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, 11th December 2024
6:30 PM
Wednesday, 11th December 2024
6:30 PM
End:
Wednesday, 11th December 2024
9:30 PM
Wednesday, 11th December 2024
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
11 Dec 2024
11 Dec 2024
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
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
Reserve
Chair of the Human Resources Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Committee Member
Committee Member
Mayor
Reserve
Leader of the Conservative Group
Agenda
1
Apologies for absence and substitutions
Minutes
There were no apologies for absence.
2
Declarations of interest
Minutes
Councillor Bound declared an interest in application number 23/02875/FUL and stood down from the Committee for that item.
Councillor Phillimore declared that application number 23/01785/FUL on a previous application for two dwellings on that site he spoke as a Ward Councillor in objection to the scheme. He confirmed that he was open minded as it was a separate application and he was not predetermined.
Councillor Miller that application number 24/01625/HSE came before him as a Parish matter and he stood down from the Committee for that item.
Councillor Phillimore declared that application number 23/01785/FUL on a previous application for two dwellings on that site he spoke as a Ward Councillor in objection to the scheme. He confirmed that he was open minded as it was a separate application and he was not predetermined.
Councillor Miller that application number 24/01625/HSE came before him as a Parish matter and he stood down from the Committee for that item.
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
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Basing And Upton Grey,Bramley, Chineham, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke,
Contact Officer: Planning and Development Manager
Wards Affected: Basing And Upton Grey,Bramley, Chineham, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke,
Attachments:
- Document Report 03 Dec 2024
- Document Index 03 Dec 2024
- Document Applications 03 Dec 2024
- Document Update Front Sheet 11 12 2024 03 Dec 2024
- Document Update Paper 03 Dec 2024
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Support
Mr Heppell
Item 2 - 23/01785/FUL
Councillor
K Watts
Item 2 - 23/01785/FUL
Support
Mrs Downie
Item 3 - 23/02875/FUL
Councillor
Vaux
Item 4 - 24/01625/HSE
Parish Council
Mr Doust
Item 5 - 24/01893/HSE
Objector
Mrs Ponting
Item 5 - 24/01893/HSE
Support
Mr Cooper
Item 5 - 24/01893/HSE
Councillor
Tuck
Item 5 - 24/01893/HSE
1 Application – 22/01382/FUL: Erection of 2 no. dwellings; with associated garaging, parking, turning, landscaping, private amenity space and access. Site Land At Pyotts House Pyotts Hill Old Basing Hampshire
The Committee considered the report set out on pages 15 of 81 of the agenda and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement with the Borough Council (in accordance with the Community Infrastructure Levy Regulations 2010 and Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029) to secure:
That future occupiers of the two proposed dwellings are covenanted to comply with the Heritage Management Plan (HMP)
And subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Site Plan - 180537- 200 Rev B
Block Plan - 180537- 201 Rev A
Design scheme Plot 1 - 180537- 110
Plot 1 Garage - 180537- 09
Design scheme Plot 2 - 180537- 111 Rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the approved plans, no development above ground floor slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy OB&L 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
4 Notwithstanding the landscaping details hereby submitted, no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
5 No development shall commence on site until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity and to preserve the setting of the Scheduled Monument, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
6 No development shall commence on site until there has been submitted to and approved in writing by the Local Planning Authority a plan that indicates the positions, design, materials and type of screen walls/fences/gates/hedges and enclosures to be erected or planted. The approved screen walls/fences and enclosures shall be erected before the dwellings hereby approved are first occupied and shall subsequently be maintained as approved. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity and to preserve the setting of the Scheduled Monument, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
7 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted at first floor or above in the northern elevation of the dwellings in Plots 1 and 2, and the southern elevation of the dwelling in Plot 1.
REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
8 Any bathroom and ensuite windows at first floor level within each dwelling shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority details of which of the dwellings would provide the 15% being built to lifetime mobility standards. The development shall be carried out and thereafter maintained in accordance with this condition.
REASON: Details are required because none have been submitted to ensure an appropriate co-ordinated high quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011- 2029 and Housing Supplementary Planning Document (July 2018).
10 The development hereby permitted shall not be occupied/brought into use until a technical report and a certification of compliance demonstrating that the development has achieved the water efficiency standard of 110 litres of water per person per day (or less) has been submitted (by an independent and suitably accredited body) to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required because none have been submitted with the application in order to improve the overall sustainability of the development, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development above slab level shall take place on site until details of refuse collection points have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed before the first occupation of any of the dwellings affected and shall be thereafter maintained.
