facilities for 3 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the 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 and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
11 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day shall have 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 and Policy H4 of the Overton Neighbourhood Plan 2016-2029.
12 The development hereby approved shall be built in accordance with the recommendations and procedures contained within Chapter 6 Further Surveys, Mitigation and Enhancement of the Preliminary Ecological Assessment by ES Ltd dated 2/2023.
REASON: In order to prevent/mitigate impacts on adjacent SINCs and in order to mitigate impacts on protected species including hazel dormouse, bats and nesting birds in line with respective protection under the Conservation of Habitats and Species Regulations 2019 (Amended) and The Wildlife and Countryside Act 1981 (Amended) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
13 No external lighting shall be erected within the site.
REASON: in order to prevent impacts on protected species including bats and other nocturnal species in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended), the Wildlife and Countryside Act 1981 (Amended), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
14 The development hereby approved shall not be occupied until the Package Treatment Plant has been installed in accordance with the details shown on the Location Plan drawing reference SK10 ref F. Thereafter the Package Treatment Plant shall be operated, monitored and maintained in accordance with the approved PTP Maintenance and monitoring strategy submitted on 24 April 2023 in perpetuity.
REASON: To mitigate against the effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (2023) and Policy EM4 of the Basingstoke and Deane Borough Council 2011- 2029.
15 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any Order revoking or reenacting that Order with or without modification, the approved Package Treatment Plant shall not be replaced without the prior written approval of the Local Planning Authority.
REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
16 Whether development or not and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any Order revoking or re-enacting that Order with or without modification the dwelling(s) hereby approved shall not be connected to the mains for foul water drainage and disposal.
REASON: To ensure that the site is maintained in accordance with the approved PTP Maintenance and monitoring strategy submitted on 24 April 2023 which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation. In order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Application - 23/01768/RET: Retrospective permission for change of use of parcel of land to the east of the host dwellinghouse to residential use and the retention of a 1.94m high fence located South of the Public Footpath
The Committee considered the report set out on pages 137 to 159 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and highlighted that there was a planning process in place for residents to seek approval from the Council to extend their property boundary rather than erecting a fence and seeking approval retrospectively.
Members considered the proposal and were in complete agreement with the Officer recommendation to refuse and enforce.
RESOLVED that: the application be the application be REFUSED and enforcement action initiated for the following reasons:
Reasons for Refusal and Enforcement
1 The change of use of open space to residential land and erection of a fence enclosing an area of landscaping has fragmented a green network identified as open space forming part of the green infrastructure which extends along Great Binfields Road. The land has not been demonstrated to be surplus to requirements and no alterative replacement provision is proposed. Furthermore, the development has a harmful impact on the character and visual amenity of the area and the visual amenity from and users of the Public Right of Way to the north (Old Basing Footpath 5). As such, the development is contrary to the National Planning Policy Framework (2023), Policies EM1, EM5 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy OB&L 7 of the Old Basing and Lychpit Neighbourhood Plan (2015-2029) and the Council's Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
2 Insufficient information has been submitted to determine the ecological constraints and issues that the development has and will have on habitats and protected/key species or whether adequate mitigation measures could be carried out. The development is therefore considered contrary to National Planning Policy Framework (2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
Enforcement action as defined in Section 171A of the Town and Country Planning Act 1990 (as amended), be initiated requiring:
Complete removal of fence and gate (including posts) to the north of the dwelling (as indicated by the blue line on Drawing 1 of Drawing No L4LB/002/1 received 14/11/23); and Cessation of use of land to the east of the dwelling for residential purposes, removal of all residential structures and paraphernalia (including children’s play equipment) and reinstatement of land to open space (as indicated by the green line on Drawing 1 of Drawing No L4LB/002/1 received 14/11/23).
Period of compliance: 3 months.
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
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.
5. Application - 23/02221/FUL: Convert disused barn to one bedroom holiday let with creation of associated access, parking and amenity space. Site: Land South Of Cole Henley Farmhouse Cole Henley Whitchurch Hampshire
The Committee considered the report set out on pages 160 to 185 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and concurred with the Officers appraisal that it would result in the substantial rebuilding and alteration of a building to make it fit for habitation.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would be contrary to Policy EP5(a) of the Basingstoke and Deane Local Plan 2011- 2029 in that it would result in the substantial rebuilding and alteration of a building in order to make it fit for habitation.
2 The proposed holiday let with associated access, parking and amenity space, would introduce an incongruous suburban built form into an elevated position which would cause irreversible harm to the intrinsic rural character and appearance of the North Wessex Downs National Landscape. The development would also result in detrimental landscape harm on dark skies as a result of light spill. The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot not be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework December 2023, Polices SS6 d) vii) and viii), EM1 and EM10 of the Basingstoke and Deane Local Plan, the North Wessex Downs Area of Outstanding Natural Beauty Management Plan (2018) and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
considering the imposition of conditions and 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.
