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, 6th November 2024
6:30 PM
Wednesday, 6th November 2024
6:30 PM
End:
Wednesday, 6th November 2024
9:30 PM
Wednesday, 6th November 2024
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
06 Nov 2024
06 Nov 2024
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Committee Member
Councillor Julian Jones
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Reserve
Leader of the Conservative Group
Reserve
Chair
Chair of the Development Control Committee
Committee Member
Vice-Chair of Human Resources Committee
Vice-Chair
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Committee Member
Mayor
Reserve
Chair of the Human Resources Committee
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor K Watts replaced Councillor Jones.
Councillor Freeman sent her apologies.
Councillor Freeman sent her apologies.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
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.
4
Minutes of the meeting held on the 9th October 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 9th October 2024 28 Oct 2024
Minutes
The Chair confirmed that the minutes of the meetings held on the 9th October 2024 confirmed by the Committee as a correct record.
5
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: Oakley & The Candovers
Contact Officer: Planning and Development Manager
Wards Affected: Oakley & The Candovers
Attachments:
- Document Report 28 Oct 2024
- Document Index 28 Oct 2024
- Document Applications - Appendix 1 28 Oct 2024
- Document Appendix A Dummer Parish Council Initial Comments 28 Oct 2024
- Document Appendix B Dummer Parish Council supplementary comments by Kingsley Smith Solicitors LLP 28 Oct 2024
- Document Appendix C Dummer Parish Council Final comments 28 Oct 2024
- Document Appendix D North Waltham Parish Council Initial comments_redacted 28 Oct 2024
- Document Update Front Sheet 06.11.2024 28 Oct 2024
- Document Update 06.11.2024 28 Oct 2024
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish Council
Mrs Harden
Item 1 – 23/03120/FUL
Parish Council
Ms Williamson
Item 1 – 23/03120/FUL
Objector
HCC Reid
Item 1 – 23/03120/FUL
Objector
Mrs Taylor
Item 1 – 23/03120/FUL
Objector
Mr Napier
Item 1 – 23/03120/FUL
Support
Mr Barker
Item 1 – 23/03120/FUL
Support
Mr Taylor
Item 1 – 23/03120/FUL
Councillor
Hart
Item 1 – 23/03120/FUL
Councillor
Jones
Item 1 – 23/03120/FUL
1 Application - 23/03120/FUL: Demolition of three dwellings, outbuildings and related structures and construction of storage and distribution units (use class B8) with ancillary offices and gatehouses, associated infrastructure works (including parking and landscaping), and full details of site levels, access, drainage, tree retention and diversion of underground pipeline. (Phased and delivered across separate and self-contained plots). Site: Land At Oakdown Farm Winchester Road Dummer Basingstoke
The Committee considered the report set out on pages 41 of 245 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Members referred to the inspector’s comments on application number 22/00667/FUL which was appealed by the applicant and subsequently dismissed on 15th December 2022. In particular Members noted that the need for the floorspace had not been a reason for dismissal of the appeal.
It was discussed that the inspector’s principal concerns in dismissing the appeal had related to the visual impact to the area and that this needed to be considered when determining the application in considering changes made to the proposed development.
It was noted that there were positive changes to the proposed application, such as a height reduction, six warehouses with green corridors and biodiversity net gains through mitigation. Members discussed whether the changes were substantial enough to address the issues raised by the inspector.
It was considered that the plans and visual information of the application demonstrated a visual reduction in ridge height when comparing the 15 year projection of the previous application to the proposed application as the warehouses would now be below the background from certain viewpoints and with improved landscaping there would be further visual mitigation.
Some Members considered that the application was contrary to Basingstoke and Deane Local Plan Policy EP1 l) as the proposal would not successfully mitigate the impact of the development on the character of nearby settlements.
Other Members expressed their reservations on the visual impact on the landscape and change of use on the land.
The importance of the site visit was expressed. By visiting the site from various viewpoints Members had an appreciation of the mitigation on the adverse visual impact that had been identified by the Inspector in the previous appeal decision.
It was identified that there was a public benefit of the warehouses attracting inward investment to support the economy and was situated at a suitable location for the proximity to Junction 7 of the M3.
It was suggested that with time the warehouses would become part of the landscape.
Although Members understood concerns raised by the public, they had to consider the application based on Basingstoke and Deane’s adopted planning policies, legislation and other material considerations including previous decisions by the Development Control Committee and the Inspector. The main reason for dismissal of the appeal was the impact on the landscape and most Members believed it had been sufficiently mitigated and would therefore be untenable to refuse on that reason.
RESOLVED that: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
• Employment Skills Plan and Employment Skills Plan Method Statement.
• Biodiversity Management Plan (to be consistent with the updated Landscape and Ecological Management Plan) and to secure Biodiversity Net Gain.
• Delivery of site access works and offsite mitigation prior to occupation as set out in submitted plans.
• Financial contribution of £1,600,000 to support a half hourly bus service operating 7 days a week between the site and Basingstoke town centre.
• Financial contribution of £60,000 towards improvements to the Up Street footway connecting the site to Dummer or other active travel improvements in the vicinity of the site.
• Full Travel Plan together with a costed surety and approval and monitoring fees.
• Provision of low noise road traffic surface and commuted sum for future maintenance in front of Ganderdown Cottages and the new dwellings under construction.
Should the requirements set out above not be satisfactorily secured within 12 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons
Subject to the following conditions and informatives:-
Conditions
1 The development hereby approved shall be carried out in accordance with the
following approved plans:
19155-UMC-NWRK-ZZ-M2-A-1001 Site Location Plan
19155-UMC-NWRK-ZZ-M2-A-1004-P08 Proposed Site Layout
19155-UMC-NWRK-ZZ-M2-A-1009-P03 Cycle Shelter Details
19155-UMC-NWRK-ZZ-M2-A-1010-P03 Gatehouse Plans and locations
Engineering/Highways/Drainage Plans:
BSK-SLR-HGN-PLN-DR-D-0100 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0101 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0102 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0500-P06_Proposed Site Drainage GA
BSK-SLR-HGN-PLN-DR-D-0610 P08 - Onsite Earthworks Levels Plan
BSK-VEC-HGN-PLN-SK-D-0200 P02 Construction Phasing Plan - Sheet 1 of 2
BSK-VEC-HGN-PLN-SK-D-0201 P02 Construction Phasing Plan - Sheet 2 of 2
232121-ECE-ZZ-XX-DR-C-5210-P5 Drainage Layout Masterplan
232121-ECE-ZZ-XX-DR-C-5211-P4 Drainage Layout 1 (BG1)
232121-ECE-ZZ-XX-DR-C-5212-P4 Drainage Layout 2 (BG2)
232121-ECE-ZZ-XX-DR-C-5213-P3 Drainage Layout 3 (BG3/4)
232121-ECE-ZZ-XX-DR-C-5214-P2 Drainage Layout 4 (BG5/6)
232121-ECE-ZZ-XX-DR-C-5215-P2 Drainage Layout 5 (BG7/8)
232121-ECE-ZZ-XX-DR-C-5240-P5 Proposed Exceedance Flooding Layout
232121-ECE-ZZ-XX-DR-C-9001-P6 Site Levels Masterplan
232121-ECE-ZZ-XX-DR-C-9002-P6 Site Levels Plan 1 (BG1)
232121-ECE-ZZ-XX-DR-C-9003-P6 Site Levels Plan 2 (BG2)
232121-ECE-ZZ-XX-DR-C-9004-P4 Site Levels Plan 3 (BG3/4)
232121-ECE-ZZ-XX-DR-C-9005-P3 Site Levels Plan 4 (BG5/6)
232121-ECE-ZZ-XX-DR-C-9006-P3 Site Levels Plan 5 (BG7/8)
Landscape Plans:
BSK-BCA-ELS-XX-DR-L-S4-2063-20-01-P7-Landscape-Species-schedule
BSK-BCA-ELS-XX-DR-L-S4-2063-20-02-P3-Tree-pit-staking-plnt-prot-details BSK-BCA-ELS-XX-DR-L-S4-2063-20-03-P12-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-04-P11-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-05-P11-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-06-P9-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-07-P9-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-10-P10-Illustrative-lscp-sections_Sheet1of3
BSK-BCA-ELS-XX-DR-L-S4-2063-20-11-P3-Illustrative-lscp-sections_Sheet2of3
BSK-BCA-ELS-XX-DR-L-S4-2063-20-12-P3-Illustrative-lscp-sections_Sheet3of3
BSK-BCA-ELS-XX-SP-L-S4-2063-20-RP01-P4-Lscp-main-man-prop
2006-DFL-ELG-XX-LD-EO-13004-S3-P06 Updated Lighting Layout
Unit BG1
19155-UMC-NWRK-XX-M2-A-1311-P06 Unit BG1 Elevations and section
19155-UMC-NWRK-XX-M2-A-1312-P05 Unit BG1 Elevations
19155-UMC-NWRK-ZZ-M2-A-1011-P05 Unit BG1 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1012-P05 Unit BG1 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1013-P04 Unit BG1 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1015-P04 Unit BG1 Hub Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1016-P04 Unit BG1 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1017-P04 Unit BG1 Fencing plan
Unit BG2
19155-UMC-NWRK-XX-M2-A-1321-P05 Unit BG2 Elevations and section
19155-UMC-NWRK-XX-M2-A-1322-P04 Unit BG2 Elevations
19155-UMC-NWRK-ZZ-M2-A-1021-P06 Unit BG2 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1022-P05 Unit BG2 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1023-P04 Unit BG2 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1025-P04 Unit BG2 Hub Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1026-P05 Unit BG2 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1027-P05 Unit BG2 Fencing plan
Unit BG3 and BG4
19155-UMC-NWRK-XX-M2-A-13341-P02 Unit BG3-4 Elevations and section
19155-UMC-NWRK-XX-M2-A-13342-P01 Unit BG3-4 Elevations
