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, 8th January 2025
6:30 PM
Wednesday, 8th January 2025
6:30 PM
End:
Wednesday, 8th January 2025
9:30 PM
Wednesday, 8th January 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
08 Jan 2025
08 Jan 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Chair
Chair of the Development Control Committee
Committee Member
Vice-Chair of Human Resources Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Vice-Chair
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Committee Member
Mayor
Councillor Colin Phillimore
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Committee Member
Reserve
Chair of the Human Resources Committee
Reserve
Leader of the Conservative Group
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Miller sent his apologies.
Councillor Phillimore sent his apologies.
Councillor Durrant sent his apologies.
Councillor Phillimore sent his apologies.
Councillor Durrant sent his apologies.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on 20th November, 4th December and 11th December 2024
The Chair will move that the minutes of the meetings held on the 20th November 2024 and the 4th December 2024 be signed as a correct record.
The minutes of the meeting held on the 11th December 2024 will be approved at the Development Control Committee held on the 12th February 2025.
The only part of the minutes that can be discussed is their accuracy.
The minutes of the meeting held on the 11th December 2024 will be approved at the Development Control Committee held on the 12th February 2025.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 20th November 2024 18 Dec 2024
- Document Minutes of the meeting held on the 4th December 2024 18 Dec 2024
Minutes
The Chair confirmed that the minutes of the meetings held on the 20th November and the 4th December 2024 were confirmed by the Committee as a correct record.
Minutes of the meeting held on the 11th December 2024 would be approved at the Development Control meeting held on the 12th February 2025.
Minutes of the meeting held on the 11th December 2024 would be approved at the Development Control meeting held on the 12th February 2025.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Eastrop & Grove, Evingar
Contact Officer: Planning and Development Manager
Wards Affected: Eastrop & Grove, Evingar
Attachments:
- Document Report 18 Dec 2024
- Document Index 18 Dec 2024
- Document Applications 18 Dec 2024
- Document Update Front Sheet 18 Dec 2024
- Document Update 08.01.2025 18 Dec 2024
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Support
Ms Futter
Item 1 - 20/01871/FUL
Objector
Mr Croser
Item 3 - 24/02346/HSE
Support
Mr Whitling
TPO BDB/0721
1 Application – 20/01871/FUL: Change of use of the site and building from Offices (Class B1a) to 30 residential flats and dwellings (Class C3) through the conversion of Skippetts House (15 units), first floor additions to Skippetts House (3 units) and further new build dwellings in the grounds (12 units) with associated parking, amenity space and landscaping. Site: Skippetts House Skippetts Lane West Basingstoke RG21 3HP
The Committee considered the report set out on pages of 51 of 107 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed their disappointment on the lack of affordable housing but acknowledged that the submission of a viability assessment had demonstrated that the scheme could not support any affordable housing provision.
Members were in favour ofthe conversion of Skippetts House, a Grade II Listed Building, as it would contribute towards the delivery of housing within the Borough and provide a viable use for the building, ensuring the longevity of a designated heritage asset.
It was considered that the proposed development would not result in undue loss of privacy or overlooking, overshadowing, or overbearing impacts to existing neighbouring properties and would provide adequate parking provision.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below and the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN6, EM1, EM4, EM5 of the Basingstoke and Deane Local Plan 2011-2029 between the applicant and the Borough and County Councils to secure:
· Financial contribution towards off-site open space
· Financial contribution towards off-site equipped play area
· Landscape Management Plan
· Biodiversity Net Gain
· Financial contribution towards allotment provision
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of this report.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1020 Site Location Plan 13/07/20
2100Q Proposed Site Plan 06/01/25
1205C Proposed Ground Floor Plan for Main Building 20/01/22
1206C Proposed First Floor Plan for Main Building 20/01/22
1207A Proposed Roof plan 28/02/22
1212B Plots 13, 14 and 15 Proposed Floor Plans 05/11/21
1213B Plots 13, 14 and 15 Proposed roof plan 05/11/21
1214B Plots 18 and 19 Proposed Floor Plans 05/11/21
1215B Plots 18 and 19 Proposed roof Plan 05/11/21
1216B Plots 20, 21 and 22 Proposed Floor Plans 05/11/21
1217B Plots 20, 21 and 22 Proposed Roof Plan 05/11/21
1218A Plots 16 and 17 Proposed Floor Plans 05/11/21
1219A Plots 16 and 17 Proposed Roof Plan 05/11/21
1222C Plots 11 and 12 Proposed Floor Plans 16/12/21
1223B Plots 11 and 12 Proposed Roof Plan 05/11/21
1305C Proposed South and West Elevations Main Building 28/02/22
1306C Proposed North and East Elevations Main Building 28/02/22
1311C Plots 13, 14 and 15 Proposed Elevations 28/02/22
1314A Plots 16 and 17 Proposed Elevations 05/11/21
1313C Plots 18 and 19 Elevations 13/12/24
1316C Plots 11 and 12 Proposed Elevations 21/01/22
1317B Plots 20, 21 and 22 Proposed Elevations 05/11/21
1400A Proposed Sections 1 05/11/21
1401B Proposed Sections 2 21/01/22
2125F Existing and Proposed Site Levels and Cycle Provision 24/05/24
D2009 - DS 1.0 Drainage Strategy 02/02/22
D2009-PL300 Proposed Drainage Strategy 02/02/22
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 orks above slab level, shall commence on site until details of materials and finishes have been submitted to and approved in writing by the Local Planning Authority. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of all render materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding information shown on the submitted drawings, no work above slab level shall commence on a phase until further information concerning architectural details have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. Drawings shall be at a minimum scale of 1:20 and with details at 1:5 to include:
plinths;
window and door surrounds including arches and sills;
string courses and brick detailing;
eaves, soffits and verges/bargeboards;
chimney and flues
The works shall then proceed in strict accordance with the approved drawings
REASON: Details are required prior to commencement of works above slabl level to ensure a high quality finish, in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (December 2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 Notwithstanding, and in addition to, the information shown on the approved drawings, no works above slab level, shall commence on site until full working details of all windows and doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (2019).