6. Application - 23/02429/FUL: Siting of a single storey modular building comprising of two nursery classrooms, teacher training room, break-out space and ancillary accommodation. Creation of associated access, car parking, hardstanding, a play area and canopy.
The Committee considered the report set out on pages 186 to 211 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and the main area of concern was highway safety with the increased number of young children, additional traffic and new layout. In particular, the proposed new carpark layout showed an entrance and exit lane crossing the pavement and students and parents would be expected to cross over at this point to access the school. The current system required queuing at the entrance to the school along this same pavement causing additional risk.
It was noted that Hampshire County Council Highways advised that the proposed increase in trips was considered unlikely to result in any severe capacity or on-street parking issues on the local highway network. Also, the parking standards required 1.5 spaces per 3 members of staff. The proposals were for 12 additional spaces (including one disabled space), which would therefore result in an overprovision of spaces.
Members agreed to defer the application for the applicant to provide a traffic management plan for the movement of pedestrians to and through the site.
RESOLVED that: the application be DEFERRED to seek the submission of a Traffic (vehicular and pedestrian) management plan.
7. Application - 23/02504/HSE: Proposed two-storey side extension and associated alterations following demolition of existing detached garage. Proposed new vehicular access. Site: The Coach House Andover Road Highclere Hampshire
The Committee considered the report set out on pages 212 to 223 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed extension as a result of the scale, bulk and design is considered to be disproportionate and out of keeping with the existing dwelling and as such would be contrary to the National Planning Policy Framework (December 2023), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Guidance (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Should the application be granted on appeal there will be a liability to pay Community Infrastructure Levy to the Council on commencement of development. This charge would be levied in accordance with Basingstoke and Deane Borough Council's CIL Charging Schedule and Section 211 of the Planning Act 2008.
8. Application - 23/02823/FUL: Demolition of an existing stable building and erection of 4no. dwellings (including 1no. custom building dwelling) together with access and landscaping. Site: Stables Adjacent To Croftbank Ball Hill Hampshire
Committee considered the report set out on pages 224 to 264 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and were supportive of the housing mix especially the bungalows and the location of the dwellings.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposal is considered to represent a sustainable form of development and would accord with the exceptions Policy, specifically Policy SS6(a) of the Local Plan 2011-2029. The proposal is therefore in accordance with the National Planning Policy Framework (December 2023) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The proposed development would be of an acceptable design and would not adversely impact on the streetscene or the character and appearance of the surrounding area. As such, the proposal would comply with the National Planning Policy Framework (December 2023), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies HO1, HO2, HO6, NE1 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029, and the Design and Sustainability Supplementary Planning Document (2018).
3 The proposed development would not result in undue loss of privacy or cause undue loss of light, outlook, overshadowing or overbearing impacts or increase in noise levels to neighbouring properties. As such, the proposal is considered to comply with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Design and Sustainability Supplementary Planning Document (2018).
4 The development would not cause an adverse impact on highway safety and would provide satisfactory vehicle parking areas for four vehicles with unobstructed pedestrian access to the property. The proposal also demonstrates adequate refuse and recycling facilities and bicycle storage for the proposed dwelling. As such the proposed development complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029, the Design and Sustainability Supplementary Planning Document 2018 and the Residential Parking Standards Supplementary Planning Document (2018).
5 The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (December 2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy NE4 and NE5 of the Bramley Neighbourhood Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
001 - Location Plan
150 - Proposed Site Plan
151 - Proposed Site Plan
160 - Proposed Elevations and Floorplans Plot 1
161 - Proposed Elevations and Floorplans Plot 2
162 - Proposed Elevations and Floorplans Plot 3
163 - Proposed Elevations and Floorplans Plot 4
165 - Proposed Garage/Carport and Cycle Store Plans
170 - Proposed Streetscene and Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
1 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.
2 No development shall commence above ground floor slab level 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 because insufficient has been submitted with the application in this regard, in the interests of visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and HO1 of the East Woodhay Neighbourhood Plan 2022-2029.
3 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of soft and hard 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.
4 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 in accordance with Policy CN9, EM7 and EM10 of the Local Plan 2011-2029.
6 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.
REASON: In the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
7 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Transport Statement Drg No. NJC-001 Rev. A) 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 in the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
8 Prior to the first occupation the site access shall be constructed with a non-migratory surface material for a minimum distance of 6m. measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
9 Prior to occupation of the dwelling hereby approved, parking provision for two vehicles per dwelling shall have been made within the site and shall be retained thereafter for such purposes.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking SPD.
10 The properties hereby permitted shall not be occupied until each 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.
11 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until each property has provision within its curtilages for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
12 The development hereby approved shall not be occupied until a Construction Statement detailing how each 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.