19155-UMC-NWRK-ZZ-M2-A-1031-P02 Unit BG3 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1032-P01 Unit BG3 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1033 Unit BG3 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1041-P02 Unit BG4 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1042-P01 Unit BG4 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1043 Unit BG4 Roof plan
19155-UMC-NWRK-ZZ-M2-A-10341-P01 Unit BG3-4 Externals plan
19155-UMC-NWRK-ZZ-M2-A-10342-P01 Unit BG3-4 Fencing plan
Unit BG5
19155-UMC-NWRK-XX-M2-A-1351-P01 Unit BG5 Elevations and section
19155-UMC-NWRK-XX-M2-A-1353-P01 Unit BG5 Elevations
19155-UMC-NWRK-ZZ-M2-A-1051-P02 Unit BG5 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1052-P01 Unit BG5 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1053 Unit BG5 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1055 Unit BG5 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1056 Unit BG5 Fencing plan
Unit BG6
19155-UMC-NWRK-XX-M2-A-1361-P01 Unit BG6 Elevations and section
19155-UMC-NWRK-XX-M2-A-1362-P01 Unit BG6 Elevations
19155-UMC-NWRK-ZZ-M2-A-1061-P02 Unit BG6 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1062-P01 Unit BG6 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1063 Unit BG6 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1065-P01 Unit BG6 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1066 Unit BG6 Fencing Plan
Unit BG7 and BG8
19155-UMC-NWRK-XX-M2-A-13781-P01 Unit BG7-8 Elevations and section
19155-UMC-NWRK-XX-M2-A-13782-P01 Unit BG7-8 Elevations
19155-UMC-NWRK-ZZ-M2-A-1071-P02 Unit BG7 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1072-P01 Unit BG7 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-10783- Unit BG7-8 Fencing plan
19155-UMC-NWRK-ZZ-M2-A-1073 Unit BG7 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1081-P02 Unit BG8 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1082-P01 Unit BG8 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1085-P01 Unit BG8 Roof Plan
19155-UMC-NWRK-ZZ-M2-A-10782-P01 Unit BG8 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1085-P01 Unit BG8 Warehouse plan
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 until an updated Phasing Plan has been submitted to and approved in writing by the Local Planning Authority in line with the principles set out in Construction Phasing Plans Ref. PLN-SK-D-0200.P03 and PLN-SK-D-0201.P03. The Phasing Plan shall include details and timings of each individual phase of development, including demolition, site preparation, groundworks, site reprofiling, on site and off site highway infrastructure works and the construction of buildings and other structures through to landscaping and biodiversity enhancements and site completion addressing works both across the wider site as well as within each defined plot. The development shall be implemented in accordance with the approved phasing plan.
REASON: In the interests of the proper planning of the development and the delivery of economic development comprising storage and distribution floorspace in accordance with the National Planning Policy Framework 2023, Policies SD1, EP1, CN9, EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
4 The premises hereby approved shall only be used for Class B8 uses (including ancillary office floorspace and gatehouses) in accordance with other conditions of this planning permission and for no other purpose of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended), or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification and for no other purpose permitted under Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
REASON: In the interests of highways safety in accordance with Policies EP1 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
5 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no building, structure or other alteration permitted by Class H of Part 7 of Schedule 2 of the Order shall be allowed on the application site.
REASON: To ensure highway safety and in the interests of the amenity of the area in accordance with National Planning Policy Framework (2023) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
6 Notwithstanding the submitted details, no development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and agreed in writing with the Local Planning Authority (in consultation with the Highway Authority, National Highways and Biodiversity Officers). This shall have regard to the individual phases as detailed within the Phasing Plan as approved under Condition 3 and shall set out, but not be limited to the following for the
individual phases:
The proposed construction traffic routes to the site, to be identified on a plan; Construction Traffic Management (to include the co-ordination of deliveries and plant and materials and the disposing of waste resulting from demolitionand/or construction so as to avoid undue interference with the operation ofthe public highway, particularly during the Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800) periods);
An estimate of the daily movement of the construction traffic, profiled for each construction phase, identifying the peak level of vehicle movements for each day;
The hours of construction work and deliveries;
Access route for the construction phases;
Area(s) for the parking of vehicles of site operatives and visitors
Area(s) for the loading and unloading of plant and materials;
Area(s) for the storage of construction plant and materials;
Details of wheel washing facilities;
A scheme to maintain air quality and minimise dust emissions arising from construction activities on the site to be informed by the Environmental
Statement Chapter 13 and the Appendices. The scheme shall include details of all dust suppression measures and the methods to monitor emissions of dust arising from the development;
The mitigation measures in respect of noise and disturbance during the construction phase including vibration and noise limits, monitoring
methodology, screening, a detailed specification of plant and equipment to be used and construction traffic routes informed by the Environmental
Statement Chapter 14 and ES Addendum;
Details of waste management arrangements;
The storage of materials and construction waste, including waste recycling where possible;
The storage and dispensing of fuels, chemicals, oils and any hazardous materials (including hazardous soils);
Details of the rerouting of the oil pipeline and assessment of contamination risk
The proposed maintenance and aftercare of the site;
Measures to avoid impacts on the non-statutory designated sites and retained habitats;
Details of drainage arrangements during the construction phase identifying how surface water run-off will be dealt with so as not to increase the risk of flooding to downstream areas as a result of the construction programme;
Protection measures for hedgerows and grasslands;
Risk Assessments and Method Statements for the works;
Contact details of personnel responsible for the construction works; and
Soil movement, methods of tracking soil movement and details for demonstrating soil will be suitable for use.
Addresses the parameters and concerns laid out within the Construction Environmental Management Plan Framework and the Ecological Constraints Report by FPCR dated 11/2023.
The Construction Environmental Management Plan shall have regard to the approved tree protection measures secured within Condition 7. The phases of the development shall be carried out in accordance with the approved Construction Environmental Management Plan.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029, whilst also in order to prevent impacts during construction on key habitats and species and trees in line with relevant wildlife legislation and Policy EM1 and EM4 of the Basingstoke and Deane Local Plan
7 Notwithstanding the submitted details, no development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a final scheme for tree protection, prepared in accordance with BS5837 "Trees in Relation to Design, Demolition and Construction" has been submitted to and approved in writing by the Local Planning Authority. The scheme shall have regard to the individual phases as detailed within the Phasing Plan as approved under Condition 3 and as a minimum, include:
a tree protection plan comprising a drawing at no less than 1:500 scale showing the position of protection zones, fencing and ground protection measures to be established for retained trees;
the specification for protective fencing and a timetable to show when fencing will be erected and dismantled which shall be aligned with the Phasing Plan as approved under Condition 3;
details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities;
details of any levels changes within or adjacent to protection zones;
a drawing to show visibility splays in relation to trees, outlining any works to trees demonstrating how visibility splays will be achieved;
details of the surface treatment to be applied within any tree protection zones, including a full specification and method statement;
the routing of site cabling with provisions for reducing their impact on trees to an acceptable level;
a specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme;
provision for briefing construction personnel on compliance with the plan, including incorporation of tree protection recommendations into a construction method statement;
provision for signage of protection zones and precautionary areas;
details of contractor access during the construction phase;
a tree protection mitigation plan detailing emergency tree protection and remediation measures which shall be implemented in the event that the tree protection measures are contravened;
provision for the appointment of an arboriculturist to supervise construction activity occurring on the site. The arboriculturist will be responsible for the implementation of temporary protective measures; shall oversee the installation of approved special engineering solutions designed for trees; and shall be responsible for organising a pre-commencement meeting with the Local Planning Authority Tree Officer (contact 01256 844 844) once the temporary tree and ground protection is in place and ready for inspection.
a tree protection mitigation plan detailing emergency tree protection and remediation measures which shall be implemented in the event that the tree protection measures are disrupted during development.
