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, 4th December 2024
6:30 PM
Wednesday, 4th December 2024
6:30 PM
End:
Wednesday, 4th December 2024
9:30 PM
Wednesday, 4th December 2024
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
04 Dec 2024
04 Dec 2024
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Vice-Chair
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Committee Member
Mayor
Reserve
Chair of the Human Resources Committee
Committee Member
Reserve
Leader of the Conservative Group
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Chair
Chair of the Development Control Committee
Committee Member
Vice-Chair of Human Resources Committee
Guest
Cabinet Member for Climate and Ecological Emergency
Agenda
1
Apologies for absence and substitutions
Minutes
Cllr Howard-Sorrell was replaced by Councillor Tuck.
Cllr Freeman was replaced by Councillor Lee.
Councillor Court sent his apologies.
Councillor Miller sent his apologies.
Cllr Freeman was replaced by Councillor Lee.
Councillor Court sent his apologies.
Councillor Miller sent his apologies.
2
Declarations of interest
Minutes
Councillor Durrant declared that he had consulted with the legal and planning officers with regards to his objections made to the development as a Parish Councillor Chairman and as a Ward Councillor at appeal. He accepted the Inspectors decision that the site would be developed as per the outline permission, and he has entered the Development Control process with an open mind regarding the Reserved Matters for this application and considered himself not predetermined.
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 6th November and 20th November 2024
The Chair will move that the minutes of the meeting held on the 6th November 2024 be signed as a correct record.
The minutes of the meeting held on the 20th November will be approved at the Development Control Committee held on the 8th January 2024.
The only part of the minutes that can be discussed is their accuracy.
The minutes of the meeting held on the 20th November will be approved at the Development Control Committee held on the 8th January 2024.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 6th November 2024 25 Nov 2024
Minutes
The Chair confirmed that the minutes of the meetings held on the 6th November 2024 were confirmed by the Committee as a correct record.
Minutes of the meeting held on the 20th November would be approved at the Development Control meeting held on the 8th January 2025.
Minutes of the meeting held on the 20th November would be approved at the Development Control meeting held on the 8th January 2025.
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: Bramley
Contact Officer: Planning and Development Manager
Wards Affected: Bramley
Attachments:
- Document Report 25 Nov 2024
- Document Index 25 Nov 2024
- Document Applications 25 Nov 2024
- Document Update Front Sheet 04.12.2024 25 Nov 2024
- Document Update 04.12.2024 25 Nov 2024
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish
Mr Flooks
Item 1 - 23/02868/RES
Objector
Mr Herbert
Item 1 - 23/02868/RES
Support
Ms Bruce
Item 1 - 23/02868/RES
Support
Ms Wishaw
Item 1 - 23/02868/RES
Councillor
Tomblin
Item 1 - 23/02868/RES
Councillor
Tomblin read out Cllr Oborn’s comments
Item 1 - 23/02868/RES
Councillor
Chatburn
Item 1 - 23/02868/RES
1 Application - 23/02868/RES: Reserved matters application submitted pursuant to outline planning APP/H1705/W/22/3302752 for 140 dwellings, Class E Community building, public open space, landscaping, drainage, parking, and associated infrastructure works. Site: Land At Stocks Farm The Street Bramley Hampshire
The Committee considered the report set out on pages 39 of 107 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 applicationand some Members were concerned with flood and surface water issues and potential pollution and believed it would have been beneficial to have had a green corridor to provide a flood mitigation area.
Other Members disagreed as the surface water flooding arrangements and the impact any surface water drainage would have on downstream ecology, in particular the pond within the garden of Stocks Farm had been reviewed and considered by the Inspector during the Appeal. It was highlighted that the Inspector was satisfied with the Environmental Agency, Thames Water and the Lead Local Flood Authority responses and the conditions imposed for the Outline Application.
Members asked that an informative be included for the Construction Management Plan to cover biodiversity on the pre-commencement work.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Plan Coloured Version (Built Area) Drawing Number 1244-23-200 Rev R
Site Plan (Built Area) Drawing Number 1244-23-200 Rev R
Site Plan (whole site) Drawing Number 1244-23-201 Rev R
Community Building - Plans and Elevations 1244-23-801 Rev A
- Floor Plans (Code B1/B2) Plots 1, 35, 37, 53, 57, 60, 62, 66, 67, 69, 73, 80 and 108 Drawing Number EG_BLENP_DM.2 Rev BBlenheim - Elevations (Code B1) Plots 53, 67, 73 and 108 Drawing Number EG_BLENP_DM.2 Rev A
Blenheim - Elevations (Code B2) Plots 1, 35 37, 57, 60, 66, 69 and 80 Drawing Number EG_BLENP_DM.2
Harrogate Lifestyle - Floor Plans and Elevations (Code B1) Plots 5 and 29 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle - Floor Plans and Elevations (Code A1) Plot 47 Drawing Number EG_HARRQ_DM.2
Henley - Floor Plans (Code B1) Plots 2, 48, 55, 59, 70, 79, 100, 107 and 118 Drawing Number EG_HENL_DM.2
Henley - Elevations (Code B1) Plots 2, 48, 55, 59, 70, 79, 100, 107 and 118 Drawing Number EG_HENL_DM.2
Leamington Lifestyle - Floor Plans and Elevations (CodeB1) Plots 30 and 33 Drawing Number EG_LEAMQ_DM.2