13 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 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
14 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
15 Prior to occupation of the dwelling hereby approved details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority. Such details should include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out 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 the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
16 Development shall proceed in accordance with the measures set out in Sections 6 of the Preliminary Ecological Appraisal by ESL (October 2023).
REASON: To protect and enhance biodiversity in accordance with the Habitat and Species Regulations 2017, Wildlife and Countryside Act 1981, NERC Act, National Planning Policy Framework (2023) and Policy EM4 of the Basingstoke and Deane and Deane Local Plan 2011-2029.
17 The bathroom and bedroom windows at first floor level of Plot 1 and Plot 2 on the side elevations of the proposed dwellings; shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 The garages hereby approved shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling houses and shall not be used in connection with any trade, business, profession or commercial enterprise. 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 and incidental storage.
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.
19 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class; A, AA, B, C and E of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and the North Wessex Downs National Landscape, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 The dwellings hereby approved shall not be occupied until all of the buildings and structures on site have been fully removed in accordance with the approved plan, drawing number: 151, Proposed Block Plan.
REASON: In the interests of visual amenities in accordance with the guidance contained within Sections 12 and 15 of the National Planning Policy Framework (2023) and Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
21 Notwithstanding the approved plans, prior to installation, details of an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with this plan. No other external lighting shall be erected within site, at any time, other than that approved.
REASON: In the interests of the visual amenities and character and appearance of the area, to minimise light spill and to avoid harmful impacts upon the sites biodiversity interests and sensitive location within the North Wessex Downs National Landscape in accordance with Sections 15 and 16 of the National Planning Policy Framework (2023) and Policies EM1, EM4, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
considering the imposition of conditions.
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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/plan-app-process. 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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk.
6. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Environmental Health Team 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 Environmental Health Team prior to the recommencement of development works.
7. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice. Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
9. Bins must be left adjacent to the nearest adopted highway for collection on the specified waste collection day. The proposed development will be required to leave wheeled containers on Woolton Hill Road for collection by 0600hrs (May-August) and 0700hrs (September-April) on the specified collection day and they should returned back to the property as soon as possible following collection. The bin collection point shown on the approved plans is not considered to be sufficient and bin collection will take place from the immediate highway location.
9. Application - 24/00275/FUL: Alterations to shopfront to include the minor relocation of the entrance with new sliding doors, additional access door and new grey cladding. Sections of brick infill to match existing finishes and replacement glazing. The installation of two new access points at the rear of the store with new doors, HVAC equipment and associated works to the site. Site: Unit 4 Hatch Warren Retail Park Wallop Drive Basingstoke
Committee considered the report set out on pages 265 to 282 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.
It was acknowledged that the site had already been granted a change of use Unit 4 from Class E(a) retail to Class E(a) retail and / or mixed restaurant hot food takeaway use (Sui Generis) under application number 23/02289/FUL and Members could only consider the application before them.
Overall, the proposal was thought to be acceptable.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed changes and alterations to the shopfront would not cause harm to the visual amenity of the wider character of the retail park area in accordance with Policy EM10 of the Local Plan 2011-2029 and the National Planning Policy Framework 2023.
2 The proposed changes and HVAC equipment would not result in harm to the nearby residential occupiers nor other retail users and as such complies with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework 2023 and the Design and Sustainability Supplementary Planning Document 2018.
3 The proposed development would not impact on the local highway network and subject to adequate parking being provided to serve the development would accord with Policy CN9 and EM10 of the Local Plan 2011-2029. As such the proposal would comply with the National Planning Policy Framework (September 2023), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan: Drawing No. 8591-SA-2149-AL01E, dated 23.11.2023.
Block Plan: Drawing No. 8591-SA-2149-P002B, dated 20.11.2023.
General Arrangement- Ground Floor Plan: Drawing No. 8591-SA-2149-P006F, dated 26.02.2024.
Front and Rear Elevations: Drawing No. 8591-SA-2149-P005C, dated 19.03.2024.
Plant Noise Assessment: McDonalds Unit 4, Hatch Warren Retail Park, RG22 4TT, prepared by Peter Ashford at Acoustic Associates South West Ltd, Project Ref: 7860, Rev 0, dated 30/01/2024.
Odour Control Assessment: McDonalds Unit 4, Hatch Warren Retail Park, RG22 4TT, prepared by CDM Partnership, 240131 Hatch Warren Odour Control, Rev 00, dated January 2024.
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building and in the submitted and approved plans.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development hereby approved shall be constructed in accordance with the recommendations outlined in the Noise Impact Assessment Ref: 7860. The measures shall be implemented fully implemented before the use of the HVAC unit begins and shall be thereafter maintained in perpetuity.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
5 The development hereby approved shall be carried out in accordance with the cooking odour mitigation measures detailed in the Odour Impact Assessment dated January 2024. The mitigation measures shall be fully implemented before the use of the HVAC equipment begins, and shall be thereafter maintained in perpetuity.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking amendments to the proposed development following receipt of the application.