No development or other operations shall take place other than in complete accordance with the approved tree protection scheme. Tree and ground protection measures shall be erected or installed prior to any site activity starting within each individual phase of the development and shall be retained and maintained throughout the development of the respective phases. If any tree shown to be retained is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.
REASON: In the absence of full details accompanying the planning application and to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and National Planning Policy Framework (2023).
8 No development or other operations (including demolition, site preparation/ clearance and groundworks) shall commence until a scheme detailing measures to protect the Grade II listed milestone has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme of protective measures and shall remain in place until the new roundabout on the A30 is complete.
REASON: In the absence of satisfactory details accompanying the planning application and to protect the amenities of the occupiers of nearby properties, to minimise the impact on the existing biodiversity of the site and to ensure highway safety in accordance with Policies EM4, EM6, EM10, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 Prior to occupation of any part of development hereby permitted, a Framework Operational Management Plan (OMP) will be submitted to and agreed in writing by the Local Planning Authority (in consultation with National Highways and Hampshire County Council). The Framework Operational Management Plan will include but not limited to the following:
Details of HGV routing;
Measures to manage HGV movements during peak periods (Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800));
Details of staff shift changes which seek to minimise the effect during peak operational periods of the surrounding highway network;
Signage Strategy;
Car Park Management Plan;
Framework Travel Plan for staff on site;
No HGVs to enter or leave the site other than directly from junction 7 of the M3.
The OMP should include detailed proposals for ensuring the HGV routeing is adhered to.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development will be carried out in accordance with Drawing 19155-UMC-NWRK-ZZ-M2-A-1004-P08(Proposed Site Layout). This shall include the total car parking provision being no more than 961 car parking spaces and 156 HGV Parking spaces.
REASON: To ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 Notwithstanding the details submitted, no drainage system shall be installed to any phase of the development hereby permitted as detailed within the Phasing Plan approved under Condition 3 until full details of drainage and its location has beensubmitted to and approved in writing by the Local Planning Authority (in consultation with National Highways). The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation of the development hereby permitted and retained in accordance with the agreed specification. No surface water shall be permitted to run off from the development on to the Strategic Road Network or into any drainage system connected to the
Strategic Road Network. No drainage connections from any part of the development may be made to any Strategic Road Network drainage systems.
REASON: In the absence of full details accompanying the planning application and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the HighwaysAct 1980, to satisfy the reasonable requirements of road safety and to ensure thatthe development is adequately drained in accordance with Policies CN9 and EM7 of the Basingstoke and Deane Local Plan 2011-202
12 Notwithstanding the details submitted, prior to the first installation of lighting on any individual phase as detailed within the Phasing Plan approved under Condition 3, an amended Lighting Strategy for that phase shall be submitted to and approved in writing by the Local Planning Authority (in consultation with National Highways). Final details of external lighting shall be informed by the Lighting Strategy prepared by Design for Lighting Ltd dated May 2024 and shall include full details of the lighting fixtures and cowls, levels of luminance, and the timing of its provision to ensure the lighting scheme is sensitive to nocturnal animals and the landscape character. The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation of the development within the relevant phase hereby permitted and retained in accordance with the agreed specification unless otherwise agreed in writing by the Local Planning Authority (in consultation with National Highways).
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety and accordance with Policy CN9 of the Basingstoke and Deane Local Plan and in the interests of biodiversity to satisfy Policy EM4 of the Basingstoke and Deane Local Plan
13 Prior to commencement of any excavation adjacent to the M3, the Vehicle Restraint System as set out on drawing no VD20233-M3J7 VRS BARRIER-004 will be constructed and open to vehicular traffic.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and with Policy CN9 of the Basingstoke and Deane Local Plan to satisfy the reasonable requirements of road safety,
14 The development hereby approved shall be undertaken in accordance with recommendations and procedures contained within Chapter 6 Discussions and Recommendations of the Dormouse Survey Report by FPCR dated 8/2023.
REASON: In order to mitigate adverse impacts on dormice and meet derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) by retaining onsite populations of dormice in a favourable conservation status, and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 by preventing adverse effects on a key species.
15 The development shall be carried out in accordance with recommendations and procedures contained within Chapter 5 Discussions and Recommendations of the Bat Survey Report by FPCR dated 11/2023.
REASON: In order to address impacts on roosting and foraging bats utilising the site and meet derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) to retain the populations of bats on site in favourable conservation status, and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 by preventing adverse impacts on key species.
16 The development shall be carried out in accordance with recommendations and procedures contained with Chapter 7 Mitigation and Enhancement of the Breeding Birds Survey by FPCR dated 11/2023.
REASON: In order to meet with protection under the Wildlife and Countryside Act 1981 (Amended) and Policy EM4 of the Basingstoke and Deane Local Plan.
17 Piling and using penetrative methods shall not be carried out other than with the written consent of the Local Planning Authority. Seeking written consent will require the prior submission of full details of the piling and penetrative methods within each individual phase as detailed within the Phasing Plan as approved under Condition 3 and the timing of the piling works. The development shall be carried out in accordance with the approved details.
REASON: To ensure that the proposed development does not harm groundwater resources in line with paragraph 174 of the National Planning Policy Framework (2023) and Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.
18 Each individual phase of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of reused or imported material has taken place and b) the reused or imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to the installation of any fixed plant and equipment on each individual phase as detailed within the Phasing Plan as approved under Condition 3, an assessment to show that the rating level of any fixed plant and equipment, to be used as part of this development, shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019) shall be submitted to, and approved in writing by, the Local Planning Authority. All approved fixed plant and mitigation measures shall be installed in accordance with the approved details and retained as such throughout the life of the development.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The development shall not be occupied until confirmation has been provided that either:
All foul water network upgrades required to accommodate the additional flows from the development have been completed; or
A development and infrastructure phasing plan has been agreed with the Local Planning Authority in consultation with Thames Water to allow development to be occupied. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan.
REASON: In the absence of full details accompanying the planning application and to ensure that the proposed development has the necessary infrastructure provision in accordance with Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029. Network reinforcement works are likely to be required to accommodate the proposed development. Any reinforcement works identified will be necessary in order to avoid sewage flooding and/or potential pollution incidents. The developer can request information to support the discharge of this condition by visiting the Thames Water website at www.thameswater.co.uk/preplanning.
21 The development shall be carried out and thereafter maintained in accordance with the detailed materials schedules so approved and referenced on the approved drawings listed in condition 1 of this decision.
REASON: 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.
22 Notwithstanding the details submitted, no development above slab level shall commence for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until full hard landscape proposals have been submitted to and approved in writing by the Local Planning Authority for that phase. These details shall include, as appropriate, proposed finished levels or contours, hard surfacing materials, boundary treatments and minor artefacts and structures (e.g. furniture, refuse or other storage units, signs, external services etc). In addition, implementation timetables and maintenance programmes detailing all operations to be carried out to allow successful establishment of hard landscaping, shall be submitted to and approved in writing by the Local Planning Authority to accompany the landscaping details. All hard landscape works shall be carried out, retained and maintained in accordance with the approved details prior to the occupation of the respective phase of the development or in accordance with the timetable agreed with the Local Planning Authority.
REASON: In the absence of full details accompanying the planning application and in the interests of the amenities and character of the area in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 Notwithstanding the landscaping details submitted, no development above slab level shall occur for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until full soft landscaping plans have been submitted to and approved in writing by the Local Planning Authority for that phase. The soft landscaping plans for the respective phases shall detail, but not be limited to:
full planting details, schedules of plants (noting species, planting sizes and proposed numbers/densities where appropriate) and cultivation and other operations associated with plant and grass establishment;
Tree planting schedule to include the details of the new tree genus and species with use of native woodland species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
All soft landscape works shall be carried out, retained and maintained in accordance with the approved details. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: In the absence of satisfactory details accompanying the planning application, details are required to ensure the development delivers landscaping appropriate to the site, to secure the quality and visual amenity and to contribute towards biodiversity enhancements in accordance with Policies EM1, EM4, EM10 and EP1 of the Basingstoke and Deane Local Plan 2011-2029.
24 No building or use hereby permitted shall be occupied or the use commenced until the parking for HGVs, cars (to include the accessible spaces and EV charging spaces), two wheeler spaces and cycle parking as shown on the plans comprising an approved Site Layout Plan as required by Condition 10 have been implemented. The number and type of parking spaces detailed within these Site Layout Plans shall thereafter be maintained and retained in accordance with the approved plans, be kept free of obstruction and available for the parking of the respective vehicles only associated with the development.
REASON: To ensure the provision of adequate parking facilities to serve the development constructed to an acceptable standard in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
25 Each phase of the development shall be carried out in accordance with the Hydrock Remediation Statement and Verification Plan (ref. 12768-HYD-XX-XX-RP-GE-5001) dated 28th November 2023.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
26 If, during the implementation of each phase of the development as detailed within the Phasing Plan approved under Condition 3, contamination not previously identified is found to be present at the site then it should be reported immediately to the Local Planning Authority. No further development shall be carried out within the individual phase until the additional contamination has been fully assessed and a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the Local Planning Authority. The development shall only commence in accordance with the approved remediation strategy.