Highgrove - Floor Plans Plots 36, 52, 61, 63, 65, 68, 72, 74 and 78 Drawing Number EG_HIGHP_DM.2 Rev B
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code B1) Plots 7,32 and 34 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code B1) Plots 121 and 140 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code A1) Plot 3 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code A1) Plot 31 Drawing Number EG_HARRQ_DM.2
Highgrove RVT - Elevations (Code A1) Plots 52, 61, 63, 72 and 74 Drawing Number EG_HIGHP_DM.2 Rev A
Leamington Lifestyle RVT - Floor Plans and Elevations (Code B1) Plot 4 Drawing Number EG_LEAMQ_DM.2
Leamington Lifestyle RVT - Floor Plans and Elevations (Code B1) Plot 139 Drawing Number EG_LEAMQ_DM.2
Overton RVT - Floor Plans and Elevations (Code A1) Plot 46 Drawing Number EG_OVER_DM.2
Richmond RVT - Elevations (Code B1) Plot 106 Drawing Number EG_RICH_DM.2
Highgrove - Elevation (code A1) Plots 36, 65, 68 and 78 Drawing Number EG_HIGHP_DM.2 Rev B
Letchworth - Elevations (Code A1) Plots 8-9 and 98-99 Drawing Number EG_LETC_SM.2
Letchworth - Floor Plans Plots 8-9 and 98-99 Drawing Number EG_LETC_SM.2 Rev A
Marlow - Floor Plans and Elevations (Code A1) Plots 6, 28, 51, 104 and 116 Drawing Number EG_MARO_DM.2
Overton - Floor Plans and Elevations (Code A1) Plots 25,105 and 117 Drawing Number EG_OVER_DM.2 Rev A
Oxford Lifestyle - Floor Plans and Elevations (Code A1) Plots 76 and 103 Drawing Number EG_OXFOQ_DM.2
Oxford Lifestyle - Floor Plans and Elevations (Code B1) Plots 26, 39, 75, 111 and 114 Drawing Number EG_OXFOQ_DM.2
Richmond - Floor Plans Plots 38, 49, 50, 54, 56, 58, 71, 77, 101, 102, 106, 109, 110, 119 and 120 Drawing Number EG_RICH_DM.2
Richmond - Elevations (Code B1) Plots 49, 50, 56, 71, 77, 101, 102, 109, 110 and 119 Drawing Number EG_RICH_DM.2
Richmond - Elevations (Code A1) Plots 38, 54, 58 and 120 Drawing Number EG_RICH_DM.2
Sandringham - Floor Plans Plot 64 Drawing Number EG_SANDP_DM.2
Sandringham - Elevations (Code B1) Plot 64 Drawing Number EG_SANDP_DM.2
Windsor - Floor Plans and Elevations (code B1) Plots 27,81 and 115 Drawing Number EG_WINS_DM.2 Rev A
Leadon/Stour RVT - Elevations Plots 126-132
Leadon/Stour RVT - Floor Plans Plots 126-132
Leadon/Trent RVT - Floor Plans and Elevations Plots 84-86 Drawing Number EG_SPEG_OM.2, EG_SPEF_OM.2
Ledbury RVT - Floor Plans and Elevations Plots 23 and 24
Ledbury RVT - Floor Plans and Elevations Plots 10 and 11
Stour RVT - Floor Plans and Elevations (Code B1) Plots 21, 22, 40 and 41 Drawing Number EG_STOUM_EM.1
Trent RVT - Elevations (Code B1) Plots 133-136 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2
Trent RVT - Floor Plans Plots 133-136 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2
Trent RVT - Floor Plans and Elevations Plots 42-43 Drawing Number EG_TRENM_EM.2 EG_TRENM_MM.2
Ledbury - Floor Plans and Elevations Plots 44,45,96,97,122 and 123 Ledbury - Floor Plans and Elevations Plots 82,83,112 and 113
Trent RVT - Floor Plans and Elevations Plots 124 and 125 Drawing Number EG_TRENM_EM.1
Trent/Spey RVT - Elevations (Code B1) Plots 87-90 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Elevations Plots 91-95 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Floor Plans Plots 87-90 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT- Floor Plans Plots 91-95 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Floor Plans and Elevations (Code B1) Plots 12-14 Drawing Number EG_TRENM_EM.2, EG_SPEG_OM.2 Rev A, EG_SPEF_OM.2 Rev A
Trent/Spey - Floor Plans (Code B1) Plots 15-20 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2 , EG_SPEG_OM.2 Rev A, EG_SPEF_OM.2 Rev A
Trent/Spey - Elevations (Code B1 Rev A) Plots 15-20 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Tyne RVT - Floor Plans and Elevations (Code A1), Plots 137 and 138 Drawing Number EG_TYNEM_SM.2,
Plan Drawing Number 1244-23-200 Rev R
Materials Plan Drawing Number 1244-23-300 Rev G
Enclosure Plan Drawing Number 1244-23-500 Rev D
Landscape Strategy Plan Drawing Number 8324/ASP4/LSP Rev C
Hard Landscape Plan Overview Drawing Number 8324.HSP.5.0 Rev F Hard Landscape Plan 1 of 5 Drawing Number 8324.HSP.5.1 Rev F
Hard Landscape Plan 2 of 5 Drawing Number 8324.HSP.5.2 Rev F
Hard Landscape Plan 3 of 5 Drawing Number 8324.HSP.5.3 Rev F
Hard Landscape Plan 4 of 5 Drawing Number 8324.HSP.5.4 Rev F
Hard Landscape Plan 5 of 5 Drawing Number 8324.HSP.5.5 Rev F
Planting Plan Overview Drawing Number 8324.PP.4.0 Rev E
Planting Plan 1 of 14 Drawing Number 8324.PP.4.1 Rev E
Planting Plan 2 of 14 Drawing Number 8324.PP.4.2 Rev E
Planting Plan 3 of 14 Drawing Number 8324.PP.4.3 Rev E
Planting Plan 4 of 14 Drawing Number 8324.PP.4.4 Rev E
Planting Plan 5 of 14 Drawing Number 8324.PP.4.5 Rev E
Planting Plan 6 of 14 Drawing Number 8324.PP.4.6 Rev E
Planting Plan 7 of 14 Drawing Number 8324.PP.4.7 Rev E
Planting Plan 8 of 14 Drawing Number 8324.PP.4.8 Rev E
Planting Plan 9 of 14 Drawing Number 8324.PP.4.9 Rev E
Planting Plan 10 of 14 Drawing Number 8324.PP.4.10 Rev E
Planting Plan 11 of 14 Drawing Number 8324.PP.4.11 Rev E
Planting Plan 12 of 14 Drawing Number 8324.PP.4.12 Rev E
Planting Plan 13 of 14 Drawing Number 8324.PP.4.13 Rev E
Surface Materials Plan Drawing Number 1244-23-800 Rev C
Housing Mix Plan Drawing Number 1244-23-701 Rev C
Building Heights Drawing Number 1244-23-700 Rev C
Existing and Proposed Levels sheet 1 of 2 Drawing Number 11087-100-301 Rev D
Existing and Proposed Levels sheet 2 of 2 Drawing Number 11087-100-302 Rev D
Cycle Storage Drawing Number 1244-23-501
Double Garage Double 001 Drawing Number GAR_DGD1_M.1
Double Garage Double 002 Drawing Number GAR_DGD2_M.1
Double Garage Twin 002 Drawing Number GAR_DGT2_M.1
Single Garage 002 Drawing Number GAR_SGS2_M.1