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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
Interest
Name
Item No./Topic
Objector
Mrs Liversedge
Item 2 – 23/01609/HSE
Support
Mr Jarman
Item 2 – 23/01609/HSE
Support
Mrs Downie
Item 3 – 23/01750/FUL
Support
Mr Crossley
Item 3 – 23/01750/FUL
Support
Mr Klemz
Item 5 – 23/02221/FUL
Parish Council
Mr Oram
Item 6 – 23/02429/FUL
Support
Ms Wyeth
Item 6 – 23/02429/FUL
Support
Mr Buxton
Item 6 – 23/02429/FUL
Councillor
K Watts
Item 6 – 23/02429/FUL
Support
Ms Taylor
Item 7 – 23/02504/HSE
Support
Ms Taylor
Item 8 – 23/02823/FUL
Objector
HCC Reid
Item 8 – 24/00275/FUL
1. Application - 23/00472/FUL: Erection of a new Farmhouse, garage and farm building together with use of existing access for residential purposes and associated landscaping. Site: Land At OS Ref 442629 155210 Upper Woodcott Hampshire
The Committee considered the report set out on pages 41 to 81 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and confirmed the importance of the site visit to establish whether the proposed dwelling with associated garage, farm building and landscaping would be of a significant size, scale and bulk that it would be prominent within the North Wessex Downs National Landscape.
Some Members were content that the proposal would be positioned in a dip in the landscape and would not protrude any higher than the original lodge on the site. Other Members disagreed and thought the proposal was prominent within the countryside and had an adverse impact on the visual amenities and character of the area.
It had been indicated that the applicant intended to fill in the gap of the ancient woodland with additional trees which were considered a net gain.
Member discussed the isolation of the dwelling and that the proposal was outside the original curtilage of the previous dwelling and therefore was considered a new dwelling within the countryside and contrary to Basingstoke and Deane Local Plan Policy SS6.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would result in the erection of a new dwelling outside of the Settlement Policy Boundary, distanced from facilities and services, within the countryside, is not considered to represent a sustainable form of development and would not fulfil the requirements of Paragraph 84 of the National Planning Policy Framework in terms of a design of exceptional quality. The proposals are therefore contrary to Sections 2 and 5 of the National Planning Policy Framework (2023) (NPPF) and Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The proposed dwelling with associated garage, farm building and landscaping would be of a significant size, scale and bulk, situated in a prominent location within the North Wessex Downs National Landscape (Area of Outstanding Natural Beauty).
The proposed development, the dwelling, garage and the change of use of the land to residential garden, would introduce an incongruous suburban built form into an elevated position which would cause irreversible harm to the intrinsic rural character and appearance of the North Wessex Downs National Landscape. The development would also result in detrimental landscape harm on dark skies as a result of light spill.
The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot not be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework December 2023, Polices EM1 and EM10 of the Basingstoke and Deane Local Plan, the North Wessex Downs Management Plan (2018) and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Application - 23/01609/HSE: Two storey side and rear extensions and single storey rear extensions. Replacement porch and detached double garage. Site: Bramley Cottage Gangbridge Lane St Mary Bourne Andover
The Committee considered the report set out on pages 82 to 108 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and although the proposed extensions were not subservient to the host dwelling it was preferable to the entire loss of the dwelling due to the extant planning permission for a replacement dwelling.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed extensions and detached garage would be of an appropriate design, scale and siting which would be in keeping with the existing dwelling and would relate well to the surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such the proposals comply with the National Planning Policy Framework (December 2023), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
2 The proposed development would preserve the significance of the nearby Grade II Listed Building 'Gangbridge House' and the St Mary Bourne Conservation Area. As such, having due regard to Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the proposal is considered to comply with the National Planning Policy Framework (December 2023) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 The development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
4 The proposed development would not cause any adverse impacts on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (December 2023),Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029; the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018) and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
5 The development would not cause an adverse impact on highway safety, subject to adequate parking being provided to serve the development. As such the proposal would comply with the National Planning Policy Framework (December 2023), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Parking Supplementary Planning Document (2018) and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Proposed Site Plan - drawing no. 002 Rev. PL00
Proposed Elevations 01 - drawing no. 030 Rev. PL00
Proposed Elevations 02 - drawing no. 031 Rev. PL00
Proposed Ground Floor Plans - drawing no. 020 Rev. PL00
Proposed First Floor Plans - drawing no. 021 Rev. PL00
Proposed Roof Plan - drawing no. 022 Rev. PL00
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
· the proposed rainwater goods
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2023), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029, and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows (including rooflights) and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2023), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029, and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No development shall take place above dpc level 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 landscaping scheme shall include the retention of the front boundary screening. 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 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
6 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan. No building materials shall be stored within the tree protection areas.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
INFORMATIVE: The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
7 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 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 Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 The extended dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 3 vehicles has been made within the curtilage of that 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.