REASON: To ensure that the development does not contribute to, is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site in accordance with Policies EM6 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 Each individual phase of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 25 and/or condition 26 that any remediation scheme required and approved under the provisions of condition 25 and/or condition 26 has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;
1. as built drawings of the implemented scheme;
2. photographs of the remediation works in progress;
3. Certificates demonstrating that imported and/or material left in situ is free of contamination.
Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under Condition 26, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
28 No development above ground floor slab level for each Plot as detailed within the Phasing Plan approved under Condition 3 shall commence on site until a Construction Statement detailing how the building within that Plot shall achieve BREEAM 'Outstanding in water efficiency (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) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of precise 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.
29 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall incorporate energy efficiency measures, renewable energy, sustainable design principles and climate change adaptation measures into the design and construction of the development in accordance with the contents of the Energy and Sustainability Statement prepared by BE Sustainable Statement and dated 30 April February 2024.
REASON: To ensure the development incorporates measures to minimise the effects of and can adapt to a changing climate in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
30 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied/brought into use until a scheme for the provision of Electric Vehicle Charging points has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in full accordance with the approved scheme and shall be retained as such thereafter.
REASON: In the absence of precise details accompanying the planning submission and to ensure that the development provides opportunities for sustainable transport modes in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
31 Within 12 months of the occupation of any of the individual plots of the development as detailed within the Phasing Plan approved under Condition 3 hereby permitted, final post construction BREEAM certificates confirming the BREEAM rating of the building hereby permitted shall be submitted to the Local Planning Authority. The submitted certificates and supporting information shall demonstrate the endeavours which have been made to achieve an overall "outstanding" rating score, including "outstanding" standards for water consumption, and (where appropriate) the technical and/or viability reasons why particular standards cannot be achieved.
REASON: To ensure the development is in accordance with the provisions of Policies EM8 and EM9 of the Basingstoke and Deane Local Plan 2011-2029.
32 Within 12 months from the commencement of development, the dwelling, Kynance, shall cease to be used for any purpose; and within two months of that day, the existing dwelling shall be demolished and the resultant materials permanently removed from the site.
REASON: The development hereby permitted would result in adverse harm to residential amenity and to accord with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
33 Prior to the occupation of any Plot within the development hereby permitted as detailed within the Phasing Plan approved under Condition 3, a Service Delivery Management Plan for that Plot will be submitted to and agreed in writing by the Local Planning Authority (in consultation with National Highways and Hampshire County Council). The Service Delivery Management Plan will include but not be limited to the following:
Signage strategy;
Details of timings and routing of deliveries which seek to avoid the effect during the peak periods (Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800)); on the local and strategic road network;
Details of HGV routing;
No HGVs to enter or leave the site other than directly from junction 7 of the M3 (except for times when the M3 is closed) to be included within a Service and Delivery Management Plan.
REASON: In the absence of accompanying the application, details are required to ensure that the M3 trunk Road and the local road network continue to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
34 No development or other operations (including demolition, site preparation/ clearance and groundworks) shall commence within each individual phase as detailed within the Phasing Plan as approved under Condition 3 until a plan showing the location of all proposed utility services for that phase that avoids conflict with the trees to be retained has been submitted to and approved in writing by the Local Planning Authority. This shall include gas, electricity, communications, water and drainage and external lighting. No development or other operations shall take place other than in complete accordance with the Utility Plan.
REASON: In the absence of full details accompanying the planning application and to ensure that reasonable measures are taken to safeguard the retained tree in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (2023) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
35 Notwithstanding the details submitted no development above slab level shall occur for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until a revised Landscape and Ecological Management Plan has been submitted to and approved in writing by the Local Planning Authority setting out the long term design objectives, management responsibilities and maintenance schedules for all landscape areas within that phase. The soft landscaping shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: In the absence of satisfactory details accompanying the planning application, a revised plan is required to provide a single consistent approach to landscape maintenance and management that ensures due regard is paid to the continuing enhancement and maintenance of amenity afforded by landscape features in accordance with Policies EM1, EM4, EM10 and EP1 of the Basingstoke and Deane Local Plan 2011-2029.
36 All planting, seeding or turfing contained in the approved landscaping details (Condition 23) shall be carried out in the first planting and seeding seasons following the first occupation of the buildings or the completion of the individual phases as detailed within the Phasing Plan approved under Condition 3, whichever is the sooner. All subsequent maintenance operations identified in the revised Landscape and Ecological Management Plan required under Condition 36 shall be implemented in accordance with that programme. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved.
REASON: In the interests of the amenities and character of the area in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
37 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied or use commence until a Resource Management Plan for that plot has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details in perpetuity. In addition, no building or use hereby permitted shall be occupied or use commence until the refuse store and area/facilities allocated for storing of recyclable materials, as shown on the approved plans have been completed in accordance with the approved plans. Thereafter, all refuse and recyclable materials associated with the development shall either be stored within this dedicated store/area, as shown on the approved plans, or internally within the building(s) that form part of the application site.
REASON: To safeguard the amenity of the occupiers of adjoining premises; to protect the general environment; prevent any obstruction to pedestrian movement and to ensure that there are adequate facilities for the storage and recycling of recoverable materials in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
38 Notwithstanding the submitted bat survey information, prior to the removal of the mature tree on site identified to have bat potential as identified in the FPCR Environment and Design Ltd 9312 AMS Tree Protection Rev E-min, a method statement for the tree removal shall be submitted to and approved in writing by the Local Planning Authority. This shall include precautionary pre-commencement nocturnal surveys and/or an aerial tree climbing inspection of the tree. The removal of the tree shall take place only when it has been confirmed that the tree is unoccupied by bats. Providing that no bats are present the tree will be section felled by experienced arborists under the supervision of an appropriately licenced bat worker.
REASON: In the absence of satisfactory details accompanying the planning application and to minimise the impact on the existing biodiversity and protected species in accordance with the National Planning Policy Framework (2021) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029
39 Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved. The submitted details shall include:
- Maintenance schedules for each drainage feature type and ownership.
- Details of protection measures.
The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to first occupation of the development in the absence of being secured within the application documentation to ensure that the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
40 Prior to the implementation of the drainage system hereby approved, an assessment of the risks to controlled waters shall be submitted to and approved in writing by the Local Planning Authority, in conjunction with the Environment Agency. The development shall proceed in accordance with the approved appropriate mitigation measures identified in the submitted risk assessment.
REASON: In the absence of details accompanying the planning application and to ensure that the development does not contribute to, is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution caused by mobilised contaminants in accordance with Policies EM6 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
41 No development above ground floor slab level for the first unit to be constructed on site shall commence until details of the pumping station have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of details accompanying the planning application and to ensure a satisfactory development in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
42 No additional mezzanine floors shall be inserted in any of the units hereby approved without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To mitigate impacts on the highway network and to ensure that there is adequate parking provision in accordance with the National Planning Policy Framework (2021) and Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
43 No development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a scheme detailing necessary measures to protect the full extent of the two infiltrations basins have been submitted to and approved by the Local Planning Authority and the LLFA and implemented thereafter. The protection measures should remain in place on site until the attenuation basins are to be brought into active use, to prevent any siltation, excavation, compaction, vehicle access, use of any machinery or any other operational activity that could affect its ability to function as an infiltration system to the extent determined in the Flood Risk Assessment and the detailed drainage calculations for the site.
REASON: Details are required prior to first occupation of the development in the absence of being secured within the application documentation to ensure that the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Subject to detailed design, this development involves work to the public highway (strategic road network and local road network) that can only be undertaken within the scope of a legal Agreement or Agreements between the applicant and National Highways (as the strategic highway company appointed by the Secretary of State for Transport) and, as necessary and appropriate, the Local Highway Authority, Hampshire County Council. Planning permission in itself does not permit these works. It is the applicant's responsibility to ensure that before commencement of any works to the public highway, any necessary Agreements under the Highways Act 1980 are also obtained (and at no cost to Highways England). Works to the highway will normally require an agreement or agreements, under Section 278 of the Highways Act, with Highways England and the Local Highway Authority.
5. If this development will result in new postal addresses or changes in addresses, please contact the Council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can also be found on the Council's website.
6. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
7. This Decision Notice must be read in conjunction with any Highways Agreement completed under the terms of Section 278 of the Highways Act 1980 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
8. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the council with regard to the necessary consents applicable under the Building Regulations.
9. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming.
10. Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.
11. The applicant's attention is drawn to the consultation response received from Fisher German LLP dated 28 June 2024 reference RS/HA/BD/0460/241006/NG/KC regarding actions required before any works affecting the exolum pipeline are undertaken.