Vehicle Tracking Sheet 1 of 2 Drawing Number 11087-100-101 Rev D Vehicle Tracking Sheet 2 of 2 Drawing Number 11087-100-102 Rev D
Highway Geometry and visibility Sheet 1 of 2 Drawing Number 11087-100-201 Rev B
Highway Geometry and visibility Sheet 2 of 2 Drawing Number 11087-100-202 Rev B
Parking Strategy Drawing Number 1244-23-601 |Rev C
Adoption Plan Sheet 1 of 2 Drawing Number 11087-100-701 Rev B
Adoption Plan Sheet 2 of 2 Drawing Number 11087-100-702 Rev B
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of facing brickwork and jointing mortar;
the material, size, texture, colour, profile, and source of facing stonework;
the material, size, texture, colour, profile, and source of cladding materials; the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2023), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design, Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018) and Heritage Supplementary Planning Document (March 2019).
3 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5.
The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2023), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design, Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (March 2019).
4 Notwithstanding the submitted details, no development above slab level shall commence on site until full details of the location, specification and design of the skate park, Local Equipment Area for Play (LEAP), kick about area, trim trails and the willow tunnel have been submitted to and approved in writing by the Local Planning Authority. These details must include a timetable for implementation and the following details:
Hard and soft landscape proposals, within the above area (exclusion residential areas) including planting specification within the play areas (species, sizes, stock and numbers) and means of enclosure;
Proposed finished ground levels or contours for this part of site;
Pedestrian access, circulation areas and connectivity to the adjoining open space;
The specific location and design of equipment including materials;
Acoustic report (skate park only) and any required mitigation.
The development shall be carried out in accordance with the approved details.
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, to be agreed in writing by the Local Planning Authority.
REASON: Details are required because insufficient information has been submitted with the application and as to accord with the requirements of the outline planning permission and the legal agreement for the site and Policies CN8, EM1, EM5 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
5 No vehicles, machinery, equipment, materials, spoil, skips, scaffolding, or anything else associated with the works, use or occupation of the development, shall be left on or near to Bramley Footpath 5 and 6 and Bramley Bridleway 7 as to cause obstruction, hindrance or a hazard to the public.
REASON: To protect public safety and convenience of passage on the PROW at all times in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2023).
6 The development shall not be brought into use until all junction visibility splays and forward visibility splays as indicated on the approved plans (drawing numbers 11087-100-201 Rev. B and 11087-100-201 Rev. B) have been provided in which there should be no obstruction to visibility exceeding 1.0 metre in height above the adjacent carriageway channel line have been completed. Such sightlines shall thereafter be retained for the lifetime of the development.
REASON: To provide and maintain adequate visibility in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy T2 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2023).
7 No development above slab level shall occur until details of the trees to be planted adjacent to the highway and within 10m of a street light have been submitted and approved in writing by the Local Planning Authority in consultation with the Highway Authority.
REASON: To ensure that tree species do not conflict with any street lighting columns on site in accordance with Policy CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy T2 of the Bramley Neighbourhood Plan 2011-2029 and National Planning Policy Framework (2023).
8 Prior to occupation of the dwellings/Class E building hereby approved, parking intended to serve a particular unit/building shall be provided in accordance with the details shown on the Parking Strategy Plan. Such provision shall be thereafter maintained.
REASON: To ensure adequate parking provision in the interests of highway safety and in accordance with the National Planning Policy Framework (December 2023) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
9 Prior to occupation of the dwellings, cycle parking and storage intended to serve the dwellings shall be provided in accordance with the approved plans. Such provision shall be thereafter maintained.
REASON: In order to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
10 Prior to the occupation of the Class E building hereby approved details of the cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes of the cycle parking arrangement.
The area of land so provided shall thereafter remain available for the storage of cycles for the lifetime of the development.
REASON: In order to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
11 Each individual plot of the development 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, the Parking Supplementary Planning Document (2018).
12 Development should be undertaken in line with recommendations and procedures contained within Chapter 6 Mitigation Measures and Biodiversity Net Gains of the Updated Ecological Baseline Report by Aspect Ecology dated 11/2023.