6 No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team;
All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes.
The approved plan shall be adhered to during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be 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 Local 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: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground.
8 No development shall take place until a scheme for protecting the internal amenity spaces of proposed dwellings from external noise has been submitted to, and approved in writing by the Local Planning Authority. Design and construction of the development shall ensure that the following noise criteria are met with windows open*:
bedrooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 35dB(A), and an 8-hour LAeq (23:00 to 07:00) of 30dB(A), with individual noise events not exceeding 45dB LAFmax more than 10 times (23:00 to 07:00 hours)
living rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 35dB(A)
dining rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 40dB(A)
*Where the above internal noise levels are unachievable despite incorporating the hierarchy of noise management measures detailed in s3.1 of ProPG: Planning & Noise Professional Practice Guidance on Planning & Noise Supplementary Document 2 - Good Acoustic Design, sound attenuating balconies or attenuated or plenum windows which deploy staggered air pathways shall be provided to the affected rooms within the development to allow the above internal noise level criteria to be achieved with open windows.
REASON: In the interests of residential amenity, and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place until details of a scheme for protecting external amenity spaces (gardens, patios, larger balconies, roof gardens and terraces), from external noise has been submitted to and approved in writing by the Local Planning Authority. The scheme shall ensure that, upon completion of the development, good acoustic design will be used to ensure external noise levels within external amenity spaces shall not exceed 55 dB LAeq,16hr (0700 - 2300) or, where this is shown to not be achievable, the lowest practicable levels are achieved.
REASON: In the interests of residential amenity, and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
10 No dwelling shall be occupied until all the measures against the noise levels as set in conditions 8 and 9 as approved in writing by the Local Planning Authority under conditions8 and 9 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation of each phase. Installation certificates for specified attenuated or plenum windows shall be provided shall be provided to the Local Planning Authority prior to occupation.
The approved scheme shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development shall start on site until a construction traffic management plan has been submitted to and approved in writing by the Local Planning Authority, which shall include:
(a) The provision for contractor parking;
(b) The arrangements for deliveries associated with all construction works, including vehicle routing;
(c) Methods and phasing of construction works;
(d) Access and egress for plant and machinery;
(e) Protection of pedestrian routes during construction;
(f) Location of temporary site buildings, compounds, construction material,and plant storage areas;
(g) methods of management to prevent mud/debris on the highway and private streets
Demolition and construction work shall only take place in accordance with the approved method statement.
REASON: In order that the Local Planning Authority can properly consider the effect of the works on the amenity of the locality in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to development commencing, protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Tree Protection Plan 18416-5 received 3rd December 2024 (in so far as it relates to tree protection measures )and with the measures outlined in the Arboricultural Assessment and Method Statement prepared by Barrell Tree Consultancy dated 26th June 2020 (Ref: 18415-AA-AS).
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), Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
13 In the absence of sufficient detail accompanying the application, full details of the design of the proposed boardwalk around the veteran sweet chestnut tree (T5) shall be submitted to and approved in writing by the Local Planning Authority prior to development commencing. The development shall be carried out in accordance with the approved details.
REASON: To ensure that reasonable measures are taken to safeguard an important veteran tree in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024), Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
14 Notwithstanding the submitted details, no works above slab level shall take place until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority. These details shall include, as appropriate, details of how the communal amenity space will be provided for the units within the converted building and Plots 11 and 12, proposed finished levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (eg furniture, refuse or other storage units, signs, lighting, external services, etc). Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate. In addition, implementation timetables and maintenance programmes detailing all operations to be carried out to allow successful establishment of soft landscaping, shall be submitted to and approved in writing by the Local Planning Authority before development commences. If applicable, these details will also extend to cover areas of open space to be adopted by the Council, such areas shall be agreed in writing prior to development commencing. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
15 Development shall be undertaken in line with the recommendations and procedures contained within the Preliminary Ecological Assessment by Arbtech dated 9/5/2024.