Interest
Name
Item No./Topic
Parish Council
Mrs Harden
Item 1 – 23/03120/FUL
Parish Council
Ms Williamson
Item 1 – 23/03120/FUL
Objector
HCC Reid
Item 1 – 23/03120/FUL
Objector
Mrs Taylor
Item 1 – 23/03120/FUL
Objector
Mr Napier
Item 1 – 23/03120/FUL
Support
Mr Barker
Item 1 – 23/03120/FUL
Support
Mr Taylor
Item 1 – 23/03120/FUL
Councillor
Hart
Item 1 – 23/03120/FUL
Councillor
Jones
Item 1 – 23/03120/FUL
1 Application - 23/03120/FUL: Demolition of three dwellings, outbuildings and related structures and construction of storage and distribution units (use class B8) with ancillary offices and gatehouses, associated infrastructure works (including parking and landscaping), and full details of site levels, access, drainage, tree retention and diversion of underground pipeline. (Phased and delivered across separate and self-contained plots). Site: Land At Oakdown Farm Winchester Road Dummer Basingstoke
The Committee considered the report set out on pages 41 of 245 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Members referred to the inspector’s comments on application number 22/00667/FUL which was appealed by the applicant and subsequently dismissed on 15th December 2022. In particular Members noted that the need for the floorspace had not been a reason for dismissal of the appeal.
It was discussed that the inspector’s principal concerns in dismissing the appeal had related to the visual impact to the area and that this needed to be considered when determining the application in considering changes made to the proposed development.
It was noted that there were positive changes to the proposed application, such as a height reduction, six warehouses with green corridors and biodiversity net gains through mitigation. Members discussed whether the changes were substantial enough to address the issues raised by the inspector.
It was considered that the plans and visual information of the application demonstrated a visual reduction in ridge height when comparing the 15 year projection of the previous application to the proposed application as the warehouses would now be below the background from certain viewpoints and with improved landscaping there would be further visual mitigation.
Some Members considered that the application was contrary to Basingstoke and Deane Local Plan Policy EP1 l) as the proposal would not successfully mitigate the impact of the development on the character of nearby settlements.
Other Members expressed their reservations on the visual impact on the landscape and change of use on the land.
The importance of the site visit was expressed. By visiting the site from various viewpoints Members had an appreciation of the mitigation on the adverse visual impact that had been identified by the Inspector in the previous appeal decision.
It was identified that there was a public benefit of the warehouses attracting inward investment to support the economy and was situated at a suitable location for the proximity to Junction 7 of the M3.
It was suggested that with time the warehouses would become part of the landscape.
Although Members understood concerns raised by the public, they had to consider the application based on Basingstoke and Deane’s adopted planning policies, legislation and other material considerations including previous decisions by the Development Control Committee and the Inspector. The main reason for dismissal of the appeal was the impact on the landscape and most Members believed it had been sufficiently mitigated and would therefore be untenable to refuse on that reason.
RESOLVED that: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
• Employment Skills Plan and Employment Skills Plan Method Statement.
• Biodiversity Management Plan (to be consistent with the updated Landscape and Ecological Management Plan) and to secure Biodiversity Net Gain.
• Delivery of site access works and offsite mitigation prior to occupation as set out in submitted plans.
• Financial contribution of £1,600,000 to support a half hourly bus service operating 7 days a week between the site and Basingstoke town centre.
• Financial contribution of £60,000 towards improvements to the Up Street footway connecting the site to Dummer or other active travel improvements in the vicinity of the site.
• Full Travel Plan together with a costed surety and approval and monitoring fees.
• Provision of low noise road traffic surface and commuted sum for future maintenance in front of Ganderdown Cottages and the new dwellings under construction.
Should the requirements set out above not be satisfactorily secured within 12 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons
Subject to the following conditions and informatives:-
Conditions
1 The development hereby approved shall be carried out in accordance with the
following approved plans:
19155-UMC-NWRK-ZZ-M2-A-1001 Site Location Plan
19155-UMC-NWRK-ZZ-M2-A-1004-P08 Proposed Site Layout
19155-UMC-NWRK-ZZ-M2-A-1009-P03 Cycle Shelter Details
19155-UMC-NWRK-ZZ-M2-A-1010-P03 Gatehouse Plans and locations
Engineering/Highways/Drainage Plans:
BSK-SLR-HGN-PLN-DR-D-0100 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0101 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0102 P06 General Arrangement Plan
BSK-SLR-HGN-PLN-DR-D-0500-P06_Proposed Site Drainage GA
BSK-SLR-HGN-PLN-DR-D-0610 P08 - Onsite Earthworks Levels Plan
BSK-VEC-HGN-PLN-SK-D-0200 P02 Construction Phasing Plan - Sheet 1 of 2
BSK-VEC-HGN-PLN-SK-D-0201 P02 Construction Phasing Plan - Sheet 2 of 2
232121-ECE-ZZ-XX-DR-C-5210-P5 Drainage Layout Masterplan
232121-ECE-ZZ-XX-DR-C-5211-P4 Drainage Layout 1 (BG1)
232121-ECE-ZZ-XX-DR-C-5212-P4 Drainage Layout 2 (BG2)
232121-ECE-ZZ-XX-DR-C-5213-P3 Drainage Layout 3 (BG3/4)
232121-ECE-ZZ-XX-DR-C-5214-P2 Drainage Layout 4 (BG5/6)
232121-ECE-ZZ-XX-DR-C-5215-P2 Drainage Layout 5 (BG7/8)
232121-ECE-ZZ-XX-DR-C-5240-P5 Proposed Exceedance Flooding Layout
232121-ECE-ZZ-XX-DR-C-9001-P6 Site Levels Masterplan
232121-ECE-ZZ-XX-DR-C-9002-P6 Site Levels Plan 1 (BG1)
232121-ECE-ZZ-XX-DR-C-9003-P6 Site Levels Plan 2 (BG2)
232121-ECE-ZZ-XX-DR-C-9004-P4 Site Levels Plan 3 (BG3/4)
232121-ECE-ZZ-XX-DR-C-9005-P3 Site Levels Plan 4 (BG5/6)
232121-ECE-ZZ-XX-DR-C-9006-P3 Site Levels Plan 5 (BG7/8)
Landscape Plans:
BSK-BCA-ELS-XX-DR-L-S4-2063-20-01-P7-Landscape-Species-schedule
BSK-BCA-ELS-XX-DR-L-S4-2063-20-02-P3-Tree-pit-staking-plnt-prot-details BSK-BCA-ELS-XX-DR-L-S4-2063-20-03-P12-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-04-P11-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-05-P11-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-06-P9-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-07-P9-Landscape Proposals Drawing
BSK-BCA-ELS-XX-DR-L-S4-2063-20-10-P10-Illustrative-lscp-sections_Sheet1of3
BSK-BCA-ELS-XX-DR-L-S4-2063-20-11-P3-Illustrative-lscp-sections_Sheet2of3
BSK-BCA-ELS-XX-DR-L-S4-2063-20-12-P3-Illustrative-lscp-sections_Sheet3of3
BSK-BCA-ELS-XX-SP-L-S4-2063-20-RP01-P4-Lscp-main-man-prop
2006-DFL-ELG-XX-LD-EO-13004-S3-P06 Updated Lighting Layout
Unit BG1
19155-UMC-NWRK-XX-M2-A-1311-P06 Unit BG1 Elevations and section
19155-UMC-NWRK-XX-M2-A-1312-P05 Unit BG1 Elevations
19155-UMC-NWRK-ZZ-M2-A-1011-P05 Unit BG1 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1012-P05 Unit BG1 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1013-P04 Unit BG1 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1015-P04 Unit BG1 Hub Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1016-P04 Unit BG1 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1017-P04 Unit BG1 Fencing plan
Unit BG2
19155-UMC-NWRK-XX-M2-A-1321-P05 Unit BG2 Elevations and section
19155-UMC-NWRK-XX-M2-A-1322-P04 Unit BG2 Elevations
19155-UMC-NWRK-ZZ-M2-A-1021-P06 Unit BG2 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1022-P05 Unit BG2 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1023-P04 Unit BG2 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1025-P04 Unit BG2 Hub Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1026-P05 Unit BG2 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1027-P05 Unit BG2 Fencing plan
Unit BG3 and BG4
19155-UMC-NWRK-XX-M2-A-13341-P02 Unit BG3-4 Elevations and section
19155-UMC-NWRK-XX-M2-A-13342-P01 Unit BG3-4 Elevations
19155-UMC-NWRK-ZZ-M2-A-1031-P02 Unit BG3 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1032-P01 Unit BG3 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1033 Unit BG3 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1041-P02 Unit BG4 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1042-P01 Unit BG4 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1043 Unit BG4 Roof plan
19155-UMC-NWRK-ZZ-M2-A-10341-P01 Unit BG3-4 Externals plan
19155-UMC-NWRK-ZZ-M2-A-10342-P01 Unit BG3-4 Fencing plan
Unit BG5
19155-UMC-NWRK-XX-M2-A-1351-P01 Unit BG5 Elevations and section
19155-UMC-NWRK-XX-M2-A-1353-P01 Unit BG5 Elevations
19155-UMC-NWRK-ZZ-M2-A-1051-P02 Unit BG5 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1052-P01 Unit BG5 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1053 Unit BG5 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1055 Unit BG5 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1056 Unit BG5 Fencing plan
Unit BG6
19155-UMC-NWRK-XX-M2-A-1361-P01 Unit BG6 Elevations and section
19155-UMC-NWRK-XX-M2-A-1362-P01 Unit BG6 Elevations
19155-UMC-NWRK-ZZ-M2-A-1061-P02 Unit BG6 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1062-P01 Unit BG6 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1063 Unit BG6 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1065-P01 Unit BG6 Externals plan
19155-UMC-NWRK-ZZ-M2-A-1066 Unit BG6 Fencing Plan
Unit BG7 and BG8
19155-UMC-NWRK-XX-M2-A-13781-P01 Unit BG7-8 Elevations and section
19155-UMC-NWRK-XX-M2-A-13782-P01 Unit BG7-8 Elevations
19155-UMC-NWRK-ZZ-M2-A-1071-P02 Unit BG7 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1072-P01 Unit BG7 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-10783- Unit BG7-8 Fencing plan
19155-UMC-NWRK-ZZ-M2-A-1073 Unit BG7 Roof plan
19155-UMC-NWRK-ZZ-M2-A-1081-P02 Unit BG8 Office floor plans
19155-UMC-NWRK-ZZ-M2-A-1082-P01 Unit BG8 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1085-P01 Unit BG8 Roof Plan
19155-UMC-NWRK-ZZ-M2-A-10782-P01 Unit BG8 Warehouse plan
19155-UMC-NWRK-ZZ-M2-A-1085-P01 Unit BG8 Warehouse plan
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 until an updated Phasing Plan has been submitted to and approved in writing by the Local Planning Authority in line with the principles set out in Construction Phasing Plans Ref. PLN-SK-D-0200.P03 and PLN-SK-D-0201.P03. The Phasing Plan shall include details and timings of each individual phase of development, including demolition, site preparation, groundworks, site reprofiling, on site and off site highway infrastructure works and the construction of buildings and other structures through to landscaping and biodiversity enhancements and site completion addressing works both across the wider site as well as within each defined plot. The development shall be implemented in accordance with the approved phasing plan.