10 The detached garage hereby approved shall be only for purposes incidental to the enjoyment of the dwellinghouse as such and shall not be used for any business, commercial or industrial purposes whatsoever.
REASON: In the interests of the visual amenities of the area in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Development shall proceed in accordance with the measures set out in Section 4 and 5 of the Bat Survey and Mitigation report by Aluco Ecology (October 2023).
REASON: To protect biodiversity in accordance with the Habitat Regulations 2017, Wildlife & Countryside Act 1981, the NERC Act (2006), the National Planning Policy Framework (December 2023) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 The development shall be built in accordance with the submitted Flood Risk Assessment by Condon Drew Associates (dated July 2023) and Section 7 - Conclusions and Recommendations.
REASON: To minimise the risk of flooding in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
13 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority, 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 and the water efficiency measures shall be retained in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
14 Prior to occupation of the dwelling hereby approved, the electric vehicle charging provision within the garage hereby approved shall be provided and thereafter maintained.
REASON: In accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
3. Application - 23/01750/FUL: Erection of a lifetime home. 2 Folley Cottages Ashe Lane Ashe Warren Hampshire
The Committee considered the report set out on pages 109 to 136 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and believed that the dwelling would not be in an isolated location in the countryside or have a negative impact on the landscape or character of the area.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed development would be sited on previously developed land and is not considered to sit within an isolated location nor would the site be of high environmental value and the proposal use and scale of the development is considered appropriate to the sites context. The proposal therefore represents a sustainable form of development as set out in the National Planning Policy Framework (2023), and Policies SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029.
2 The development would not have a negative impact on sustainable transport methods for the future occupants were walking and cycling would be an option to the occupants. As such, the proposal would not be at odds with the National Planning Policy Framework (2023), and Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 The proposed development would have no adverse harm on the character and appearance of the area. The proposed development is in accordance with Sections 12 and 15 of the National Planning Policy Framework (2023), Polices EM1 and EM10 of the Basingstoke and Deane Local Plan and the Design and Sustainability Supplementary Planning Document 2018.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan (drawing no. SK10 rev F)
Site Plan (drawing no. SK10 rev H)
Elevations (drawing no. SK02 rev F)
Floor Plans (drawing no. SK01 rev F)
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall commence on site above slab level until a schedule of materials and finishes to be used, including samples, for the external walls and roofs of the proposed buildings has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LBE1 of the Overton Neighbourhood Plan 2016-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) including boundary treatments, hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. The approved soft landscaping 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. The approved hard landscaping works shall be implemented prior to occupation of the dwelling. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON : Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
5 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
7 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 in accordance with Policies CN9 and Em10 of the Basingstoke and Deane Local Plan 2011-2029.
8 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.NJC-001 within the Highway Technical Note by Nick Culhane dated August 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: To ensure a suitable access and layout in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 The property hereby permitted shall not be occupied until each property has provision within its curtilage for secure cycle parking facilities for 3 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
10 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the 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 and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
11 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day shall have 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 and Policy H4 of the Overton Neighbourhood Plan 2016-2029.
12 The development hereby approved shall be built in accordance with the recommendations and procedures contained within Chapter 6 Further Surveys, Mitigation and Enhancement of the Preliminary Ecological Assessment by ES Ltd dated 2/2023.
REASON: In order to prevent/mitigate impacts on adjacent SINCs and in order to mitigate impacts on protected species including hazel dormouse, bats and nesting birds in line with respective protection under the Conservation of Habitats and Species Regulations 2019 (Amended) and The Wildlife and Countryside Act 1981 (Amended) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
13 No external lighting shall be erected within the site.
REASON: in order to prevent impacts on protected species including bats and other nocturnal species in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended), the Wildlife and Countryside Act 1981 (Amended), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
14 The development hereby approved shall not be occupied until the Package Treatment Plant has been installed in accordance with the details shown on the Location Plan drawing reference SK10 ref F. Thereafter the Package Treatment Plant shall be operated, monitored and maintained in accordance with the approved PTP Maintenance and monitoring strategy submitted on 24 April 2023 in perpetuity.
REASON: To mitigate against the effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (2023) and Policy EM4 of the Basingstoke and Deane Borough Council 2011- 2029.
15 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any Order revoking or reenacting that Order with or without modification, the approved Package Treatment Plant shall not be replaced without the prior written approval of the Local Planning Authority.
REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
16 Whether development or not and notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) or any Order revoking or re-enacting that Order with or without modification the dwelling(s) hereby approved shall not be connected to the mains for foul water drainage and disposal.