REASON: In order to mitigate impacts on key species including bats, badgers, hazel dormouse, hedgehogs, reptiles and amphibians (including GCN) and nesting birds in order to meet with protection under wildlife legislation including the Conservation of Habitats and Species Regulations 2019 (Amended), The Wildlife and Countryside Act 1981 (Amended) and the Badgers Act 1992. The mitigation also prevents adverse impacts on key species in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy RE3 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2023).
13 The development hereby permitted shall be carried out in accordance with the Arboricultural Implication Report, produced by SJA trees Arboriculture Planning Consultants, dated June 2024.
This shall include protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the construction of development. The development shall be carried out in complete accordance with the approved document.
REASON: To ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, and to ensure that trees to be retained are in a safe and healthy condition to the benefit of local amenities in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
14 No development above slab level shall occur on site until full details of the pumping station have been submitted to and approved in writing by the Local Planning Authority. The details shall include the scale, height, external appearance and on site arrangement having regard to 'Secure by Design' principles. The construction of the pumping station shall be carried out in accordance with the approved details prior to the first occupation of the dwellings hereby approved and maintained as such in perpetuity.
REASON: In the absence of full details being provided to accompany the application, details are required to secure the permeability of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029.
15 No development above slab level in relation to the plots on the northern boundary (nos. 64, 69, 72, 73, 74, 78) shall commence until a scheme for protecting these dwellings from noise from the battery storage facility has been submitted to and approved in wiring by The Local Planning Authority. All works which form part of the scheme shall be completed before any of the permitted dwellings are occupied and shall be thereafter maintained.
REASON: Details are required because insufficient information has been submitted with the application in this regard to ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development above slab level shall occur on site until full details of the measures to prevent vehicular and motorbike/mini moto access on to the open spaces in all locations.
REASON: In the absence of full details being provided to accompany the application, details are required to protect the open space in accordance with Policies EM1 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/submit-a-planning-application . 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 55-58).
In this instance:
provided with the opportunity to amend the proposals in light of consultee comments;
considering the imposition of conditions
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The details submitted in relation to condition 2, 5, 11 and 14 of the Outline application 21/03758/OUT, in so far as they relate specifically to this reserved matters application (where relevant), are accepted, and the details approved.
Where conditions require later submission (i.e. to demonstrate compliance), these details remain outstanding and are not hereby approved. Where indicative details are approved, these can form a broad basis for future submissions, but may need amendment throughout the course of future reserved matters applications considering consultation and third party views, and are therefore approved on a without prejudice basis
It is noted that conditions 18 and 19 of application 21/03758/OUT have already been approved under separate cover.
5. The details submitted in relation to obligations of the Legal Agreement associated with Outline permission 21/03758/OUT, in so far as they relate specifically to this reserved matters application (where relevant), are accepted, and the detail approved. This detail relates to the sixth schedule, 2.1 a). Where obligations require later submission, (i.e. to demonstrate compliance, or for a subsequent phase of development), these details remain outstanding and are not hereby approved. Where indicative details are approved, these can form a broad basis for future submissions, but may need amendment throughout the course of future reserved matters applications considering consultation and third party views and are therefore approved on a without prejudice basis.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers Leaflet on the BDBC website http://www.basingstoke.gov.uk/services/envhealth/contaminatedland.htm.
The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority. To ensure any soil, gas or water contamination on the site is remediated to protect the occupiers of the application site and/or adjacent land and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
8. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
9. For the avoidance of doubt, whilst the Construction Environmental Management Plan would include details of the provision of wheel washing facilities, the planning condition can only secure that these are provided, and available for use. Mud on the Highway, or damage to Highway verges, is not a matter that can be enforced by the Planning Authority through the Planning Acts. If any mud is deposited on the public highway despite these provisions (for any wheel washing facilities), this is a matter that would be addressed by the Highway Authority (Hampshire County Council) or the Police, through the Highways Act 1980 and the Road Traffic act 1988, including;
a. Highways Act 1980 Section 137 states: "If a person, without lawful authority or excuse, in any way wilfully obstructs the free passage along a highway he is guilty of an offence".
b. Highways Act 1980 Section 148 states: "If without lawful authority or excuse a person deposits anything whatsoever on a highway to the interruption of any user of the highway he is guilty of an offence.
c. Section 149 of the Highways Act 1980 states: "If anything is deposited on the highway so as to constitute a nuisance/danger the Highway Authority can require the person who put it there to remove it forthwith". Mud causes skidding and is therefore dangerous and a nuisance.
d. Highways Act 1980 Section 161 states: "If a person, without lawful authority or excuse, deposits anything whatsoever on a highway in consequence of which a user of the highway is injured or endangered, that person is guilty of an offence".
e. Furthermore, the Road Traffic Act 1988 covers situations where a mechanically propelled vehicle is driven dangerously on a road. Driving dangerously can include driving a vehicle in a state that could cause danger to others.
Punishment for these offences by the Highway Authority or the Police ranges from fines to imprisonment.
10. 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) for the Outline Planning application 21/03758/OUT. You are advised to satisfy yourself that you have all the relevant documentation.
11. The Applicant should note that as that the proposed roads and footways are being offered for adoption, the S38 process will still need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link - https://www.hants.gov.uk/transport/developers/constructionstandards This process will require additional information to that submitted to date and require formal engineering drawings for assessment which may result in updates to the layout being required. As such, it is recommended that the developer engage with the S38 team at their earliest convenience.
12. The applicant should be reminded that works affecting ordinary watercourses require consent from the LLFA in addition to any planning permissions:
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse.
13. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
14. In preparing details of the Construction Environmental Management Plan (CEMP) secured by Condition 8 on the outline decision notice (APP/H1705/W/22/3302752/21/03758/OUT) the applicant is advised of the comments of the Development Control Committee meeting held on 4 December 2024 regarding the CEMP including measures to protect biodiversity value on site during the construction phases.
Interest
Name
Item No./Topic
Parish
Mr Flooks
Item 1 - 23/02868/RES
Objector
Mr Herbert
Item 1 - 23/02868/RES
Support
Ms Bruce
Item 1 - 23/02868/RES
Support
Ms Wishaw
Item 1 - 23/02868/RES
Councillor
Tomblin
Item 1 - 23/02868/RES
Councillor
Tomblin read out Cllr Oborn’s comments
Item 1 - 23/02868/RES
Councillor
Chatburn
Item 1 - 23/02868/RES
1 Application - 23/02868/RES: Reserved matters application submitted pursuant to outline planning APP/H1705/W/22/3302752 for 140 dwellings, Class E Community building, public open space, landscaping, drainage, parking, and associated infrastructure works. Site: Land At Stocks Farm The Street Bramley Hampshire
The Committee considered the report set out on pages 39 of 107 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 applicationand some Members were concerned with flood and surface water issues and potential pollution and believed it would have been beneficial to have had a green corridor to provide a flood mitigation area.
Other Members disagreed as the surface water flooding arrangements and the impact any surface water drainage would have on downstream ecology, in particular the pond within the garden of Stocks Farm had been reviewed and considered by the Inspector during the Appeal. It was highlighted that the Inspector was satisfied with the Environmental Agency, Thames Water and the Lead Local Flood Authority responses and the conditions imposed for the Outline Application.
Members asked that an informative be included for the Construction Management Plan to cover biodiversity on the pre-commencement work.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Plan Coloured Version (Built Area) Drawing Number 1244-23-200 Rev R
Site Plan (Built Area) Drawing Number 1244-23-200 Rev R
Site Plan (whole site) Drawing Number 1244-23-201 Rev R
Community Building - Plans and Elevations 1244-23-801 Rev A
- Floor Plans (Code B1/B2) Plots 1, 35, 37, 53, 57, 60, 62, 66, 67, 69, 73, 80 and 108 Drawing Number EG_BLENP_DM.2 Rev BBlenheim - Elevations (Code B1) Plots 53, 67, 73 and 108 Drawing Number EG_BLENP_DM.2 Rev A
Blenheim - Elevations (Code B2) Plots 1, 35 37, 57, 60, 66, 69 and 80 Drawing Number EG_BLENP_DM.2
Harrogate Lifestyle - Floor Plans and Elevations (Code B1) Plots 5 and 29 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle - Floor Plans and Elevations (Code A1) Plot 47 Drawing Number EG_HARRQ_DM.2
Henley - Floor Plans (Code B1) Plots 2, 48, 55, 59, 70, 79, 100, 107 and 118 Drawing Number EG_HENL_DM.2
Henley - Elevations (Code B1) Plots 2, 48, 55, 59, 70, 79, 100, 107 and 118 Drawing Number EG_HENL_DM.2
Leamington Lifestyle - Floor Plans and Elevations (CodeB1) Plots 30 and 33 Drawing Number EG_LEAMQ_DM.2
Highgrove - Floor Plans Plots 36, 52, 61, 63, 65, 68, 72, 74 and 78 Drawing Number EG_HIGHP_DM.2 Rev B
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code B1) Plots 7,32 and 34 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code B1) Plots 121 and 140 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code A1) Plot 3 Drawing Number EG_HARRQ_DM.2
Harrogate Lifestyle RVT - Floor Plans and Elevations (Code A1) Plot 31 Drawing Number EG_HARRQ_DM.2
Highgrove RVT - Elevations (Code A1) Plots 52, 61, 63, 72 and 74 Drawing Number EG_HIGHP_DM.2 Rev A
Leamington Lifestyle RVT - Floor Plans and Elevations (Code B1) Plot 4 Drawing Number EG_LEAMQ_DM.2
Leamington Lifestyle RVT - Floor Plans and Elevations (Code B1) Plot 139 Drawing Number EG_LEAMQ_DM.2
Overton RVT - Floor Plans and Elevations (Code A1) Plot 46 Drawing Number EG_OVER_DM.2
Richmond RVT - Elevations (Code B1) Plot 106 Drawing Number EG_RICH_DM.2
Highgrove - Elevation (code A1) Plots 36, 65, 68 and 78 Drawing Number EG_HIGHP_DM.2 Rev B
Letchworth - Elevations (Code A1) Plots 8-9 and 98-99 Drawing Number EG_LETC_SM.2
Letchworth - Floor Plans Plots 8-9 and 98-99 Drawing Number EG_LETC_SM.2 Rev A
Marlow - Floor Plans and Elevations (Code A1) Plots 6, 28, 51, 104 and 116 Drawing Number EG_MARO_DM.2
Overton - Floor Plans and Elevations (Code A1) Plots 25,105 and 117 Drawing Number EG_OVER_DM.2 Rev A
Oxford Lifestyle - Floor Plans and Elevations (Code A1) Plots 76 and 103 Drawing Number EG_OXFOQ_DM.2
Oxford Lifestyle - Floor Plans and Elevations (Code B1) Plots 26, 39, 75, 111 and 114 Drawing Number EG_OXFOQ_DM.2
Richmond - Floor Plans Plots 38, 49, 50, 54, 56, 58, 71, 77, 101, 102, 106, 109, 110, 119 and 120 Drawing Number EG_RICH_DM.2
Richmond - Elevations (Code B1) Plots 49, 50, 56, 71, 77, 101, 102, 109, 110 and 119 Drawing Number EG_RICH_DM.2