REASON: In the interests of amenity and highway safety in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to occupation of the dwellings hereby approved, parking provision of three spaces for the four bedroomed dwellings shall have been made within the site in accordance with the approved plans and shall be retained thereafter for such purposes.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until cycle parking facilities have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and finishes thereof. Development shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
14 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development shall commence until a drainage strategy of the proposed means of foul and surface water disposal has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented and subsequently maintained in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to ensure that sustainable drainage systems are used for the management of foul and surface water drainage, in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
17 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no vehicular or pedestrian access other than that shown on the approved plans shall be formed to the site.
REASON: In the interests of highway safety and visual amenity and in accordance with Policies CN9, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
18 Development should be undertaken in line with recommendations and procedures contained with Table 9 (section 4.2) Evaluations of the Site and any Ecological Constraints of the Preliminary Ecological Appraisal and Preliminary Roost Assessment by Arbtech dated 02/03/2023.
REASON: To minimise the impacts of development on biodiversity and in order to meet with protection of key species and habitats protected under The Conservation of Habitats and Species Regulations 2017 or the Wildlife and Countryside Act 1981, Section 15 of the National Planning Policy Framework (December 2024), and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 2.22 Habitat Units and 0.11 Hedgerow Units as stipulated in the Biodiversity Metric by Arbtech dated 24/03/2023. The BEMP will include the results of the provided Biodiversity Metric and details of species-specific measures listed in the Preliminary Ecological Appraisal and Preliminary Roost Assessment by Arbtech dated 02/03/2023 and the following:
a) Description and evaluation of features to be managed and enhanced
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures
c) Ecological trends and constraints on site that might influence management
d) Aims and Objectives of management
e) Appropriate management Actions for achieving Aims and Objectives
f) An annual work programme (to cover an initial 5-year period)
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to provide long term net gains for biodiversity in line with the Environment Act 2021, Section 15 of National Planning Policy Framework (December 2024) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development shall take place until the applicant has secured the implementation of an archaeological evaluation of the site in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
21 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact, based on the results of the evaluation, in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
22 Following completion of archaeological fieldwork a report will be produced in accordance with an approved programme including where appropriate post-excavation assessment, specialist analysis and reports, publication and public engagement. The fieldwork report shall be submitted to and approved in writing by the Local Planning Authority and carried out in accordance with the approved details.
REASON: Details are required as none have been submitted to contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
23 The development shall be carried out, and thereafter maintained, in accordance with the approved Heritage Management Plan (dated September 2022).
REASON: To protect and preserve and to improve and maintain the setting of the Scheduled Monument, in accordance with guidance within the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
24 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the arboricultural impact assessment and method statement produced by Helen Brown Treescapes, referenced HBD2308IAMSR7, 22/03/23. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
25 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.
REASON: Details are required as none have been submitted to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
26 No development shall commence until a detailed specification and method statement for the construction of a `no-dig driveway` have been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place other than in complete accordance with the approved specification and method statement.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that the best practicable means are used to minimize risk to important trees, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
27 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A, B, C and E of Part 1 of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
28 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no built form, or other features, whether or not development (including-but not restricted to: hardstanding, greenhouses, children's play equipment, garden offices/buildings, composting areas, above or below ground pools or tubs, pipes, cables, drains or any other service provision or infrastructure), shall be erected, installed or laid in, on, over or under the area defined by the 20m buffer to the south of Plot 2, and up to the southern boundary of the site with Pyotts Hill Copse (as outlined on the Fowler Architecture & Planning site plan, ref: 180537-200 B).
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
29 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no gates, wall, fence or other means of enclosure or other alteration permitted by Class A of Part 2 of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
30 Prior to the occupation of any dwellings, any gates or other obstruction to the passage of vehicles on the private access onto Pyotts Hill shall be removed or alternatively provided a minimum distance of 6m measured from the nearside edge of the adjacent carriageway of the adjoining highway and shall be maintained in that position thereafter.
REASON: In the interests of amenity and highway safety in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
31 Prior to occupation of the dwellings hereby approved, details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority. Such details should include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
32 No development shall take place until details of the location of the sewage treatment plant (STP) have been submitted to and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of sufficient detail accompanying the application and to ensure a satisfactory means of disposal of foul sewage, in accordance with the National Planning Policy Framework (December 2024) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan (2011-2029).
33 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed in writing by the Planning Authority. This should conclude whether a gas impermeable membrane needs to installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required in the absence of accompanying the application in order to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground, in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. 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. 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.
3. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit.
4. 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.
5. 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. You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
6. Any works to the Scheduled Monument, including alternative boundaries that are proposed to replace the hedges, will require scheduled monument consent from the Secretary of State as advised by Historic England.
7. Pedestrian access is proposed from Pyotts Hill into the site, parallel to Plot 1. Please note that this will require a S171 to be entered into with HCC as the Highway Authority.