REASON: To ensure that the site is maintained in accordance with the approved PTP Maintenance and monitoring strategy submitted on 24 April 2023 which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation. In order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Application - 23/01768/RET: Retrospective permission for change of use of parcel of land to the east of the host dwellinghouse to residential use and the retention of a 1.94m high fence located South of the Public Footpath
The Committee considered the report set out on pages 137 to 159 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and highlighted that there was a planning process in place for residents to seek approval from the Council to extend their property boundary rather than erecting a fence and seeking approval retrospectively.
Members considered the proposal and were in complete agreement with the Officer recommendation to refuse and enforce.
RESOLVED that: the application be the application be REFUSED and enforcement action initiated for the following reasons:
Reasons for Refusal and Enforcement
1 The change of use of open space to residential land and erection of a fence enclosing an area of landscaping has fragmented a green network identified as open space forming part of the green infrastructure which extends along Great Binfields Road. The land has not been demonstrated to be surplus to requirements and no alterative replacement provision is proposed. Furthermore, the development has a harmful impact on the character and visual amenity of the area and the visual amenity from and users of the Public Right of Way to the north (Old Basing Footpath 5). As such, the development is contrary to the National Planning Policy Framework (2023), Policies EM1, EM5 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy OB&L 7 of the Old Basing and Lychpit Neighbourhood Plan (2015-2029) and the Council's Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
2 Insufficient information has been submitted to determine the ecological constraints and issues that the development has and will have on habitats and protected/key species or whether adequate mitigation measures could be carried out. The development is therefore considered contrary to National Planning Policy Framework (2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
Enforcement action as defined in Section 171A of the Town and Country Planning Act 1990 (as amended), be initiated requiring:
Complete removal of fence and gate (including posts) to the north of the dwelling (as indicated by the blue line on Drawing 1 of Drawing No L4LB/002/1 received 14/11/23); and Cessation of use of land to the east of the dwelling for residential purposes, removal of all residential structures and paraphernalia (including children’s play equipment) and reinstatement of land to open space (as indicated by the green line on Drawing 1 of Drawing No L4LB/002/1 received 14/11/23).
Period of compliance: 3 months.
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
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.
5. Application - 23/02221/FUL: Convert disused barn to one bedroom holiday let with creation of associated access, parking and amenity space. Site: Land South Of Cole Henley Farmhouse Cole Henley Whitchurch Hampshire
The Committee considered the report set out on pages 160 to 185 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and concurred with the Officers appraisal that it would result in the substantial rebuilding and alteration of a building to make it fit for habitation.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would be contrary to Policy EP5(a) of the Basingstoke and Deane Local Plan 2011- 2029 in that it would result in the substantial rebuilding and alteration of a building in order to make it fit for habitation.
2 The proposed holiday let with associated access, parking and amenity space, would introduce an incongruous suburban built form into an elevated position which would cause irreversible harm to the intrinsic rural character and appearance of the North Wessex Downs National Landscape. The development would also result in detrimental landscape harm on dark skies as a result of light spill. The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot not be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework December 2023, Polices SS6 d) vii) and viii), EM1 and EM10 of the Basingstoke and Deane Local Plan, the North Wessex Downs Area of Outstanding Natural Beauty Management Plan (2018) and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
considering the imposition of conditions and 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.
6. Application - 23/02429/FUL: Siting of a single storey modular building comprising of two nursery classrooms, teacher training room, break-out space and ancillary accommodation. Creation of associated access, car parking, hardstanding, a play area and canopy.
The Committee considered the report set out on pages 186 to 211 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and the main area of concern was highway safety with the increased number of young children, additional traffic and new layout. In particular, the proposed new carpark layout showed an entrance and exit lane crossing the pavement and students and parents would be expected to cross over at this point to access the school. The current system required queuing at the entrance to the school along this same pavement causing additional risk.
It was noted that Hampshire County Council Highways advised that the proposed increase in trips was considered unlikely to result in any severe capacity or on-street parking issues on the local highway network. Also, the parking standards required 1.5 spaces per 3 members of staff. The proposals were for 12 additional spaces (including one disabled space), which would therefore result in an overprovision of spaces.
Members agreed to defer the application for the applicant to provide a traffic management plan for the movement of pedestrians to and through the site.
RESOLVED that: the application be DEFERRED to seek the submission of a Traffic (vehicular and pedestrian) management plan.
7. Application - 23/02504/HSE: Proposed two-storey side extension and associated alterations following demolition of existing detached garage. Proposed new vehicular access. Site: The Coach House Andover Road Highclere Hampshire
The Committee considered the report set out on pages 212 to 223 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed extension as a result of the scale, bulk and design is considered to be disproportionate and out of keeping with the existing dwelling and as such would be contrary to the National Planning Policy Framework (December 2023), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Guidance (2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Should the application be granted on appeal there will be a liability to pay Community Infrastructure Levy to the Council on commencement of development. This charge would be levied in accordance with Basingstoke and Deane Borough Council's CIL Charging Schedule and Section 211 of the Planning Act 2008.