Richmond - Elevations (Code A1) Plots 38, 54, 58 and 120 Drawing Number EG_RICH_DM.2
Sandringham - Floor Plans Plot 64 Drawing Number EG_SANDP_DM.2
Sandringham - Elevations (Code B1) Plot 64 Drawing Number EG_SANDP_DM.2
Windsor - Floor Plans and Elevations (code B1) Plots 27,81 and 115 Drawing Number EG_WINS_DM.2 Rev A
Leadon/Stour RVT - Elevations Plots 126-132
Leadon/Stour RVT - Floor Plans Plots 126-132
Leadon/Trent RVT - Floor Plans and Elevations Plots 84-86 Drawing Number EG_SPEG_OM.2, EG_SPEF_OM.2
Ledbury RVT - Floor Plans and Elevations Plots 23 and 24
Ledbury RVT - Floor Plans and Elevations Plots 10 and 11
Stour RVT - Floor Plans and Elevations (Code B1) Plots 21, 22, 40 and 41 Drawing Number EG_STOUM_EM.1
Trent RVT - Elevations (Code B1) Plots 133-136 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2
Trent RVT - Floor Plans Plots 133-136 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2
Trent RVT - Floor Plans and Elevations Plots 42-43 Drawing Number EG_TRENM_EM.2 EG_TRENM_MM.2
Ledbury - Floor Plans and Elevations Plots 44,45,96,97,122 and 123 Ledbury - Floor Plans and Elevations Plots 82,83,112 and 113
Trent RVT - Floor Plans and Elevations Plots 124 and 125 Drawing Number EG_TRENM_EM.1
Trent/Spey RVT - Elevations (Code B1) Plots 87-90 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Elevations Plots 91-95 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Floor Plans Plots 87-90 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT- Floor Plans Plots 91-95 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Trent/Spey RVT - Floor Plans and Elevations (Code B1) Plots 12-14 Drawing Number EG_TRENM_EM.2, EG_SPEG_OM.2 Rev A, EG_SPEF_OM.2 Rev A
Trent/Spey - Floor Plans (Code B1) Plots 15-20 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2 , EG_SPEG_OM.2 Rev A, EG_SPEF_OM.2 Rev A
Trent/Spey - Elevations (Code B1 Rev A) Plots 15-20 Drawing Number EG_TRENM_EM.2, EG_TRENM_MM.2, EG_SPEG_OM.2, EG_SPEF_OM.2 Tyne RVT - Floor Plans and Elevations (Code A1), Plots 137 and 138 Drawing Number EG_TYNEM_SM.2,
Plan Drawing Number 1244-23-200 Rev R
Materials Plan Drawing Number 1244-23-300 Rev G
Enclosure Plan Drawing Number 1244-23-500 Rev D
Landscape Strategy Plan Drawing Number 8324/ASP4/LSP Rev C
Hard Landscape Plan Overview Drawing Number 8324.HSP.5.0 Rev F Hard Landscape Plan 1 of 5 Drawing Number 8324.HSP.5.1 Rev F
Hard Landscape Plan 2 of 5 Drawing Number 8324.HSP.5.2 Rev F
Hard Landscape Plan 3 of 5 Drawing Number 8324.HSP.5.3 Rev F
Hard Landscape Plan 4 of 5 Drawing Number 8324.HSP.5.4 Rev F
Hard Landscape Plan 5 of 5 Drawing Number 8324.HSP.5.5 Rev F
Planting Plan Overview Drawing Number 8324.PP.4.0 Rev E
Planting Plan 1 of 14 Drawing Number 8324.PP.4.1 Rev E
Planting Plan 2 of 14 Drawing Number 8324.PP.4.2 Rev E
Planting Plan 3 of 14 Drawing Number 8324.PP.4.3 Rev E
Planting Plan 4 of 14 Drawing Number 8324.PP.4.4 Rev E
Planting Plan 5 of 14 Drawing Number 8324.PP.4.5 Rev E
Planting Plan 6 of 14 Drawing Number 8324.PP.4.6 Rev E
Planting Plan 7 of 14 Drawing Number 8324.PP.4.7 Rev E
Planting Plan 8 of 14 Drawing Number 8324.PP.4.8 Rev E
Planting Plan 9 of 14 Drawing Number 8324.PP.4.9 Rev E
Planting Plan 10 of 14 Drawing Number 8324.PP.4.10 Rev E
Planting Plan 11 of 14 Drawing Number 8324.PP.4.11 Rev E
Planting Plan 12 of 14 Drawing Number 8324.PP.4.12 Rev E
Planting Plan 13 of 14 Drawing Number 8324.PP.4.13 Rev E
Surface Materials Plan Drawing Number 1244-23-800 Rev C
Housing Mix Plan Drawing Number 1244-23-701 Rev C
Building Heights Drawing Number 1244-23-700 Rev C
Existing and Proposed Levels sheet 1 of 2 Drawing Number 11087-100-301 Rev D
Existing and Proposed Levels sheet 2 of 2 Drawing Number 11087-100-302 Rev D
Cycle Storage Drawing Number 1244-23-501
Double Garage Double 001 Drawing Number GAR_DGD1_M.1
Double Garage Double 002 Drawing Number GAR_DGD2_M.1
Double Garage Twin 002 Drawing Number GAR_DGT2_M.1
Single Garage 002 Drawing Number GAR_SGS2_M.1
Vehicle Tracking Sheet 1 of 2 Drawing Number 11087-100-101 Rev D Vehicle Tracking Sheet 2 of 2 Drawing Number 11087-100-102 Rev D
Highway Geometry and visibility Sheet 1 of 2 Drawing Number 11087-100-201 Rev B
Highway Geometry and visibility Sheet 2 of 2 Drawing Number 11087-100-202 Rev B
Parking Strategy Drawing Number 1244-23-601 |Rev C
Adoption Plan Sheet 1 of 2 Drawing Number 11087-100-701 Rev B
Adoption Plan Sheet 2 of 2 Drawing Number 11087-100-702 Rev B
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of facing brickwork and jointing mortar;
the material, size, texture, colour, profile, and source of facing stonework;
the material, size, texture, colour, profile, and source of cladding materials; the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2023), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design, Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018) and Heritage Supplementary Planning Document (March 2019).