REASON: In order to mitigate impacts on key species and habitats in order to meet with relevant wildlife legislation including The Conservation of Habitats and Species Regulations 2019 (Amended), with relation to bats, hazel dormouse and great crested newts and breeding birds and reptiles with relation to The Wildlife and Countryside Act 1981 (Amended). The mitigation is also required in order to meet with the National Planning Policy Framework (December 2023) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
16 Development shall be undertaken in line with bat mitigation measures listed within the Bat Emergence and Re-Entry Surveys Report by Arbtech dated 12/7/2024.
REASON: The onsite buildings hold known roost for brown long-eared bat and day roost for common pipistrelle as such mitigation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019(Amended) and retain these species in favourable conservation status. The mitigation is also required in order to meet with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to avoiding adverse impacts on key species.
17 Prior to the commencement of development, a Biodiversity Net Gain Habitat Monitoring and Management Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 4.01 Habitat Units and 1.21Hedgerow Units as stipulated in the Biodiversity Metric by Arbtech. The HMMP will include the results of the provided Biodiversity Metric species specific enhancements as featured in the Preliminary Ecological Assessment by Arbtech dated 12/7/2024 and include 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 HMMP 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 the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to first occupation visibility splays of 2.4 metres by 43 metres shall be provided at the junction of the site access and Skippetts Lane West/ Skippetts Gardens. Within the visibility splays any obstruction between 1m and 3m in height above the level of the adjacent carriageway shall be cleared. The visibility splay shall be kept clear at all times thereafter.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to occupation of the dwellings parking spaces as shown on Drawing 2100 Rev Q shall be provided and shall be thereafter maintained and used only for the parking of vehicles.
REASON: To ensure satisfactory parking provision in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
20 No dwelling shall be occupied until the provision of the electrical vehicle charging points as shown on Drawing No 2100 Rev Q have been installed and operational. The development shall be thereafter maintained in accordance with these details.
REASON: To ensure that the development provides opportunities for sustainable transport modes in accordance with paragraph 109(e) of the National Planning Policy Framework (December 2024). Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
21 Prior to occupation of the dwellings cycle parking and storage as shown on Drawing 2100 Rev Q shall be provided and shall be thereafter maintained.
REASON: To promote the Councils sustainability objectives in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
22 Prior to any works above slab level, full details of the proposed cycle storage areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details thereafter maintained.
REASON: In the absence of sufficient detail within the application and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
23 No dwelling shall be occupied until it has been provided with refuge and recycling storage areas in accordance with the approved plans. The provided facilities shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling. The approved details shall be fully implemented and managed in accordance with the approved details.
REASON: To ensure suitable access and convenience of arrangements for refuse collection in accordance with the Design and Sustainability Supplementary Planning Document and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and in the interests of highway safety.
24 Prior to any works above slab level, full details of the design of the refuse storage areas shall be submitted and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details and thereafter maintained.
REASON: In the absence of sufficient information within the application and in accordance with the Design and Sustainability Supplementary Planning Document and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
25 A minimum of 15% of the dwellings will be built accessible and adaptable standards to enable people to stay in their homes as their needs change. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate co-ordinated high quality form of development to accord with the National Planning Policy Framework (December 2024), Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).
26 The drainage system shall be constructed in accordance with the approved documentation ref: D2009/DS1.1. Any changes to the approved documentation must be submitted to and approved in writing by Local Planning Authority and Lead Local Flood Authority. Any revised details submitted for approval must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.
REASON: To ensure that the drainage for the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
27 Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;:
a. Maintenance schedules for each drainage feature type and ownership.
b. Details of protection measures.
REASON: To ensure that the drainage for the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
28 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 07:30 nor after 18:00; Monday to Friday, before the hours of 08:00; nor after 13:00; 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.
29 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 bank or 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.
30 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A, B, C, D and E of Part 1 and Class A of Part 2 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, having regard to the sensitive nature of the site in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
31 Prior to occupation of the dwellings hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details and the water efficiency measures shall be retained in perpetuity.
REASON: To ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
32 The existing remnant of the horse gin located on the western side of the main building shall be retained in perpetuity.
REASON: This is an historical feature of the site referred to within the listing description and should be retained due to its historic interest, in accordance with the Section 16 of the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
33 No development shall take place until a Phasing Plan has been submitted to and approved in writing by the Local Planning Authority. The Phasing Plan shall detail the sequence and timetable for the overall development. Development shall proceed in accordance with the approved Phasing Plan.
REASON: In the interests of the proper planning of the development and to ensure the completion of the development as a whole including the conversion of the Grade II Listed Building Skippetts House, in accordance with the National Planning Policy Framework (December 2024) and Policy EM11 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 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
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 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
5. Visibility splays from the access at 2.4m x 43m must remain clear of vegetation above 1m and remain clear in perpetuity.
6. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
7. Please note that any information in relation to the discharge of planning obligations contained within the completed Section 106 Agreement in relation to this planning permission should be submitted to the Planning Infrastructure Monitoring Officer, Planning Development Team, in accordance with, or ahead of, the timeframes contained therein.
8. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
9. The development subject to this notice falls within a highlighted proximity of a mains gas pipe.
The applicant/agent/developer is strongly advised to contact the pipeline operator PRIOR to ANY works being undertaken pursuant to the permission granted by this notice. Furthemore, it is advised that the applicant/agent/developer refers to the advice contained with the response from SGN dated 8th April 2024 regarding works within proximity of a medium pressure gas pipeline.
Address:
Southern Gas Networks Plc
SGN Plant Location Team
95 Kilbirnie Street
Glasgow
G5 8JD
Tel: 01414 184093 OR 0845 0703497
Search online at:
www.linesearchbeforeyoudig.co.uk
10. A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 3577 9483 or by emailing trade.effluent@thameswater.co.uk . Application forms should be completed on line via www.thameswater.co.uk. Please refer to the Wholsesale; Business customers; Groundwater discharges section.
11. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to Thames Water Utilities website. https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services
12. With regard to conditions 8 and 9 (internal and external noise amenity conditions), the applicant's attention is advised that a good acoustic design process should be followed in accordance with the 'Professional Practice Guidance on Planning and Noise: New Residential Development' (May 2017 or later versions) to ensure that the noise criteria are achieved.
13. It is the responsibility of the developer to ensure the safe development of the site and that it can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 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.
14. Birds nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.
15. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
2 Application – 20/01872/LBC: Change of use of the site and building from Offices (Class B1a) to 30 residential flats and dwellings (Class C3) through the conversion of Skippetts House (15 units), first floor additions to Skippetts House (3 units) and further new build dwellings in the grounds (12 units) with associated parking, amenity space and landscaping. Site: Skippetts House Skippetts Lane West Basingstoke RG21 3HP
The Committee considered the report set out on pages 108 of 126 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1020 Site Location Plan 13/07/20
2100P Proposed Site Plan 24/05/2024
1205C Proposed Ground Floor Plan for Main Building 20/01/22
1206C Proposed First Floor Plan for Main Building 20/01/22
1207A Proposed Roof plan 28/02/22
1212B Plots 13, 14 and 15 Proposed Floor Plans 05/11/21
1213B Plots 13, 14 and 15 Proposed roof plan 05/11/21
1214B Plots 18 and 19 Proposed Floor Plans 05/11/21
1215B Plots 18 and 19 Proposed roof Plan 05/11/21
1216B Plots 20, 21 and 22 Proposed Floor Plans 05/11/21
1217B Plots 20, 21 and 22 Proposed Roof Plan 05/11/21
1218A Plots 16 and 17 Proposed Floor Plans 05/11/21
1219A Plots 16 and 17 Proposed Roof Plan 05/11/21
1222C Plots 11 and 12 Proposed Floor Plans 16/12/21
1223B Plots 11 and 12 Proposed Roof Plan 05/11/21
1305C Proposed South and West Elevations Main Building 28/02/22
1306C Proposed North and East Elevations Main Building 28/02/22
1311C Plots 13, 14 and 15 Proposed Elevations 28/02/22
1314A Plots 16 and 17 Proposed Elevations 05/11/21
1313C Plots 18 and 19 Elevations 13/12/24
1316C Plots 11 and 12 Proposed Elevations 21/01/22
1317B Plots 20, 21 and 22 Proposed Elevations 05/11/21
1400A Proposed Sections 1 05/11/21
1401B Proposed Sections 2 21/01/22
2125F Existing and Proposed Site Levels and Cycle Provision 24/05/24
D2009 - DS 1.0 Drainage Strategy 02/02/22
D2009-PL300 Proposed Drainage Strategy 02/02/22
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 Notwithstanding information shown on the approved drawings, no works above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of all render materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
· the proposed rainwater goods
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (March 2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no works above slab level shall commence on site until full working details of all windows and doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (March 2019).
5 Development shall be undertaken in line with bat mitigation measures listed within the Bat Emergence and Re-Entry Surveys Report by Arbtech dated 12/7/2024.
REASON: The onsite buildings hold known roost for brown long-eared bat and day roost for common pipistrelle as such mitigation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019(Amended) and retain these species in favourable conservation status. The mitigation is also required in order to meet with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to avoiding adverse impacts on key species.
6 The existing remnant of the horse gin located on the western side of the main building shall be retained in perpetuity.
REASON: This is an historical feature of the site referred to within the listing description and should be retained due to its historic interest, in accordance with the National Planning Policy Framework (December 2024) and Policy EM11 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. 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.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs –40-47);
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 56-59).
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.
3 Application – 24/02346/HSE: Erection of a new detached garage. Site: 2 Clayton Mews Gangbridge Lane St Mary Bourne Andover
The Committee considered the report set out on pages 127 of 144 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan/Block Plan, received 15th October 2024.
Proposed Garage Elevations/Floor Plan, received 15th October 2024.
Existing Dwelling and Proposed Garage Plan, received 5th December 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 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Parish Neighbourhood Plan 2016-2029.
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 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking further information following receipt of the application;
considering the imposition of conditions.