REASON: In the interests of the proper planning of the development and the delivery of economic development comprising storage and distribution floorspace in accordance with the National Planning Policy Framework 2023, Policies SD1, EP1, CN9, EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
4 The premises hereby approved shall only be used for Class B8 uses (including ancillary office floorspace and gatehouses) in accordance with other conditions of this planning permission and for no other purpose of the Schedule to the Town and Country Planning (Use Classes) Order 1987 (as amended), or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order with or without modification and for no other purpose permitted under Part 3 of Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended)
REASON: In the interests of highways safety in accordance with Policies EP1 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
5 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no building, structure or other alteration permitted by Class H of Part 7 of Schedule 2 of the Order shall be allowed on the application site.
REASON: To ensure highway safety and in the interests of the amenity of the area in accordance with National Planning Policy Framework (2023) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
6 Notwithstanding the submitted details, no development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and agreed in writing with the Local Planning Authority (in consultation with the Highway Authority, National Highways and Biodiversity Officers). This shall have regard to the individual phases as detailed within the Phasing Plan as approved under Condition 3 and shall set out, but not be limited to the following for the
individual phases:
The proposed construction traffic routes to the site, to be identified on a plan; Construction Traffic Management (to include the co-ordination of deliveries and plant and materials and the disposing of waste resulting from demolitionand/or construction so as to avoid undue interference with the operation ofthe public highway, particularly during the Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800) periods);
An estimate of the daily movement of the construction traffic, profiled for each construction phase, identifying the peak level of vehicle movements for each day;
The hours of construction work and deliveries;
Access route for the construction phases;
Area(s) for the parking of vehicles of site operatives and visitors
Area(s) for the loading and unloading of plant and materials;
Area(s) for the storage of construction plant and materials;
Details of wheel washing facilities;
A scheme to maintain air quality and minimise dust emissions arising from construction activities on the site to be informed by the Environmental
Statement Chapter 13 and the Appendices. The scheme shall include details of all dust suppression measures and the methods to monitor emissions of dust arising from the development;
The mitigation measures in respect of noise and disturbance during the construction phase including vibration and noise limits, monitoring
methodology, screening, a detailed specification of plant and equipment to be used and construction traffic routes informed by the Environmental
Statement Chapter 14 and ES Addendum;
Details of waste management arrangements;
The storage of materials and construction waste, including waste recycling where possible;
The storage and dispensing of fuels, chemicals, oils and any hazardous materials (including hazardous soils);
Details of the rerouting of the oil pipeline and assessment of contamination risk
The proposed maintenance and aftercare of the site;
Measures to avoid impacts on the non-statutory designated sites and retained habitats;
Details of drainage arrangements during the construction phase identifying how surface water run-off will be dealt with so as not to increase the risk of flooding to downstream areas as a result of the construction programme;
Protection measures for hedgerows and grasslands;
Risk Assessments and Method Statements for the works;
Contact details of personnel responsible for the construction works; and
Soil movement, methods of tracking soil movement and details for demonstrating soil will be suitable for use.
Addresses the parameters and concerns laid out within the Construction Environmental Management Plan Framework and the Ecological Constraints Report by FPCR dated 11/2023.
The Construction Environmental Management Plan shall have regard to the approved tree protection measures secured within Condition 7. The phases of the development shall be carried out in accordance with the approved Construction Environmental Management Plan.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029, whilst also in order to prevent impacts during construction on key habitats and species and trees in line with relevant wildlife legislation and Policy EM1 and EM4 of the Basingstoke and Deane Local Plan
7 Notwithstanding the submitted details, no development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a final scheme for tree protection, prepared in accordance with BS5837 "Trees in Relation to Design, Demolition and Construction" has been submitted to and approved in writing by the Local Planning Authority. The scheme shall have regard to the individual phases as detailed within the Phasing Plan as approved under Condition 3 and as a minimum, include:
a tree protection plan comprising a drawing at no less than 1:500 scale showing the position of protection zones, fencing and ground protection measures to be established for retained trees;
the specification for protective fencing and a timetable to show when fencing will be erected and dismantled which shall be aligned with the Phasing Plan as approved under Condition 3;
details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities;
details of any levels changes within or adjacent to protection zones;
a drawing to show visibility splays in relation to trees, outlining any works to trees demonstrating how visibility splays will be achieved;
details of the surface treatment to be applied within any tree protection zones, including a full specification and method statement;
the routing of site cabling with provisions for reducing their impact on trees to an acceptable level;
a specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme;
provision for briefing construction personnel on compliance with the plan, including incorporation of tree protection recommendations into a construction method statement;
provision for signage of protection zones and precautionary areas;
details of contractor access during the construction phase;
a tree protection mitigation plan detailing emergency tree protection and remediation measures which shall be implemented in the event that the tree protection measures are contravened;
provision for the appointment of an arboriculturist to supervise construction activity occurring on the site. The arboriculturist will be responsible for the implementation of temporary protective measures; shall oversee the installation of approved special engineering solutions designed for trees; and shall be responsible for organising a pre-commencement meeting with the Local Planning Authority Tree Officer (contact 01256 844 844) once the temporary tree and ground protection is in place and ready for inspection.
a tree protection mitigation plan detailing emergency tree protection and remediation measures which shall be implemented in the event that the tree protection measures are disrupted during development.
No development or other operations shall take place other than in complete accordance with the approved tree protection scheme. Tree and ground protection measures shall be erected or installed prior to any site activity starting within each individual phase of the development and shall be retained and maintained throughout the development of the respective phases. If any tree shown to be retained is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.
REASON: In the absence of full details accompanying the planning application and to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and National Planning Policy Framework (2023).
8 No development or other operations (including demolition, site preparation/ clearance and groundworks) shall commence until a scheme detailing measures to protect the Grade II listed milestone has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved scheme of protective measures and shall remain in place until the new roundabout on the A30 is complete.
REASON: In the absence of satisfactory details accompanying the planning application and to protect the amenities of the occupiers of nearby properties, to minimise the impact on the existing biodiversity of the site and to ensure highway safety in accordance with Policies EM4, EM6, EM10, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 Prior to occupation of any part of development hereby permitted, a Framework Operational Management Plan (OMP) will be submitted to and agreed in writing by the Local Planning Authority (in consultation with National Highways and Hampshire County Council). The Framework Operational Management Plan will include but not limited to the following:
Details of HGV routing;
Measures to manage HGV movements during peak periods (Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800));
Details of staff shift changes which seek to minimise the effect during peak operational periods of the surrounding highway network;
Signage Strategy;
Car Park Management Plan;
Framework Travel Plan for staff on site;
No HGVs to enter or leave the site other than directly from junction 7 of the M3.