8. The applicant is advised to seek the appropriate advice/consent from the relevant statutory undertaker regarding the proposed removal of the overhead cables.
9. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
10. The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
2 Application - 23/01785/FUL: Erection of 1no. four-bedroom dwelling utilising existing vehicular access, associated parking, landscaping and pedestrian accesses, and creation of a replacement beer garden to the rear of the public house. Site: The Old House at Home, Station Road, Overton, Hampshire
The Committee considered the report set out on pages 82 of 136 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and referred to the previous application number 19/02184/FUL for the erection of 2no, three-bedroom dwellings utilising existing vehicular access, associated parking, landscaping and pedestrian accesses, and creation of a replacement beer garden to the rear of the public house which the Committee refused at the Development Control Committee held on the 10th March 2023 and was dismissed at Appeal by the Planning Inspectorate.
The Inspector dismissed the appeal stating that the proposal for two dwellings failed to provide adequate living conditions for future occupiers with regards to a practical and level garden as well as tree coverage resulting in not enough natural light. The Inspector also dismissed the appeal for the reason of impact to neighbouring occupiers due to the outlook from neighbours opposite the site on Station Road.
Some Members believed that the proposed application was contrary to Basingstoke and Deane Local Plan Policy EM10 2 (b) as it would not provide a high quality of amenity for occupants of developments and neighbouring properties, having regard to such issues as outlook.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 Due to the location of the proposed dwelling in relation to the existing dwellings opposite the site on Station Road, it is considered that the proposal would result in an unacceptable loss of outlook for the occupiers of these properties, which would harm the residential amenities that the occupiers could reasonably expect to enjoy. As such, the proposal is considered to be contrary to Policy EM10 of the Basingstoke and Deane Local Plan (2011 - 2029), Policy LBE1 of the Overton Neighbourhood Plan (2016-2029) and the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. Application - 23/02875/FUL: Erection of 5 no bedroom dwellinghouse and detached garage. Site: Land North East Lovedays Farm House, Pound Green, Baughurst Hampshire RG26 5SS
The Committee considered the report set out on pages 137 of 171 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and supported the Officer recommendation as Members were only able to determine the application on the current Basingstoke and Deane Local Plan Policies and National Planning Policy Framework (NPPF).
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The application would result in the formation of a single dwelling in an unsustainable location within the countryside for which no special circumstances apply and therefore would not represent a sustainable form of development. The proposal is contrary to Policies SD1, SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2023) and there is no justification for departing from the development plan or National Planning Policy Framework (2023) nor are there any other material considerations such to establish the principle of development.
2 The development would not promote opportunities for sustainable transport, improve accessibility to services and support the transition to a low carbon future. As such, the proposal would be at odds with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 The proposed development would, through the introduction of domestic built form, cause harm to the landscape character and appearance of the surrounding area. The proposed development, the dwelling, garage and the change of use of the land to a residential garden, would introduce an incongruous suburban built form into an open field which would cause irreversible harm to the rural character and appearance of the area and the setting of the North Wessex Downs National Landscape.
The layout of the development would also lead to an urbanising effect and the formation of a linear ribbon of residential development which would fail to respect the current sporadic scattering of residential units which make up the local character of the area and would detract from the open and verdant character of the site.
The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Policies SS6, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Sections 12 and 15 of the National Planning Policy Framework (December 2023), the Landscape, Biodiversity and Trees Supplementary Planning Document (2018) and the North Wessex Downs Area of Outstanding Natural Beauty Management Plan 2019 -2024.
4 The site is in an area at risk of surface water flooding and insufficient information has been provided to demonstrate that the proposal would represent an acceptable form of development having regard to flood risk at the site. The application has also not demonstrated that it would be appropriately flood resilient and resistant. Furthermore, in the absence of an acceptable sequential test, it has not been demonstrated that development is proposed at an appropriate location and that there are no suitable available alternative sites at a lower risk. The application is therefore contrary to Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2023).
5 The proposed drive and 6m long non-migratory apron would be positioned in close proximity to a number of trees which are considered to be important features in the local landscape. In the absence of adequate information, the Local Planning Authority is unable to fully assess the impacts of the proposal on these trees, the loss of which would be detrimental to the character and appearance of the surrounding area. Accordingly, the proposal is contrary to the criteria (b) and (e) of Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029, National Planning Policy Framework (December 2023), and the Landscape, Biodiversity and Trees Supplementary Planning Document 2018.
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
4 Application - 24/01625/HSE: Erection of a two storey front extension, conversion of existing roof space over garage involving raising of the roof, construction of 1 no. dormer and alterations, following demolition of existing bay window. Site: 1 Maynards Wood Chineham Hampshire RG24 8DP
The Committee considered the report set out on pages 172 of 192 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.