3 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5.
The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2023), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design, Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (March 2019).
4 Notwithstanding the submitted details, no development above slab level shall commence on site until full details of the location, specification and design of the skate park, Local Equipment Area for Play (LEAP), kick about area, trim trails and the willow tunnel have been submitted to and approved in writing by the Local Planning Authority. These details must include a timetable for implementation and the following details:
Hard and soft landscape proposals, within the above area (exclusion residential areas) including planting specification within the play areas (species, sizes, stock and numbers) and means of enclosure;
Proposed finished ground levels or contours for this part of site;
Pedestrian access, circulation areas and connectivity to the adjoining open space;
The specific location and design of equipment including materials;
Acoustic report (skate park only) and any required mitigation.
The development shall be carried out in accordance with the approved details.
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, to be agreed in writing by the Local Planning Authority.
REASON: Details are required because insufficient information has been submitted with the application and as to accord with the requirements of the outline planning permission and the legal agreement for the site and Policies CN8, EM1, EM5 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
5 No vehicles, machinery, equipment, materials, spoil, skips, scaffolding, or anything else associated with the works, use or occupation of the development, shall be left on or near to Bramley Footpath 5 and 6 and Bramley Bridleway 7 as to cause obstruction, hindrance or a hazard to the public.
REASON: To protect public safety and convenience of passage on the PROW at all times in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2023).
6 The development shall not be brought into use until all junction visibility splays and forward visibility splays as indicated on the approved plans (drawing numbers 11087-100-201 Rev. B and 11087-100-201 Rev. B) have been provided in which there should be no obstruction to visibility exceeding 1.0 metre in height above the adjacent carriageway channel line have been completed. Such sightlines shall thereafter be retained for the lifetime of the development.
REASON: To provide and maintain adequate visibility in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy T2 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2023).
7 No development above slab level shall occur until details of the trees to be planted adjacent to the highway and within 10m of a street light have been submitted and approved in writing by the Local Planning Authority in consultation with the Highway Authority.
REASON: To ensure that tree species do not conflict with any street lighting columns on site in accordance with Policy CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy T2 of the Bramley Neighbourhood Plan 2011-2029 and National Planning Policy Framework (2023).
8 Prior to occupation of the dwellings/Class E building hereby approved, parking intended to serve a particular unit/building shall be provided in accordance with the details shown on the Parking Strategy Plan. Such provision shall be thereafter maintained.
REASON: To ensure adequate parking provision in the interests of highway safety and in accordance with the National Planning Policy Framework (December 2023) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
9 Prior to occupation of the dwellings, cycle parking and storage intended to serve the dwellings shall be provided in accordance with the approved plans. Such provision shall be thereafter maintained.
REASON: In order to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
10 Prior to the occupation of the Class E building hereby approved details of the cycle parking facilities shall be submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes of the cycle parking arrangement.
The area of land so provided shall thereafter remain available for the storage of cycles for the lifetime of the development.
REASON: In order to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
11 Each individual plot of the development 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, the Parking Supplementary Planning Document (2018).
12 Development should be undertaken in line with recommendations and procedures contained within Chapter 6 Mitigation Measures and Biodiversity Net Gains of the Updated Ecological Baseline Report by Aspect Ecology dated 11/2023.
REASON: In order to mitigate impacts on key species including bats, badgers, hazel dormouse, hedgehogs, reptiles and amphibians (including GCN) and nesting birds in order to meet with protection under wildlife legislation including the Conservation of Habitats and Species Regulations 2019 (Amended), The Wildlife and Countryside Act 1981 (Amended) and the Badgers Act 1992. The mitigation also prevents adverse impacts on key species in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy RE3 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2023).
13 The development hereby permitted shall be carried out in accordance with the Arboricultural Implication Report, produced by SJA trees Arboriculture Planning Consultants, dated June 2024.
This shall include protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the construction of development. The development shall be carried out in complete accordance with the approved document.
REASON: To ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, and to ensure that trees to be retained are in a safe and healthy condition to the benefit of local amenities in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
14 No development above slab level shall occur on site until full details of the pumping station have been submitted to and approved in writing by the Local Planning Authority. The details shall include the scale, height, external appearance and on site arrangement having regard to 'Secure by Design' principles. The construction of the pumping station shall be carried out in accordance with the approved details prior to the first occupation of the dwellings hereby approved and maintained as such in perpetuity.
REASON: In the absence of full details being provided to accompany the application, details are required to secure the permeability of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Bramley Neighbourhood Plan 2011-2029.
15 No development above slab level in relation to the plots on the northern boundary (nos. 64, 69, 72, 73, 74, 78) shall commence until a scheme for protecting these dwellings from noise from the battery storage facility has been submitted to and approved in wiring by The Local Planning Authority. All works which form part of the scheme shall be completed before any of the permitted dwellings are occupied and shall be thereafter maintained.
REASON: Details are required because insufficient information has been submitted with the application in this regard to ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development above slab level shall occur on site until full details of the measures to prevent vehicular and motorbike/mini moto access on to the open spaces in all locations.