The OMP should include detailed proposals for ensuring the HGV routeing is adhered to.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development will be carried out in accordance with Drawing 19155-UMC-NWRK-ZZ-M2-A-1004-P08(Proposed Site Layout). This shall include the total car parking provision being no more than 961 car parking spaces and 156 HGV Parking spaces.
REASON: To ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 Notwithstanding the details submitted, no drainage system shall be installed to any phase of the development hereby permitted as detailed within the Phasing Plan approved under Condition 3 until full details of drainage and its location has beensubmitted to and approved in writing by the Local Planning Authority (in consultation with National Highways). The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation of the development hereby permitted and retained in accordance with the agreed specification. No surface water shall be permitted to run off from the development on to the Strategic Road Network or into any drainage system connected to the
Strategic Road Network. No drainage connections from any part of the development may be made to any Strategic Road Network drainage systems.
REASON: In the absence of full details accompanying the planning application and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the HighwaysAct 1980, to satisfy the reasonable requirements of road safety and to ensure thatthe development is adequately drained in accordance with Policies CN9 and EM7 of the Basingstoke and Deane Local Plan 2011-202
12 Notwithstanding the details submitted, prior to the first installation of lighting on any individual phase as detailed within the Phasing Plan approved under Condition 3, an amended Lighting Strategy for that phase shall be submitted to and approved in writing by the Local Planning Authority (in consultation with National Highways). Final details of external lighting shall be informed by the Lighting Strategy prepared by Design for Lighting Ltd dated May 2024 and shall include full details of the lighting fixtures and cowls, levels of luminance, and the timing of its provision to ensure the lighting scheme is sensitive to nocturnal animals and the landscape character. The development shall thereafter be undertaken in strict accordance with the approved details prior to the first occupation of the development within the relevant phase hereby permitted and retained in accordance with the agreed specification unless otherwise agreed in writing by the Local Planning Authority (in consultation with National Highways).
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety and accordance with Policy CN9 of the Basingstoke and Deane Local Plan and in the interests of biodiversity to satisfy Policy EM4 of the Basingstoke and Deane Local Plan
13 Prior to commencement of any excavation adjacent to the M3, the Vehicle Restraint System as set out on drawing no VD20233-M3J7 VRS BARRIER-004 will be constructed and open to vehicular traffic.
REASON: In the interests of highway safety, convenience of highway users and to ensure that the M3 Trunk Road continues to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and with Policy CN9 of the Basingstoke and Deane Local Plan to satisfy the reasonable requirements of road safety,
14 The development hereby approved shall be undertaken in accordance with recommendations and procedures contained within Chapter 6 Discussions and Recommendations of the Dormouse Survey Report by FPCR dated 8/2023.
REASON: In order to mitigate adverse impacts on dormice and meet derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) by retaining onsite populations of dormice in a favourable conservation status, and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 by preventing adverse effects on a key species.
15 The development shall be carried out in accordance with recommendations and procedures contained within Chapter 5 Discussions and Recommendations of the Bat Survey Report by FPCR dated 11/2023.
REASON: In order to address impacts on roosting and foraging bats utilising the site and meet derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) to retain the populations of bats on site in favourable conservation status, and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 by preventing adverse impacts on key species.
16 The development shall be carried out in accordance with recommendations and procedures contained with Chapter 7 Mitigation and Enhancement of the Breeding Birds Survey by FPCR dated 11/2023.
REASON: In order to meet with protection under the Wildlife and Countryside Act 1981 (Amended) and Policy EM4 of the Basingstoke and Deane Local Plan.
17 Piling and using penetrative methods shall not be carried out other than with the written consent of the Local Planning Authority. Seeking written consent will require the prior submission of full details of the piling and penetrative methods within each individual phase as detailed within the Phasing Plan as approved under Condition 3 and the timing of the piling works. The development shall be carried out in accordance with the approved details.
REASON: To ensure that the proposed development does not harm groundwater resources in line with paragraph 174 of the National Planning Policy Framework (2023) and Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.
18 Each individual phase of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of reused or imported material has taken place and b) the reused or imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to the installation of any fixed plant and equipment on each individual phase as detailed within the Phasing Plan as approved under Condition 3, an assessment to show that the rating level of any fixed plant and equipment, to be used as part of this development, shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019) shall be submitted to, and approved in writing by, the Local Planning Authority. All approved fixed plant and mitigation measures shall be installed in accordance with the approved details and retained as such throughout the life of the development.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The development shall not be occupied until confirmation has been provided that either:
All foul water network upgrades required to accommodate the additional flows from the development have been completed; or
A development and infrastructure phasing plan has been agreed with the Local Planning Authority in consultation with Thames Water to allow development to be occupied. Where a development and infrastructure phasing plan is agreed, no occupation shall take place other than in accordance with the agreed development and infrastructure phasing plan.
REASON: In the absence of full details accompanying the planning application and to ensure that the proposed development has the necessary infrastructure provision in accordance with Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029. Network reinforcement works are likely to be required to accommodate the proposed development. Any reinforcement works identified will be necessary in order to avoid sewage flooding and/or potential pollution incidents. The developer can request information to support the discharge of this condition by visiting the Thames Water website at www.thameswater.co.uk/preplanning.
21 The development shall be carried out and thereafter maintained in accordance with the detailed materials schedules so approved and referenced on the approved drawings listed in condition 1 of this decision.
REASON: 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.
22 Notwithstanding the details submitted, no development above slab level shall commence for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until full hard landscape proposals have been submitted to and approved in writing by the Local Planning Authority for that phase. These details shall include, as appropriate, proposed finished levels or contours, hard surfacing materials, boundary treatments and minor artefacts and structures (e.g. furniture, refuse or other storage units, signs, external services etc). In addition, implementation timetables and maintenance programmes detailing all operations to be carried out to allow successful establishment of hard landscaping, shall be submitted to and approved in writing by the Local Planning Authority to accompany the landscaping details. All hard landscape works shall be carried out, retained and maintained in accordance with the approved details prior to the occupation of the respective phase of the development or in accordance with the timetable agreed with the Local Planning Authority.
REASON: In the absence of full details accompanying the planning application and in the interests of the amenities and character of the area in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 Notwithstanding the landscaping details submitted, no development above slab level shall occur for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until full soft landscaping plans have been submitted to and approved in writing by the Local Planning Authority for that phase. The soft landscaping plans for the respective phases shall detail, but not be limited to:
full planting details, schedules of plants (noting species, planting sizes and proposed numbers/densities where appropriate) and cultivation and other operations associated with plant and grass establishment;
Tree planting schedule to include the details of the new tree genus and species with use of native woodland species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
All soft landscape works shall be carried out, retained and maintained in accordance with the approved details. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: In the absence of satisfactory details accompanying the planning application, details are required to ensure the development delivers landscaping appropriate to the site, to secure the quality and visual amenity and to contribute towards biodiversity enhancements in accordance with Policies EM1, EM4, EM10 and EP1 of the Basingstoke and Deane Local Plan 2011-2029.
24 No building or use hereby permitted shall be occupied or the use commenced until the parking for HGVs, cars (to include the accessible spaces and EV charging spaces), two wheeler spaces and cycle parking as shown on the plans comprising an approved Site Layout Plan as required by Condition 10 have been implemented. The number and type of parking spaces detailed within these Site Layout Plans shall thereafter be maintained and retained in accordance with the approved plans, be kept free of obstruction and available for the parking of the respective vehicles only associated with the development.
REASON: To ensure the provision of adequate parking facilities to serve the development constructed to an acceptable standard in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
25 Each phase of the development shall be carried out in accordance with the Hydrock Remediation Statement and Verification Plan (ref. 12768-HYD-XX-XX-RP-GE-5001) dated 28th November 2023.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
26 If, during the implementation of each phase of the development as detailed within the Phasing Plan approved under Condition 3, contamination not previously identified is found to be present at the site then it should be reported immediately to the Local Planning Authority. No further development shall be carried out within the individual phase until the additional contamination has been fully assessed and a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the Local Planning Authority. The development shall only commence in accordance with the approved remediation strategy.
REASON: To ensure that the development does not contribute to, is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution from previously unidentified contamination sources at the development site in accordance with Policies EM6 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 Each individual phase of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 25 and/or condition 26 that any remediation scheme required and approved under the provisions of condition 25 and/or condition 26 has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;
1. as built drawings of the implemented scheme;
2. photographs of the remediation works in progress;
3. Certificates demonstrating that imported and/or material left in situ is free of contamination.
Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under Condition 26, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
28 No development above ground floor slab level for each Plot as detailed within the Phasing Plan approved under Condition 3 shall commence on site until a Construction Statement detailing how the building within that Plot shall achieve BREEAM 'Outstanding in water efficiency (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) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of precise 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.