8. Application - 23/02823/FUL: Demolition of an existing stable building and erection of 4no. dwellings (including 1no. custom building dwelling) together with access and landscaping. Site: Stables Adjacent To Croftbank Ball Hill Hampshire
Committee considered the report set out on pages 224 to 264 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and were supportive of the housing mix especially the bungalows and the location of the dwellings.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposal is considered to represent a sustainable form of development and would accord with the exceptions Policy, specifically Policy SS6(a) of the Local Plan 2011-2029. The proposal is therefore in accordance with the National Planning Policy Framework (December 2023) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The proposed development would be of an acceptable design and would not adversely impact on the streetscene or the character and appearance of the surrounding area. As such, the proposal would comply with the National Planning Policy Framework (December 2023), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies HO1, HO2, HO6, NE1 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029, and the Design and Sustainability Supplementary Planning Document (2018).
3 The proposed development would not result in undue loss of privacy or cause undue loss of light, outlook, overshadowing or overbearing impacts or increase in noise levels to neighbouring properties. As such, the proposal is considered to comply with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Design and Sustainability Supplementary Planning Document (2018).
4 The development would not cause an adverse impact on highway safety and would provide satisfactory vehicle parking areas for four vehicles with unobstructed pedestrian access to the property. The proposal also demonstrates adequate refuse and recycling facilities and bicycle storage for the proposed dwelling. As such the proposed development complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029, the Design and Sustainability Supplementary Planning Document 2018 and the Residential Parking Standards Supplementary Planning Document (2018).
5 The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (December 2023), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy NE4 and NE5 of the Bramley Neighbourhood Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
001 - Location Plan
150 - Proposed Site Plan
151 - Proposed Site Plan
160 - Proposed Elevations and Floorplans Plot 1
161 - Proposed Elevations and Floorplans Plot 2
162 - Proposed Elevations and Floorplans Plot 3
163 - Proposed Elevations and Floorplans Plot 4
165 - Proposed Garage/Carport and Cycle Store Plans
170 - Proposed Streetscene and Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
1 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.
2 No development shall commence above ground floor slab level 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 because insufficient has been submitted with the application in this regard, in the interests of visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and HO1 of the East Woodhay Neighbourhood Plan 2022-2029.
3 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of soft and hard 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.
4 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 in accordance with Policy CN9, EM7 and EM10 of the Local Plan 2011-2029.
6 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.
REASON: In the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
7 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Transport Statement Drg No. NJC-001 Rev. A) 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 in the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
8 Prior to the first occupation the site access shall be constructed with a non-migratory surface material for a minimum distance of 6m. measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety in accordance with Policy CN9 and EM10 of the Local Plan 2011-2029.
9 Prior to occupation of the dwelling hereby approved, parking provision for two vehicles per dwelling shall have been made within the site and shall be retained thereafter for such purposes.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking SPD.
10 The properties hereby permitted shall not be occupied until each 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.
11 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until each property has provision within its curtilages for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
12 The development hereby approved shall not be occupied until a Construction Statement detailing how each 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.
13 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 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
14 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
15 Prior to occupation of the dwelling hereby approved details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority. Such details should include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out 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 the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
16 Development shall proceed in accordance with the measures set out in Sections 6 of the Preliminary Ecological Appraisal by ESL (October 2023).
REASON: To protect and enhance biodiversity in accordance with the Habitat and Species Regulations 2017, Wildlife and Countryside Act 1981, NERC Act, National Planning Policy Framework (2023) and Policy EM4 of the Basingstoke and Deane and Deane Local Plan 2011-2029.
17 The bathroom and bedroom windows at first floor level of Plot 1 and Plot 2 on the side elevations of the proposed dwellings; shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 The garages hereby approved shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling houses and shall not be used in connection with any trade, business, profession or commercial enterprise. 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 and incidental storage.
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.
19 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class; A, AA, B, C and E of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and the North Wessex Downs National Landscape, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 The dwellings hereby approved shall not be occupied until all of the buildings and structures on site have been fully removed in accordance with the approved plan, drawing number: 151, Proposed Block Plan.
REASON: In the interests of visual amenities in accordance with the guidance contained within Sections 12 and 15 of the National Planning Policy Framework (2023) and Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
21 Notwithstanding the approved plans, prior to installation, details of an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with this plan. No other external lighting shall be erected within site, at any time, other than that approved.
REASON: In the interests of the visual amenities and character and appearance of the area, to minimise light spill and to avoid harmful impacts upon the sites biodiversity interests and sensitive location within the North Wessex Downs National Landscape in accordance with Sections 15 and 16 of the National Planning Policy Framework (2023) and Policies EM1, EM4, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and NE3 of the East Woodhay Neighbourhood Plan 2022-2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
considering the imposition of conditions.
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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/plan-app-process. 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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk.
6. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Environmental Health Team 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 Environmental Health Team prior to the recommencement of development works.
7. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice. Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
9. Bins must be left adjacent to the nearest adopted highway for collection on the specified waste collection day. The proposed development will be required to leave wheeled containers on Woolton Hill Road for collection by 0600hrs (May-August) and 0700hrs (September-April) on the specified collection day and they should returned back to the property as soon as possible following collection. The bin collection point shown on the approved plans is not considered to be sufficient and bin collection will take place from the immediate highway location.
9. Application - 24/00275/FUL: Alterations to shopfront to include the minor relocation of the entrance with new sliding doors, additional access door and new grey cladding. Sections of brick infill to match existing finishes and replacement glazing. The installation of two new access points at the rear of the store with new doors, HVAC equipment and associated works to the site. Site: Unit 4 Hatch Warren Retail Park Wallop Drive Basingstoke
Committee considered the report set out on pages 265 to 282 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.
It was acknowledged that the site had already been granted a change of use Unit 4 from Class E(a) retail to Class E(a) retail and / or mixed restaurant hot food takeaway use (Sui Generis) under application number 23/02289/FUL and Members could only consider the application before them.
Overall, the proposal was thought to be acceptable.
RESOLVED that: the application be APPROVED subject to the conditions listed at the end of this report.
Reasons for Approval
1 The proposed changes and alterations to the shopfront would not cause harm to the visual amenity of the wider character of the retail park area in accordance with Policy EM10 of the Local Plan 2011-2029 and the National Planning Policy Framework 2023.
2 The proposed changes and HVAC equipment would not result in harm to the nearby residential occupiers nor other retail users and as such complies with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework 2023 and the Design and Sustainability Supplementary Planning Document 2018.
3 The proposed development would not impact on the local highway network and subject to adequate parking being provided to serve the development would accord with Policy CN9 and EM10 of the Local Plan 2011-2029. As such the proposal would comply with the National Planning Policy Framework (September 2023), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan: Drawing No. 8591-SA-2149-AL01E, dated 23.11.2023.
Block Plan: Drawing No. 8591-SA-2149-P002B, dated 20.11.2023.
General Arrangement- Ground Floor Plan: Drawing No. 8591-SA-2149-P006F, dated 26.02.2024.
Front and Rear Elevations: Drawing No. 8591-SA-2149-P005C, dated 19.03.2024.
Plant Noise Assessment: McDonalds Unit 4, Hatch Warren Retail Park, RG22 4TT, prepared by Peter Ashford at Acoustic Associates South West Ltd, Project Ref: 7860, Rev 0, dated 30/01/2024.
Odour Control Assessment: McDonalds Unit 4, Hatch Warren Retail Park, RG22 4TT, prepared by CDM Partnership, 240131 Hatch Warren Odour Control, Rev 00, dated January 2024.
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building and in the submitted and approved plans.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development hereby approved shall be constructed in accordance with the recommendations outlined in the Noise Impact Assessment Ref: 7860. The measures shall be implemented fully implemented before the use of the HVAC unit begins and shall be thereafter maintained in perpetuity.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
5 The development hereby approved shall be carried out in accordance with the cooking odour mitigation measures detailed in the Odour Impact Assessment dated January 2024. The mitigation measures shall be fully implemented before the use of the HVAC equipment begins, and shall be thereafter maintained in perpetuity.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking amendments to the proposed development following receipt of the application.
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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
7
Quarterly Planning Appeals Report
The purpose of the report is to provide a summary analysis of the appeal decisions received from the 01/02/2024 to 31/04/2024. This highlights some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made but is by no means a summary of all the issues referred to in the Inspectors’ decision notices.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document Appeals Qtr Report 1 Feb 2024 - 31 April 2024 03 Jun 2024
Minutes
The Planning Manager introduced the report which provided a summary analysis of the appeal decisions received from the 01/02/2024 to 31/04/2024.
He advised that the Inhurst Cottages application number 20/01130/FULfor the erection of 14no. dwellings and associated parking had been dismissed at appeal which was significant as it was a major application.
In addition, it was important to note that the inspector had advised that the proposal would have an adverse effect on the operation of the Off-Site Nuclear Emergency Plan, contrary to the interests of public safety and therefore supported the Council’s position in refusing applications for new residental dwellings within the DEPZ.
RESOLVED: That Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
He advised that the Inhurst Cottages application number 20/01130/FULfor the erection of 14no. dwellings and associated parking had been dismissed at appeal which was significant as it was a major application.
In addition, it was important to note that the inspector had advised that the proposal would have an adverse effect on the operation of the Off-Site Nuclear Emergency Plan, contrary to the interests of public safety and therefore supported the Council’s position in refusing applications for new residental dwellings within the DEPZ.
RESOLVED: That Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
Previous Meetings
Future Meetings
Join the Discussion
You need to be signed in to comment.
Sign in