REASON: In the absence of full details being provided to accompany the application, details are required to protect the open space in accordance with Policies EM1 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/submit-a-planning-application . 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 55-58).
In this instance:
provided with the opportunity to amend the proposals in light of consultee comments;
considering the imposition of conditions
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The details submitted in relation to condition 2, 5, 11 and 14 of the Outline application 21/03758/OUT, in so far as they relate specifically to this reserved matters application (where relevant), are accepted, and the details approved.
Where conditions require later submission (i.e. to demonstrate compliance), these details remain outstanding and are not hereby approved. Where indicative details are approved, these can form a broad basis for future submissions, but may need amendment throughout the course of future reserved matters applications considering consultation and third party views, and are therefore approved on a without prejudice basis
It is noted that conditions 18 and 19 of application 21/03758/OUT have already been approved under separate cover.
5. The details submitted in relation to obligations of the Legal Agreement associated with Outline permission 21/03758/OUT, in so far as they relate specifically to this reserved matters application (where relevant), are accepted, and the detail approved. This detail relates to the sixth schedule, 2.1 a). Where obligations require later submission, (i.e. to demonstrate compliance, or for a subsequent phase of development), these details remain outstanding and are not hereby approved. Where indicative details are approved, these can form a broad basis for future submissions, but may need amendment throughout the course of future reserved matters applications considering consultation and third party views and are therefore approved on a without prejudice basis.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers Leaflet on the BDBC website http://www.basingstoke.gov.uk/services/envhealth/contaminatedland.htm.
The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority. To ensure any soil, gas or water contamination on the site is remediated to protect the occupiers of the application site and/or adjacent land and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
8. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
9. For the avoidance of doubt, whilst the Construction Environmental Management Plan would include details of the provision of wheel washing facilities, the planning condition can only secure that these are provided, and available for use. Mud on the Highway, or damage to Highway verges, is not a matter that can be enforced by the Planning Authority through the Planning Acts. If any mud is deposited on the public highway despite these provisions (for any wheel washing facilities), this is a matter that would be addressed by the Highway Authority (Hampshire County Council) or the Police, through the Highways Act 1980 and the Road Traffic act 1988, including;
a. Highways Act 1980 Section 137 states: "If a person, without lawful authority or excuse, in any way wilfully obstructs the free passage along a highway he is guilty of an offence".
b. Highways Act 1980 Section 148 states: "If without lawful authority or excuse a person deposits anything whatsoever on a highway to the interruption of any user of the highway he is guilty of an offence.
c. Section 149 of the Highways Act 1980 states: "If anything is deposited on the highway so as to constitute a nuisance/danger the Highway Authority can require the person who put it there to remove it forthwith". Mud causes skidding and is therefore dangerous and a nuisance.
d. Highways Act 1980 Section 161 states: "If a person, without lawful authority or excuse, deposits anything whatsoever on a highway in consequence of which a user of the highway is injured or endangered, that person is guilty of an offence".
e. Furthermore, the Road Traffic Act 1988 covers situations where a mechanically propelled vehicle is driven dangerously on a road. Driving dangerously can include driving a vehicle in a state that could cause danger to others.
Punishment for these offences by the Highway Authority or the Police ranges from fines to imprisonment.
10. 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) for the Outline Planning application 21/03758/OUT. You are advised to satisfy yourself that you have all the relevant documentation.
11. The Applicant should note that as that the proposed roads and footways are being offered for adoption, the S38 process will still need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link - https://www.hants.gov.uk/transport/developers/constructionstandards This process will require additional information to that submitted to date and require formal engineering drawings for assessment which may result in updates to the layout being required. As such, it is recommended that the developer engage with the S38 team at their earliest convenience.
12. The applicant should be reminded that works affecting ordinary watercourses require consent from the LLFA in addition to any planning permissions:
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse.
13. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
14. In preparing details of the Construction Environmental Management Plan (CEMP) secured by Condition 8 on the outline decision notice (APP/H1705/W/22/3302752/21/03758/OUT) the applicant is advised of the comments of the Development Control Committee meeting held on 4 December 2024 regarding the CEMP including measures to protect biodiversity value on site during the construction phases.
6
Quarterly Planning Appeals Report
The purpose of this report is to provide a summary analysis of the appeal decisions received from the 01/08/2024 to 31/10/2024. This highlights some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made, but is by no means a summary of all the issues referred to in the Inspectors’ decision notices.
Contact Officer: Planning and Development Manager.
Contact Officer: Planning and Development Manager.
Attachments:
- Document Appeals Qtr Report 1st Aug - 31st Oct 2024 25 Nov 2024
Minutes
The Planning and Development Manager introduced the report which provided a summary analysis of the appeal decisions received from 01/08/2024 to 31/10/2024. It highlighted some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made, but was by no means a summary of all the issues referred to in the Inspectors’ decision notices.
He referred to the Land South Of Myhaven, Woods Lane, Cliddesden application number 22/03290/FUL for the erection of 28 new dwellings following the demolition of Newland Lodge which was dismissed at appeal on grounds set out in the report but in particular, the proposal did not accord with any of the criteria for which new housing that may be permitted in the countryside and would result in an incongruous extension to the existing village that would be out of keeping with the prevailing settlement pattern and detrimental to the rural setting of the village.
RESOLVED: That the Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
He referred to the Land South Of Myhaven, Woods Lane, Cliddesden application number 22/03290/FUL for the erection of 28 new dwellings following the demolition of Newland Lodge which was dismissed at appeal on grounds set out in the report but in particular, the proposal did not accord with any of the criteria for which new housing that may be permitted in the countryside and would result in an incongruous extension to the existing village that would be out of keeping with the prevailing settlement pattern and detrimental to the rural setting of the village.
RESOLVED: That the Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
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