29 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall incorporate energy efficiency measures, renewable energy, sustainable design principles and climate change adaptation measures into the design and construction of the development in accordance with the contents of the Energy and Sustainability Statement prepared by BE Sustainable Statement and dated 30 April February 2024.
REASON: To ensure the development incorporates measures to minimise the effects of and can adapt to a changing climate in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
30 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied/brought into use until a scheme for the provision of Electric Vehicle Charging points has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in full accordance with the approved scheme and shall be retained as such thereafter.
REASON: In the absence of precise details accompanying the planning submission and to ensure that the development provides opportunities for sustainable transport modes in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
31 Within 12 months of the occupation of any of the individual plots of the development as detailed within the Phasing Plan approved under Condition 3 hereby permitted, final post construction BREEAM certificates confirming the BREEAM rating of the building hereby permitted shall be submitted to the Local Planning Authority. The submitted certificates and supporting information shall demonstrate the endeavours which have been made to achieve an overall "outstanding" rating score, including "outstanding" standards for water consumption, and (where appropriate) the technical and/or viability reasons why particular standards cannot be achieved.
REASON: To ensure the development is in accordance with the provisions of Policies EM8 and EM9 of the Basingstoke and Deane Local Plan 2011-2029.
32 Within 12 months from the commencement of development, the dwelling, Kynance, shall cease to be used for any purpose; and within two months of that day, the existing dwelling shall be demolished and the resultant materials permanently removed from the site.
REASON: The development hereby permitted would result in adverse harm to residential amenity and to accord with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
33 Prior to the occupation of any Plot within the development hereby permitted as detailed within the Phasing Plan approved under Condition 3, a Service Delivery Management Plan for that Plot will be submitted to and agreed in writing by the Local Planning Authority (in consultation with National Highways and Hampshire County Council). The Service Delivery Management Plan will include but not be limited to the following:
Signage strategy;
Details of timings and routing of deliveries which seek to avoid the effect during the peak periods (Monday-Friday AM Peak (0800-0900) and PM Peak (1630-1800)); on the local and strategic road network;
Details of HGV routing;
No HGVs to enter or leave the site other than directly from junction 7 of the M3 (except for times when the M3 is closed) to be included within a Service and Delivery Management Plan.
REASON: In the absence of accompanying the application, details are required to ensure that the M3 trunk Road and the local road network continue to be an effective part of the national system of routes for through traffic in accordance with section 10 of the Highways Act 1980 and to satisfy the reasonable requirements of road safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
34 No development or other operations (including demolition, site preparation/ clearance and groundworks) shall commence within each individual phase as detailed within the Phasing Plan as approved under Condition 3 until a plan showing the location of all proposed utility services for that phase that avoids conflict with the trees to be retained has been submitted to and approved in writing by the Local Planning Authority. This shall include gas, electricity, communications, water and drainage and external lighting. No development or other operations shall take place other than in complete accordance with the Utility Plan.
REASON: In the absence of full details accompanying the planning application and to ensure that reasonable measures are taken to safeguard the retained tree in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (2023) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
35 Notwithstanding the details submitted no development above slab level shall occur for any individual phase as detailed within the Phasing Plan as approved under Condition 3 until a revised Landscape and Ecological Management Plan has been submitted to and approved in writing by the Local Planning Authority setting out the long term design objectives, management responsibilities and maintenance schedules for all landscape areas within that phase. The soft landscaping shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: In the absence of satisfactory details accompanying the planning application, a revised plan is required to provide a single consistent approach to landscape maintenance and management that ensures due regard is paid to the continuing enhancement and maintenance of amenity afforded by landscape features in accordance with Policies EM1, EM4, EM10 and EP1 of the Basingstoke and Deane Local Plan 2011-2029.
36 All planting, seeding or turfing contained in the approved landscaping details (Condition 23) shall be carried out in the first planting and seeding seasons following the first occupation of the buildings or the completion of the individual phases as detailed within the Phasing Plan approved under Condition 3, whichever is the sooner. All subsequent maintenance operations identified in the revised Landscape and Ecological Management Plan required under Condition 36 shall be implemented in accordance with that programme. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved.
REASON: In the interests of the amenities and character of the area in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
37 Each individual plot of the development as detailed within the Phasing Plan approved under Condition 3 shall not be occupied or use commence until a Resource Management Plan for that plot has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details in perpetuity. In addition, no building or use hereby permitted shall be occupied or use commence until the refuse store and area/facilities allocated for storing of recyclable materials, as shown on the approved plans have been completed in accordance with the approved plans. Thereafter, all refuse and recyclable materials associated with the development shall either be stored within this dedicated store/area, as shown on the approved plans, or internally within the building(s) that form part of the application site.
REASON: To safeguard the amenity of the occupiers of adjoining premises; to protect the general environment; prevent any obstruction to pedestrian movement and to ensure that there are adequate facilities for the storage and recycling of recoverable materials in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
38 Notwithstanding the submitted bat survey information, prior to the removal of the mature tree on site identified to have bat potential as identified in the FPCR Environment and Design Ltd 9312 AMS Tree Protection Rev E-min, a method statement for the tree removal shall be submitted to and approved in writing by the Local Planning Authority. This shall include precautionary pre-commencement nocturnal surveys and/or an aerial tree climbing inspection of the tree. The removal of the tree shall take place only when it has been confirmed that the tree is unoccupied by bats. Providing that no bats are present the tree will be section felled by experienced arborists under the supervision of an appropriately licenced bat worker.
REASON: In the absence of satisfactory details accompanying the planning application and to minimise the impact on the existing biodiversity and protected species in accordance with the National Planning Policy Framework (2021) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029
39 Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the development hereby approved. The submitted details shall include:
- Maintenance schedules for each drainage feature type and ownership.
- Details of protection measures.
The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to first occupation of the development in the absence of being secured within the application documentation to ensure that the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
40 Prior to the implementation of the drainage system hereby approved, an assessment of the risks to controlled waters shall be submitted to and approved in writing by the Local Planning Authority, in conjunction with the Environment Agency. The development shall proceed in accordance with the approved appropriate mitigation measures identified in the submitted risk assessment.
REASON: In the absence of details accompanying the planning application and to ensure that the development does not contribute to, is not put at unacceptable risk from, or adversely affected by, unacceptable levels of water pollution caused by mobilised contaminants in accordance with Policies EM6 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
41 No development above ground floor slab level for the first unit to be constructed on site shall commence until details of the pumping station have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of details accompanying the planning application and to ensure a satisfactory development in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
42 No additional mezzanine floors shall be inserted in any of the units hereby approved without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To mitigate impacts on the highway network and to ensure that there is adequate parking provision in accordance with the National Planning Policy Framework (2021) and Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
43 No development or other operations (including demolition, site preparation/clearance and groundworks) shall commence until a scheme detailing necessary measures to protect the full extent of the two infiltrations basins have been submitted to and approved by the Local Planning Authority and the LLFA and implemented thereafter. The protection measures should remain in place on site until the attenuation basins are to be brought into active use, to prevent any siltation, excavation, compaction, vehicle access, use of any machinery or any other operational activity that could affect its ability to function as an infiltration system to the extent determined in the Flood Risk Assessment and the detailed drainage calculations for the site.
REASON: Details are required prior to first occupation of the development in the absence of being secured within the application documentation to ensure that the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Subject to detailed design, this development involves work to the public highway (strategic road network and local road network) that can only be undertaken within the scope of a legal Agreement or Agreements between the applicant and National Highways (as the strategic highway company appointed by the Secretary of State for Transport) and, as necessary and appropriate, the Local Highway Authority, Hampshire County Council. Planning permission in itself does not permit these works. It is the applicant's responsibility to ensure that before commencement of any works to the public highway, any necessary Agreements under the Highways Act 1980 are also obtained (and at no cost to Highways England). Works to the highway will normally require an agreement or agreements, under Section 278 of the Highways Act, with Highways England and the Local Highway Authority.
5. If this development will result in new postal addresses or changes in addresses, please contact the Council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can also be found on the Council's website.
6. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
7. This Decision Notice must be read in conjunction with any Highways Agreement completed under the terms of Section 278 of the Highways Act 1980 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
8. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the council with regard to the necessary consents applicable under the Building Regulations.
9. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming.
10. Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.
11. The applicant's attention is drawn to the consultation response received from Fisher German LLP dated 28 June 2024 reference RS/HA/BD/0460/241006/NG/KC regarding actions required before any works affecting the exolum pipeline are undertaken.
6
Exclusion of press and public
To consider whether, in view of the nature of the remaining items on the agenda, any of them are likely to involve the disclosure of exempt or confidential information within the terms of Schedule 12A of the Local Government Act 1972
7
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