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. There are specific legislative requirements for the Highways Authority, Planning Authority, Developers and Landowners with respect to the PROW network. Where no changes are proposed to Public Rights of Way, the following informatives should be noted:
1. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
2. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
3. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
4. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
5. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
6. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
7. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
Interest
Name
Item No./Topic
Support
Ms Futter
Item 1 - 20/01871/FUL
Objector
Mr Croser
Item 3 - 24/02346/HSE
Support
Mr Whitling
TPO BDB/0721
1 Application – 20/01871/FUL: Change of use of the site and building from Offices (Class B1a) to 30 residential flats and dwellings (Class C3) through the conversion of Skippetts House (15 units), first floor additions to Skippetts House (3 units) and further new build dwellings in the grounds (12 units) with associated parking, amenity space and landscaping. Site: Skippetts House Skippetts Lane West Basingstoke RG21 3HP
The Committee considered the report set out on pages of 51 of 107 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed their disappointment on the lack of affordable housing but acknowledged that the submission of a viability assessment had demonstrated that the scheme could not support any affordable housing provision.
Members were in favour ofthe conversion of Skippetts House, a Grade II Listed Building, as it would contribute towards the delivery of housing within the Borough and provide a viable use for the building, ensuring the longevity of a designated heritage asset.
It was considered that the proposed development would not result in undue loss of privacy or overlooking, overshadowing, or overbearing impacts to existing neighbouring properties and would provide adequate parking provision.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below and the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN6, EM1, EM4, EM5 of the Basingstoke and Deane Local Plan 2011-2029 between the applicant and the Borough and County Councils to secure:
· Financial contribution towards off-site open space
· Financial contribution towards off-site equipped play area
· Landscape Management Plan
· Biodiversity Net Gain
· Financial contribution towards allotment provision
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of this report.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1020 Site Location Plan 13/07/20
2100Q Proposed Site Plan 06/01/25
1205C Proposed Ground Floor Plan for Main Building 20/01/22
1206C Proposed First Floor Plan for Main Building 20/01/22
1207A Proposed Roof plan 28/02/22
1212B Plots 13, 14 and 15 Proposed Floor Plans 05/11/21
1213B Plots 13, 14 and 15 Proposed roof plan 05/11/21
1214B Plots 18 and 19 Proposed Floor Plans 05/11/21
1215B Plots 18 and 19 Proposed roof Plan 05/11/21
1216B Plots 20, 21 and 22 Proposed Floor Plans 05/11/21
1217B Plots 20, 21 and 22 Proposed Roof Plan 05/11/21
1218A Plots 16 and 17 Proposed Floor Plans 05/11/21
1219A Plots 16 and 17 Proposed Roof Plan 05/11/21
1222C Plots 11 and 12 Proposed Floor Plans 16/12/21
1223B Plots 11 and 12 Proposed Roof Plan 05/11/21
1305C Proposed South and West Elevations Main Building 28/02/22
1306C Proposed North and East Elevations Main Building 28/02/22
1311C Plots 13, 14 and 15 Proposed Elevations 28/02/22
1314A Plots 16 and 17 Proposed Elevations 05/11/21
1313C Plots 18 and 19 Elevations 13/12/24
1316C Plots 11 and 12 Proposed Elevations 21/01/22
1317B Plots 20, 21 and 22 Proposed Elevations 05/11/21
1400A Proposed Sections 1 05/11/21
1401B Proposed Sections 2 21/01/22
2125F Existing and Proposed Site Levels and Cycle Provision 24/05/24
D2009 - DS 1.0 Drainage Strategy 02/02/22
D2009-PL300 Proposed Drainage Strategy 02/02/22
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 orks above slab level, shall commence on site until details of materials and finishes have been submitted to and approved in writing by the Local Planning Authority. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of all render materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding information shown on the submitted drawings, no work above slab level shall commence on a phase until further information concerning architectural details have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. Drawings shall be at a minimum scale of 1:20 and with details at 1:5 to include:
plinths;
window and door surrounds including arches and sills;
string courses and brick detailing;
eaves, soffits and verges/bargeboards;
chimney and flues
The works shall then proceed in strict accordance with the approved drawings
REASON: Details are required prior to commencement of works above slabl level to ensure a high quality finish, in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (December 2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 Notwithstanding, and in addition to, the information shown on the approved drawings, no works above slab level, shall commence on site until full working details of all windows and doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (2019).
6 No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team;
All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes.
The approved plan shall be adhered to during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be 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 Local 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: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground.
8 No development shall take place until a scheme for protecting the internal amenity spaces of proposed dwellings from external noise has been submitted to, and approved in writing by the Local Planning Authority. Design and construction of the development shall ensure that the following noise criteria are met with windows open*:
bedrooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 35dB(A), and an 8-hour LAeq (23:00 to 07:00) of 30dB(A), with individual noise events not exceeding 45dB LAFmax more than 10 times (23:00 to 07:00 hours)
living rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 35dB(A)
dining rooms shall achieve a 16-hour LAeq (07:00 to 23:00) of 40dB(A)
*Where the above internal noise levels are unachievable despite incorporating the hierarchy of noise management measures detailed in s3.1 of ProPG: Planning & Noise Professional Practice Guidance on Planning & Noise Supplementary Document 2 - Good Acoustic Design, sound attenuating balconies or attenuated or plenum windows which deploy staggered air pathways shall be provided to the affected rooms within the development to allow the above internal noise level criteria to be achieved with open windows.