Concern was expressed over potential issues with the parking; however, the allowance was in accordance with Basingstoke and Deane Local Plan Policies CN9 and EM10 and the Parking Supplementary Planning Document.
Members believed that the proposal would not be adversely prominent and would be consistent with the varied dwellings in the street scene.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Proposed Block Plan and Site Location Plan Drawing No.: 2406-PL01 Rev.: A Revision Date and Date Received: 14th November 2024
Proposed Plans and Elevations Drawing No.: 2406-PL03 Rev.: A Revision Date: 12th September 2024 - Date Received: 13th September 2024
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the extensions hereby approved at first floor level or higher without the prior permission of the Local Planning Authority on an application made for the purpose.
REASON: To protect the amenity and privacy of the occupiers of adjoining property and in the interest of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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. Your application will determine whether the proposal is acceptable in planning terms. Please be aware that this will not automatically override your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees and buildings. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the building or trees that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time). The applicant is advised that demolition and construction works should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist in order to prevent any breach of legislation in relation to protection of bats and their roosts.
5. The applicant is advised to ensure that any trees and hedges within falling distance of the development are protected throughout the construction works.
5. Application - 24/01893/HSE: Proposed tiled roof to replace existing thatched roof. Site: 7 The Topiary Lychpit Hampshire RG24 8YX
The Committee considered the report set out on pages 193 of 211 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and although some Members like the thatched roof and appearance on the street scene, it was acknowledged that the dwelling was a modern house in an estate and changing the roof to tiles would not be out of keeping with most of the properties in the vicinity.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan and Block Plan, Drawing No: 112_SL/01, received 16th August 2024.
Proposed Floor and Roof Plans, Drawing No: 112_/01, received 16th August 2024.
Proposed Elevations, Drawing No_/02, received 16th August 2024.
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, and Policies OB&L6 and OB&L7 of the Old Basing & Lychpit Neighbourhood Plan 2015 -2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Considering the imposition of conditions.
In this instance:
The application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. Bats and their roosts are fully protected by law. Works should be undertaken sensitively. If any sign of bats, or individual bats are seen during the works, they should stop immediately, and advice sought from a qualified ecologist. This is to prevent any breach of legislation to bats and their roosts. Suitable ecologists can be found on the CIEEM Registered Practise Directory. It is further recommended that works are carried out in non-summer months when impact to bats will be at its lowest.
4. There are multiple records of bats and swifts in the area, we would therefore encourage the incorporation of biodiversity enhancements. These can come in the form of bat accessible tiles, and swift nesting tiles. Please see Swift Conservation and Bat Conservation Trust for more information.
5. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
Interest
Name
Item No./Topic
Support
Mr Heppell
Item 2 - 23/01785/FUL
Councillor
K Watts
Item 2 - 23/01785/FUL
Support
Mrs Downie
Item 3 - 23/02875/FUL
Councillor
Vaux
Item 4 - 24/01625/HSE
Parish Council
Mr Doust
Item 5 - 24/01893/HSE
Objector
Mrs Ponting
Item 5 - 24/01893/HSE
Support
Mr Cooper
Item 5 - 24/01893/HSE
Councillor
Tuck
Item 5 - 24/01893/HSE
1 Application – 22/01382/FUL: Erection of 2 no. dwellings; with associated garaging, parking, turning, landscaping, private amenity space and access. Site Land At Pyotts House Pyotts Hill Old Basing Hampshire
The Committee considered the report set out on pages 15 of 81 of the agenda and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement with the Borough Council (in accordance with the Community Infrastructure Levy Regulations 2010 and Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029) to secure:
That future occupiers of the two proposed dwellings are covenanted to comply with the Heritage Management Plan (HMP)
And subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Site Plan - 180537- 200 Rev B
Block Plan - 180537- 201 Rev A
Design scheme Plot 1 - 180537- 110
Plot 1 Garage - 180537- 09
Design scheme Plot 2 - 180537- 111 Rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the approved plans, no development above ground floor slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy OB&L 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
4 Notwithstanding the landscaping details hereby submitted, no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
5 No development shall commence on site until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity and to preserve the setting of the Scheduled Monument, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
6 No development shall commence on site until there has been submitted to and approved in writing by the Local Planning Authority a plan that indicates the positions, design, materials and type of screen walls/fences/gates/hedges and enclosures to be erected or planted. The approved screen walls/fences and enclosures shall be erected before the dwellings hereby approved are first occupied and shall subsequently be maintained as approved. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity and to preserve the setting of the Scheduled Monument, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies OB&L 6 and 7 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
7 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted at first floor or above in the northern elevation of the dwellings in Plots 1 and 2, and the southern elevation of the dwelling in Plot 1.
REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
8 Any bathroom and ensuite windows at first floor level within each dwelling shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority details of which of the dwellings would provide the 15% being built to lifetime mobility standards. The development shall be carried out and thereafter maintained in accordance with this condition.
REASON: Details are required because none have been submitted to ensure an appropriate co-ordinated high quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011- 2029 and Housing Supplementary Planning Document (July 2018).
10 The development hereby permitted shall not be occupied/brought into use until a technical report and a certification of compliance demonstrating that the development has achieved the water efficiency standard of 110 litres of water per person per day (or less) has been submitted (by an independent and suitably accredited body) to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required because none have been submitted with the application in order to improve the overall sustainability of the development, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development above slab level shall take place on site until details of refuse collection points have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed before the first occupation of any of the dwellings affected and shall be thereafter maintained.
REASON: In the interests of amenity and highway safety in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to occupation of the dwellings hereby approved, parking provision of three spaces for the four bedroomed dwellings shall have been made within the site in accordance with the approved plans and shall be retained thereafter for such purposes.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until cycle parking facilities have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and finishes thereof. Development shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
14 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development shall commence until a drainage strategy of the proposed means of foul and surface water disposal has been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be fully implemented and subsequently maintained in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to ensure that sustainable drainage systems are used for the management of foul and surface water drainage, in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
17 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no vehicular or pedestrian access other than that shown on the approved plans shall be formed to the site.
REASON: In the interests of highway safety and visual amenity and in accordance with Policies CN9, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
18 Development should be undertaken in line with recommendations and procedures contained with Table 9 (section 4.2) Evaluations of the Site and any Ecological Constraints of the Preliminary Ecological Appraisal and Preliminary Roost Assessment by Arbtech dated 02/03/2023.
REASON: To minimise the impacts of development on biodiversity and in order to meet with protection of key species and habitats protected under The Conservation of Habitats and Species Regulations 2017 or the Wildlife and Countryside Act 1981, Section 15 of the National Planning Policy Framework (December 2024), and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to the commencement of development, a Biodiversity Enhancement & Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 2.22 Habitat Units and 0.11 Hedgerow Units as stipulated in the Biodiversity Metric by Arbtech dated 24/03/2023. The BEMP will include the results of the provided Biodiversity Metric and details of species-specific measures listed in the Preliminary Ecological Appraisal and Preliminary Roost Assessment by Arbtech dated 02/03/2023 and the following:
a) Description and evaluation of features to be managed and enhanced
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures
c) Ecological trends and constraints on site that might influence management
d) Aims and Objectives of management
e) Appropriate management Actions for achieving Aims and Objectives
f) An annual work programme (to cover an initial 5-year period)
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to provide long term net gains for biodiversity in line with the Environment Act 2021, Section 15 of National Planning Policy Framework (December 2024) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development shall take place until the applicant has secured the implementation of an archaeological evaluation of the site in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
21 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact, based on the results of the evaluation, in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because none have been submitted to mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
22 Following completion of archaeological fieldwork a report will be produced in accordance with an approved programme including where appropriate post-excavation assessment, specialist analysis and reports, publication and public engagement. The fieldwork report shall be submitted to and approved in writing by the Local Planning Authority and carried out in accordance with the approved details.
REASON: Details are required as none have been submitted to contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (December 2024) and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
23 The development shall be carried out, and thereafter maintained, in accordance with the approved Heritage Management Plan (dated September 2022).
REASON: To protect and preserve and to improve and maintain the setting of the Scheduled Monument, in accordance with guidance within the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy OB&L 6 of the Old Basing and Lychpit Neighbourhood Plan 2015-2029.
24 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the arboricultural impact assessment and method statement produced by Helen Brown Treescapes, referenced HBD2308IAMSR7, 22/03/23. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
25 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.
REASON: Details are required as none have been submitted to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
26 No development shall commence until a detailed specification and method statement for the construction of a `no-dig driveway` have been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place other than in complete accordance with the approved specification and method statement.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that the best practicable means are used to minimize risk to important trees, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
27 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A, B, C and E of Part 1 of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
28 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no built form, or other features, whether or not development (including-but not restricted to: hardstanding, greenhouses, children's play equipment, garden offices/buildings, composting areas, above or below ground pools or tubs, pipes, cables, drains or any other service provision or infrastructure), shall be erected, installed or laid in, on, over or under the area defined by the 20m buffer to the south of Plot 2, and up to the southern boundary of the site with Pyotts Hill Copse (as outlined on the Fowler Architecture & Planning site plan, ref: 180537-200 B).