REASON: In the interests of residential amenity, and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place until details of a scheme for protecting external amenity spaces (gardens, patios, larger balconies, roof gardens and terraces), from external noise has been submitted to and approved in writing by the Local Planning Authority. The scheme shall ensure that, upon completion of the development, good acoustic design will be used to ensure external noise levels within external amenity spaces shall not exceed 55 dB LAeq,16hr (0700 - 2300) or, where this is shown to not be achievable, the lowest practicable levels are achieved.
REASON: In the interests of residential amenity, and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
10 No dwelling shall be occupied until all the measures against the noise levels as set in conditions 8 and 9 as approved in writing by the Local Planning Authority under conditions8 and 9 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation of each phase. Installation certificates for specified attenuated or plenum windows shall be provided shall be provided to the Local Planning Authority prior to occupation.
The approved scheme shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development shall start on site until a construction traffic management plan has been submitted to and approved in writing by the Local Planning Authority, which shall include:
(a) The provision for contractor parking;
(b) The arrangements for deliveries associated with all construction works, including vehicle routing;
(c) Methods and phasing of construction works;
(d) Access and egress for plant and machinery;
(e) Protection of pedestrian routes during construction;
(f) Location of temporary site buildings, compounds, construction material,and plant storage areas;
(g) methods of management to prevent mud/debris on the highway and private streets
Demolition and construction work shall only take place in accordance with the approved method statement.
REASON: In order that the Local Planning Authority can properly consider the effect of the works on the amenity of the locality in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to development commencing, protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Tree Protection Plan 18416-5 received 3rd December 2024 (in so far as it relates to tree protection measures )and with the measures outlined in the Arboricultural Assessment and Method Statement prepared by Barrell Tree Consultancy dated 26th June 2020 (Ref: 18415-AA-AS).
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), Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
13 In the absence of sufficient detail accompanying the application, full details of the design of the proposed boardwalk around the veteran sweet chestnut tree (T5) shall be submitted to and approved in writing by the Local Planning Authority prior to development commencing. The development shall be carried out in accordance with the approved details.
REASON: To ensure that reasonable measures are taken to safeguard an important veteran tree in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024), Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and the Landscape and Biodiversity Supplementary Planning Document (2018).
14 Notwithstanding the submitted details, no works above slab level shall take place until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority. These details shall include, as appropriate, details of how the communal amenity space will be provided for the units within the converted building and Plots 11 and 12, proposed finished levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, hard surfacing materials and minor artefacts and structure (eg furniture, refuse or other storage units, signs, lighting, external services, etc). Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate. In addition, implementation timetables and maintenance programmes detailing all operations to be carried out to allow successful establishment of soft landscaping, shall be submitted to and approved in writing by the Local Planning Authority before development commences. If applicable, these details will also extend to cover areas of open space to be adopted by the Council, such areas shall be agreed in writing prior to development commencing. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
15 Development shall be undertaken in line with the recommendations and procedures contained within the Preliminary Ecological Assessment by Arbtech dated 9/5/2024.
REASON: In order to mitigate impacts on key species and habitats in order to meet with relevant wildlife legislation including The Conservation of Habitats and Species Regulations 2019 (Amended), with relation to bats, hazel dormouse and great crested newts and breeding birds and reptiles with relation to The Wildlife and Countryside Act 1981 (Amended). The mitigation is also required in order to meet with the National Planning Policy Framework (December 2023) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
16 Development shall be undertaken in line with bat mitigation measures listed within the Bat Emergence and Re-Entry Surveys Report by Arbtech dated 12/7/2024.
REASON: The onsite buildings hold known roost for brown long-eared bat and day roost for common pipistrelle as such mitigation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019(Amended) and retain these species in favourable conservation status. The mitigation is also required in order to meet with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to avoiding adverse impacts on key species.
17 Prior to the commencement of development, a Biodiversity Net Gain Habitat Monitoring and Management Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 4.01 Habitat Units and 1.21Hedgerow Units as stipulated in the Biodiversity Metric by Arbtech. The HMMP will include the results of the provided Biodiversity Metric species specific enhancements as featured in the Preliminary Ecological Assessment by Arbtech dated 12/7/2024 and include 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 HMMP 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 the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
18 Prior to first occupation visibility splays of 2.4 metres by 43 metres shall be provided at the junction of the site access and Skippetts Lane West/ Skippetts Gardens. Within the visibility splays any obstruction between 1m and 3m in height above the level of the adjacent carriageway shall be cleared. The visibility splay shall be kept clear at all times thereafter.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to occupation of the dwellings parking spaces as shown on Drawing 2100 Rev Q shall be provided and shall be thereafter maintained and used only for the parking of vehicles.
REASON: To ensure satisfactory parking provision in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
20 No dwelling shall be occupied until the provision of the electrical vehicle charging points as shown on Drawing No 2100 Rev Q have been installed and operational. The development shall be thereafter maintained in accordance with these details.
REASON: To ensure that the development provides opportunities for sustainable transport modes in accordance with paragraph 109(e) of the National Planning Policy Framework (December 2024). Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
21 Prior to occupation of the dwellings cycle parking and storage as shown on Drawing 2100 Rev Q shall be provided and shall be thereafter maintained.
REASON: To promote the Councils sustainability objectives in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
22 Prior to any works above slab level, full details of the proposed cycle storage areas shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details thereafter maintained.
REASON: In the absence of sufficient detail within the application and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
23 No dwelling shall be occupied until it has been provided with refuge and recycling storage areas in accordance with the approved plans. The provided facilities shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling. The approved details shall be fully implemented and managed in accordance with the approved details.
REASON: To ensure suitable access and convenience of arrangements for refuse collection in accordance with the Design and Sustainability Supplementary Planning Document and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and in the interests of highway safety.
24 Prior to any works above slab level, full details of the design of the refuse storage areas shall be submitted and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details and thereafter maintained.
REASON: In the absence of sufficient information within the application and in accordance with the Design and Sustainability Supplementary Planning Document and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029
25 A minimum of 15% of the dwellings will be built accessible and adaptable standards to enable people to stay in their homes as their needs change. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate co-ordinated high quality form of development to accord with the National Planning Policy Framework (December 2024), Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).
26 The drainage system shall be constructed in accordance with the approved documentation ref: D2009/DS1.1. Any changes to the approved documentation must be submitted to and approved in writing by Local Planning Authority and Lead Local Flood Authority. Any revised details submitted for approval must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.
REASON: To ensure that the drainage for the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
27 Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;:
a. Maintenance schedules for each drainage feature type and ownership.
b. Details of protection measures.
REASON: To ensure that the drainage for the development is adequately managed in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
28 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 07:30 nor after 18:00; Monday to Friday, before the hours of 08:00; nor after 13:00; 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.
29 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 bank or 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.
30 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A, B, C, D and E of Part 1 and Class A of Part 2 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area, having regard to the sensitive nature of the site in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
31 Prior to occupation of the dwellings hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details and the water efficiency measures shall be retained in perpetuity.
REASON: To ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
32 The existing remnant of the horse gin located on the western side of the main building shall be retained in perpetuity.
REASON: This is an historical feature of the site referred to within the listing description and should be retained due to its historic interest, in accordance with the Section 16 of the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
33 No development shall take place until a Phasing Plan has been submitted to and approved in writing by the Local Planning Authority. The Phasing Plan shall detail the sequence and timetable for the overall development. Development shall proceed in accordance with the approved Phasing Plan.
REASON: In the interests of the proper planning of the development and to ensure the completion of the development as a whole including the conversion of the Grade II Listed Building Skippetts House, in accordance with the National Planning Policy Framework (December 2024) and Policy EM11 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 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
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 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
was provided with pre-application advice;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
5. Visibility splays from the access at 2.4m x 43m must remain clear of vegetation above 1m and remain clear in perpetuity.
6. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
7. Please note that any information in relation to the discharge of planning obligations contained within the completed Section 106 Agreement in relation to this planning permission should be submitted to the Planning Infrastructure Monitoring Officer, Planning Development Team, in accordance with, or ahead of, the timeframes contained therein.
8. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
9. The development subject to this notice falls within a highlighted proximity of a mains gas pipe.
The applicant/agent/developer is strongly advised to contact the pipeline operator PRIOR to ANY works being undertaken pursuant to the permission granted by this notice. Furthemore, it is advised that the applicant/agent/developer refers to the advice contained with the response from SGN dated 8th April 2024 regarding works within proximity of a medium pressure gas pipeline.
Address:
Southern Gas Networks Plc
SGN Plant Location Team
95 Kilbirnie Street
Glasgow
G5 8JD
Tel: 01414 184093 OR 0845 0703497
Search online at:
www.linesearchbeforeyoudig.co.uk
10. A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 3577 9483 or by emailing trade.effluent@thameswater.co.uk . Application forms should be completed on line via www.thameswater.co.uk. Please refer to the Wholsesale; Business customers; Groundwater discharges section.
11. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to Thames Water Utilities website. https://developers.thameswater.co.uk/Developing-a-large-site/Apply-and-pay-for-services/Wastewater-services
12. With regard to conditions 8 and 9 (internal and external noise amenity conditions), the applicant's attention is advised that a good acoustic design process should be followed in accordance with the 'Professional Practice Guidance on Planning and Noise: New Residential Development' (May 2017 or later versions) to ensure that the noise criteria are achieved.
13. It is the responsibility of the developer to ensure the safe development of the site and that it can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. 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.