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
29 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no gates, wall, fence or other means of enclosure or other alteration permitted by Class A of Part 2 of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, to safeguard the important trees and impact on the Scheduled monument and in accordance with Policies EM1, EM10 and EM11of the Basingstoke and Deane Local Plan 2011-2029.
30 Prior to the occupation of any dwellings, any gates or other obstruction to the passage of vehicles on the private access onto Pyotts Hill shall be removed or alternatively provided a minimum distance of 6m measured from the nearside edge of the adjacent carriageway of the adjoining highway and shall be maintained in that position thereafter.
REASON: In the interests of amenity and highway safety in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
31 Prior to occupation of the dwellings hereby approved, details of electric vehicle charging provision shall be submitted to and approved in writing by the Local Planning Authority. Such details should include the specification, appearance and siting of any charging points. Where charging points are not proposed, details of parking areas which can be conveniently retrofitted at a later date shall be provided. This includes details demonstrating that that electrical connections within the site are suitable for future use for electric vehicle charging. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to occupation due to the lack of information submitted in this regard as part of the application in accordance with the guidance contained within the Parking Supplementary Planning Document (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 to 2029.
32 No development shall take place until details of the location of the sewage treatment plant (STP) have been submitted to and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: In the absence of sufficient detail accompanying the application and to ensure a satisfactory means of disposal of foul sewage, in accordance with the National Planning Policy Framework (December 2024) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan (2011-2029).
33 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed in writing by the Planning Authority. This should conclude whether a gas impermeable membrane needs to installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required in the absence of accompanying the application in order to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground, in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. 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. 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.
3. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
In this instance:
the applicant was updated of any issues after the initial site visit.
4. 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.
5. 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. You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
6. Any works to the Scheduled Monument, including alternative boundaries that are proposed to replace the hedges, will require scheduled monument consent from the Secretary of State as advised by Historic England.
7. Pedestrian access is proposed from Pyotts Hill into the site, parallel to Plot 1. Please note that this will require a S171 to be entered into with HCC as the Highway Authority.
8. The applicant is advised to seek the appropriate advice/consent from the relevant statutory undertaker regarding the proposed removal of the overhead cables.
9. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
10. The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
2 Application - 23/01785/FUL: Erection of 1no. four-bedroom dwelling utilising existing vehicular access, associated parking, landscaping and pedestrian accesses, and creation of a replacement beer garden to the rear of the public house. Site: The Old House at Home, Station Road, Overton, Hampshire
The Committee considered the report set out on pages 82 of 136 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and referred to the previous application number 19/02184/FUL for the erection of 2no, three-bedroom dwellings utilising existing vehicular access, associated parking, landscaping and pedestrian accesses, and creation of a replacement beer garden to the rear of the public house which the Committee refused at the Development Control Committee held on the 10th March 2023 and was dismissed at Appeal by the Planning Inspectorate.
The Inspector dismissed the appeal stating that the proposal for two dwellings failed to provide adequate living conditions for future occupiers with regards to a practical and level garden as well as tree coverage resulting in not enough natural light. The Inspector also dismissed the appeal for the reason of impact to neighbouring occupiers due to the outlook from neighbours opposite the site on Station Road.
Some Members believed that the proposed application was contrary to Basingstoke and Deane Local Plan Policy EM10 2 (b) as it would not provide a high quality of amenity for occupants of developments and neighbouring properties, having regard to such issues as outlook.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 Due to the location of the proposed dwelling in relation to the existing dwellings opposite the site on Station Road, it is considered that the proposal would result in an unacceptable loss of outlook for the occupiers of these properties, which would harm the residential amenities that the occupiers could reasonably expect to enjoy. As such, the proposal is considered to be contrary to Policy EM10 of the Basingstoke and Deane Local Plan (2011 - 2029), Policy LBE1 of the Overton Neighbourhood Plan (2016-2029) and the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. Application - 23/02875/FUL: Erection of 5 no bedroom dwellinghouse and detached garage. Site: Land North East Lovedays Farm House, Pound Green, Baughurst Hampshire RG26 5SS
The Committee considered the report set out on pages 137 of 171 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and supported the Officer recommendation as Members were only able to determine the application on the current Basingstoke and Deane Local Plan Policies and National Planning Policy Framework (NPPF).
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The application would result in the formation of a single dwelling in an unsustainable location within the countryside for which no special circumstances apply and therefore would not represent a sustainable form of development. The proposal is contrary to Policies SD1, SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2023) and there is no justification for departing from the development plan or National Planning Policy Framework (2023) nor are there any other material considerations such to establish the principle of development.