14. Birds nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.
15. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
2 Application – 20/01872/LBC: Change of use of the site and building from Offices (Class B1a) to 30 residential flats and dwellings (Class C3) through the conversion of Skippetts House (15 units), first floor additions to Skippetts House (3 units) and further new build dwellings in the grounds (12 units) with associated parking, amenity space and landscaping. Site: Skippetts House Skippetts Lane West Basingstoke RG21 3HP
The Committee considered the report set out on pages 108 of 126 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1020 Site Location Plan 13/07/20
2100P Proposed Site Plan 24/05/2024
1205C Proposed Ground Floor Plan for Main Building 20/01/22
1206C Proposed First Floor Plan for Main Building 20/01/22
1207A Proposed Roof plan 28/02/22
1212B Plots 13, 14 and 15 Proposed Floor Plans 05/11/21
1213B Plots 13, 14 and 15 Proposed roof plan 05/11/21
1214B Plots 18 and 19 Proposed Floor Plans 05/11/21
1215B Plots 18 and 19 Proposed roof Plan 05/11/21
1216B Plots 20, 21 and 22 Proposed Floor Plans 05/11/21
1217B Plots 20, 21 and 22 Proposed Roof Plan 05/11/21
1218A Plots 16 and 17 Proposed Floor Plans 05/11/21
1219A Plots 16 and 17 Proposed Roof Plan 05/11/21
1222C Plots 11 and 12 Proposed Floor Plans 16/12/21
1223B Plots 11 and 12 Proposed Roof Plan 05/11/21
1305C Proposed South and West Elevations Main Building 28/02/22
1306C Proposed North and East Elevations Main Building 28/02/22
1311C Plots 13, 14 and 15 Proposed Elevations 28/02/22
1314A Plots 16 and 17 Proposed Elevations 05/11/21
1313C Plots 18 and 19 Elevations 13/12/24
1316C Plots 11 and 12 Proposed Elevations 21/01/22
1317B Plots 20, 21 and 22 Proposed Elevations 05/11/21
1400A Proposed Sections 1 05/11/21
1401B Proposed Sections 2 21/01/22
2125F Existing and Proposed Site Levels and Cycle Provision 24/05/24
D2009 - DS 1.0 Drainage Strategy 02/02/22
D2009-PL300 Proposed Drainage Strategy 02/02/22
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 Notwithstanding information shown on the approved drawings, no works above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of all render materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
· the proposed rainwater goods
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (March 2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no works above slab level shall commence on site until full working details of all windows and doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of works above slab level to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Heritage Supplementary Planning Document (March 2019).
5 Development shall be undertaken in line with bat mitigation measures listed within the Bat Emergence and Re-Entry Surveys Report by Arbtech dated 12/7/2024.
REASON: The onsite buildings hold known roost for brown long-eared bat and day roost for common pipistrelle as such mitigation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019(Amended) and retain these species in favourable conservation status. The mitigation is also required in order to meet with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to avoiding adverse impacts on key species.
6 The existing remnant of the horse gin located on the western side of the main building shall be retained in perpetuity.
REASON: This is an historical feature of the site referred to within the listing description and should be retained due to its historic interest, in accordance with the National Planning Policy Framework (December 2024) and Policy EM11 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. 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.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs –40-47);
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 56-59).
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.
3 Application – 24/02346/HSE: Erection of a new detached garage. Site: 2 Clayton Mews Gangbridge Lane St Mary Bourne Andover
The Committee considered the report set out on pages 127 of 144 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan/Block Plan, received 15th October 2024.
Proposed Garage Elevations/Floor Plan, received 15th October 2024.
Existing Dwelling and Proposed Garage Plan, received 5th December 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 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Parish Neighbourhood Plan 2016-2029.
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 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking further information following receipt of the application;
considering the imposition of conditions.
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. There are specific legislative requirements for the Highways Authority, Planning Authority, Developers and Landowners with respect to the PROW network. Where no changes are proposed to Public Rights of Way, the following informatives should be noted:
1. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
2. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
3. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
4. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
5. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
6. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
7. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
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 Tree Preservaton Order BDB0721 Report 18 Dec 2024
- Document Tree Preservation Order BDB0721 Appendix 1 18 Dec 2024
- Document Tree Preservation Order BDB0721 Appendix 2 18 Dec 2024
Minutes
The Tree Officer introduced the report which advised that the council made a Tree Preservation Order to protect a number of trees that were considered a significant contribution to the quality of landscape, complimenting and enhancing the Kingsclere Conservation Area and adjoining environment.
The report summarised the background behind the making of TPO/BDB/0721 and set out the council’s reasons and basis upon which it was considered that the order should be confirmed.
RESOLVED: Tree Preservation Order BDB/0721 be confirmed.
The report summarised the background behind the making of TPO/BDB/0721 and set out the council’s reasons and basis upon which it was considered that the order should be confirmed.
RESOLVED: Tree Preservation Order BDB/0721 be confirmed.
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 Preservaton Order BDB0722 Report 18 Dec 2024
- Document Tree Preservation Order BDB0722 Appendix 1 18 Dec 2024
- Document Tree Preservation Order BDB0722 Appendix 2 18 Dec 2024
Minutes
The Tree Officer introduced the report which advised that the council made a Tree Preservation Order to protect two Yew trees that were considered significant in the landscape and under evident threat. This report summarised the background behind the making of TPO/BDB/0722 and sets out the council’s reasons and basis upon which it is considered that the order should be confirmed.
RESOLVED: Tree Preservation Order BDB/0721 be confirmed.
RESOLVED: Tree Preservation Order BDB/0721 be confirmed.
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