2 The development would not promote opportunities for sustainable transport, improve accessibility to services and support the transition to a low carbon future. As such, the proposal would be at odds with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 The proposed development would, through the introduction of domestic built form, cause harm to the landscape character and appearance of the surrounding area. The proposed development, the dwelling, garage and the change of use of the land to a residential garden, would introduce an incongruous suburban built form into an open field which would cause irreversible harm to the rural character and appearance of the area and the setting of the North Wessex Downs National Landscape.
The layout of the development would also lead to an urbanising effect and the formation of a linear ribbon of residential development which would fail to respect the current sporadic scattering of residential units which make up the local character of the area and would detract from the open and verdant character of the site.
The development would not be sympathetic nor enhance the character or visual amenities of the area and cannot be successfully integrated within the landscape and surroundings. The proposed development is therefore contrary to Policies SS6, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Sections 12 and 15 of the National Planning Policy Framework (December 2023), the Landscape, Biodiversity and Trees Supplementary Planning Document (2018) and the North Wessex Downs Area of Outstanding Natural Beauty Management Plan 2019 -2024.
4 The site is in an area at risk of surface water flooding and insufficient information has been provided to demonstrate that the proposal would represent an acceptable form of development having regard to flood risk at the site. The application has also not demonstrated that it would be appropriately flood resilient and resistant. Furthermore, in the absence of an acceptable sequential test, it has not been demonstrated that development is proposed at an appropriate location and that there are no suitable available alternative sites at a lower risk. The application is therefore contrary to Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2023).
5 The proposed drive and 6m long non-migratory apron would be positioned in close proximity to a number of trees which are considered to be important features in the local landscape. In the absence of adequate information, the Local Planning Authority is unable to fully assess the impacts of the proposal on these trees, the loss of which would be detrimental to the character and appearance of the surrounding area. Accordingly, the proposal is contrary to the criteria (b) and (e) of Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029, National Planning Policy Framework (December 2023), and the Landscape, Biodiversity and Trees Supplementary Planning Document 2018.
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
4 Application - 24/01625/HSE: Erection of a two storey front extension, conversion of existing roof space over garage involving raising of the roof, construction of 1 no. dormer and alterations, following demolition of existing bay window. Site: 1 Maynards Wood Chineham Hampshire RG24 8DP
The Committee considered the report set out on pages 172 of 192 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.
Concern was expressed over potential issues with the parking; however, the allowance was in accordance with Basingstoke and Deane Local Plan Policies CN9 and EM10 and the Parking Supplementary Planning Document.
Members believed that the proposal would not be adversely prominent and would be consistent with the varied dwellings in the street scene.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Proposed Block Plan and Site Location Plan Drawing No.: 2406-PL01 Rev.: A Revision Date and Date Received: 14th November 2024
Proposed Plans and Elevations Drawing No.: 2406-PL03 Rev.: A Revision Date: 12th September 2024 - Date Received: 13th September 2024
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the extensions hereby approved at first floor level or higher without the prior permission of the Local Planning Authority on an application made for the purpose.
REASON: To protect the amenity and privacy of the occupiers of adjoining property and in the interest of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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. Your application will determine whether the proposal is acceptable in planning terms. Please be aware that this will not automatically override your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees and buildings. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the building or trees that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time). The applicant is advised that demolition and construction works should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist in order to prevent any breach of legislation in relation to protection of bats and their roosts.
5. The applicant is advised to ensure that any trees and hedges within falling distance of the development are protected throughout the construction works.
5. Application - 24/01893/HSE: Proposed tiled roof to replace existing thatched roof. Site: 7 The Topiary Lychpit Hampshire RG24 8YX
The Committee considered the report set out on pages 193 of 211 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and although some Members like the thatched roof and appearance on the street scene, it was acknowledged that the dwelling was a modern house in an estate and changing the roof to tiles would not be out of keeping with most of the properties in the vicinity.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan and Block Plan, Drawing No: 112_SL/01, received 16th August 2024.
Proposed Floor and Roof Plans, Drawing No: 112_/01, received 16th August 2024.
Proposed Elevations, Drawing No_/02, received 16th August 2024.
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, and Policies OB&L6 and OB&L7 of the Old Basing & Lychpit Neighbourhood Plan 2015 -2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Considering the imposition of conditions.
In this instance:
The application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. Bats and their roosts are fully protected by law. Works should be undertaken sensitively. If any sign of bats, or individual bats are seen during the works, they should stop immediately, and advice sought from a qualified ecologist. This is to prevent any breach of legislation to bats and their roosts. Suitable ecologists can be found on the CIEEM Registered Practise Directory. It is further recommended that works are carried out in non-summer months when impact to bats will be at its lowest.
4. There are multiple records of bats and swifts in the area, we would therefore encourage the incorporation of biodiversity enhancements. These can come in the form of bat accessible tiles, and swift nesting tiles. Please see Swift Conservation and Bat Conservation Trust for more information.
5. 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.
5
Request to remove Section 52 agreement relating to restriction for further development attached to BDB/17907 – Fairacre, Whistlers Lane, Silchester, Reading, RG7 2NE
The purpose of this report is for Members to consider the removal of a Section 52 legal agreement attached to the outline planning permission granted under reference BDB/17907 at Fairacre, Whistlers Lane, Silchester, Reading, RG7 2NE.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document 24 2235 VLA - FAIRACRE REPORT 03 Dec 2024
Minutes
The Planning Officer introduced the report and advised that the purpose of the report was for Members to consider a deed of discharge of the Section 52 legal agreement attached to the outline planning permission granted under reference BDB/17907 in part in relation to Plot B, known as Fairacre, at Fairacre, Whistlers Lane, Silchester, Reading, RG7 2NE. Outline planning permission was granted on the 8th July 1985 for the ‘Erection of two detached dwellings on 0.34ha’.
The planning permission was subject to a Section 52 agreement which restricted any further development for the property known as Fairacre. An application had subsequently been received for a deed of discharge in part of the Section 52 agreement in relation to Plot B known as Fairacre, on the basis that the legal agreement no longer served a useful purpose.
The legal agreement covers the wider site which includes Fairacre and Arboris. No application had been submitted from the owners of Arboris and therefore the application was only considering the deed of discharge of the Section 52 Agreement in relation to the land surrounding Fairacre. The Section 52 Agreement for Arboris would be retained.
On the basis that the legal agreement no longer served a useful purpose, it was recommended that the request for a deed of discharge in part of the Section 52 Agreement in relation to Plot B known as Fairacre for the development under the planning permission BDB/17907 begranted. The result of the deed of discharge in part of the legal agreement would result in a dwelling which could undertake works allowed under permitted development and could apply for further works via planning applications.
Members were content with the comprehensive report and supported the Officer recommendation.
RESOLVED: a deed of discharge ofthe Section 52 Agreement secured under application BDB/17907 be granted in part in relation to Plot B known as Fairacre
The planning permission was subject to a Section 52 agreement which restricted any further development for the property known as Fairacre. An application had subsequently been received for a deed of discharge in part of the Section 52 agreement in relation to Plot B known as Fairacre, on the basis that the legal agreement no longer served a useful purpose.
The legal agreement covers the wider site which includes Fairacre and Arboris. No application had been submitted from the owners of Arboris and therefore the application was only considering the deed of discharge of the Section 52 Agreement in relation to the land surrounding Fairacre. The Section 52 Agreement for Arboris would be retained.
On the basis that the legal agreement no longer served a useful purpose, it was recommended that the request for a deed of discharge in part of the Section 52 Agreement in relation to Plot B known as Fairacre for the development under the planning permission BDB/17907 begranted. The result of the deed of discharge in part of the legal agreement would result in a dwelling which could undertake works allowed under permitted development and could apply for further works via planning applications.
Members were content with the comprehensive report and supported the Officer recommendation.
RESOLVED: a deed of discharge ofthe Section 52 Agreement secured under application BDB/17907 be granted in part in relation to Plot B known as Fairacre
6
Confirmation of tree Preservation Order BDB/0721 - Land at 53 Newbury Road Kingsclere RG20 5SP; 7 Peel Gardens, Kingsclere, RG20 5SB and 5 Peel Gardens, Kingsclere RG20 5SB
This report provides details of the proposed tree preservation order number BDB/0721 for Members consideration.
Contact Officer: Jan Polnik
Contact Officer: Jan Polnik
Attachments:
- Document TPO BDB 0721 LAND AT 53 Newbury Road Kingsclere 03 Dec 2024
Minutes
The Chair confirmed that the Tree Preservation Order had been deferred to the New Year.
RESOLVED: DEFERRED
RESOLVED: DEFERRED
7
Confirmation of Tree Preservation Order BDB/0722 - Land At Pirates Cottage, Tubbs Lane, Highclere, Newbury, Hampshire, RG20 9RB
This report provides details of the proposed tree preservation order number BDB/0722 for Members consideration.
Contact Officer: Aimee Hampton
Contact Officer: Aimee Hampton
Attachments:
- Document Tree Preservation Order BDB 0722 - Land at Pirates Cottage REPORT 03 Dec 2024
Minutes
The Chair confirmed that the Tree Preservation Order had been deferred to the New Year.
RESOLVED: DEFERRED
RESOLVED: DEFERRED
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