Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
22
Meetings (2025):
67
Meetings (2024):
72
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 12th March 2025
6:30 PM
Wednesday, 12th March 2025
6:30 PM
End:
Wednesday, 12th March 2025
9:30 PM
Wednesday, 12th March 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
12 Mar 2025
12 Mar 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Chair
Chair of the Development Control Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Committee Member
Vice-Chair of Human Resources Committee
Vice-Chair
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Committee Member
Mayor
Reserve
Chair of the Human Resources Committee
Reserve
Leader of the Conservative Group
Committee Member
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Bound was replaced by Councillor Bowes.
Councillor Miller sent his apologies.
Councillor Durrant sent his apologies.
Councillor Miller sent his apologies.
Councillor Durrant sent his apologies.
2
Declarations of interest
Minutes
Councillor Howard-Sorrell declared a non-pecuniary interest and advised the Committee that he was a neighbour to the applicant for item 24/02109/HSE and would therefore leave the meeting during the discussion of the item.
Councillor Jones declared a non-pecuniary interest as he was a patient of the mentioned in item 21/03806/OUT.
Councillor Jones declared a non-pecuniary interest as he was a patient of the mentioned in item 21/03806/OUT.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on the 12th February 2025
The Chair will move that the minutes of the meeting held on the 12th February 2025 be signed as a correct record.
The only part of the minutes that can be discussed is their accuracy.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 12th February 2025 03 Mar 2025
Minutes
The Chair confirmed that the minutes of the meetings held on the 12February 2025 were confirmed by the Committee as a correct record.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Bramley, Chineham, Evingar, Oakley & The Candovers
Contact Officer: Planning and Development Manager
Wards Affected: Bramley, Chineham, Evingar, Oakley & The Candovers
Attachments:
- Document Report 03 Mar 2025
- Document Index 03 Mar 2025
- Document Applications 03 Mar 2025
- Document DCC Update - 12.03.2025_ 03 Mar 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish
Mr Green
Item 1 - 21/03806/OUT
Parish
Mr Rowley
Item 1 - 21/03806/OUT
Support
Mr Watson
Item 1 - 21/03806/OUT
Support
Mr Blacker
Item 1 - 21/03806/OUT
Support
Ms Turvey
Item 2 - 24/01746/FUL
Support
Mr Dinnewall
Item 2 - 24/01746/FUL
Support
Mr Lucocq
Item 2 - 24/01746/FUL
Parish
Mr Flooks
Item 3 - 24/01913/FUL
Objector
Mr Harrison
Item 3 - 24/01913/FUL
Support
Ms Jonczyk
Item 3 - 24/01913/FUL
Support
Mr Blanchard
Item 6 - 24/02109/HSE
Objector
Mr Matthews
Item 7 - 24/02202/TDC
Objector
Mr Webster
Item 7 - 24/02202/TDC
Support
Mr Sroka
Item 7 - 24/02202/TDC
Support
Ms Wall
Item 7 - 24/02202/TDC
1 Application – 21/03806/OUT: Outline application for the construction of up to 32 new homes, with upgraded access taken from Sainfoin Lane and alterations to Doctors Surgery car park (all matters reserved except access). Site: Land At OS Ref 457858 149396 Sainfoin Lane Oakley Hampshire
The Committee considered the report set out on pages of 31 of 114 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 some members felt that the application had a number of issues but that there were no clear reasons for refusal whilst others felt that they were unable to support the proposal its current form due to concerns on the access to the lane and bridleway.
Councillor Hussey requested that it be noted that he had voted for approval.
RESOLVED that: the application be DEFFERED to seek a single consultation response from Hampshire County Council and details of post permission processes for the right of way.
2 Application – 24/01746/FUL: Demolition and replacement of Ashe Park House, partial demolition and alteration of courtyard outbuildings to provide indoor swimming pool, removal of commercial units and associated landscaping works. Site: Ashe Park Ashe Park Overton Basingstoke
The Committee considered the report set out on pages of 115 of 164 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which ascertained that there would be no heritage loss from the proposal.
RESOLVED that: the application be APPROVED The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:
- Onsite biodiversity enhancements
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 and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1051 P 102.0 Rev B - Proposed Block Plan
1051 P 103.1 Rev I - Proposed Overall Site Plan
1051 P 104.0 Rev B - Proposed Floor Site Plan
1051 P 105.0 Rev A - Proposed Site Elevations
1051 P 106.0 Rev A - Proposed Ground Floor Plan
1051 P 107.0 Rev A - Proposed First Floor Plan
1051 P 108.0 Rev A - Proposed Second Floor Plan
1051 P 109.0 Rev A - Proposed Roof Plan
1051 P 110.0 Rev B - Proposed North and South Elevations
1051 P 111.0 Rev B - Proposed East and West Elevations
1051 P 114.0 Rev A - Proposed Swimming Pool Elevations
1051 P 115.0 Rev B - Proposed Plant Roof, Floor, Roof Plan and Elevations
1051 P 116.0 Rev A - Proposed Garages Floor, Roof Plan and Elevations
1051 P 117.0 Rev C - Proposed Cottages Floor, Roof Plan and Elevations
5269-PL-02 - Proposed Landscape Masterplan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then be implemented, retained and maintained in strict accordance with the approved details. These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of facing brickwork and jointing mortar;
the material, size, texture, colour, profile, and source of facing stonework;
the material, size, texture, colour, profile, and source of cladding materials; the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods
REASON: Details are required to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design and Sustainability SPD and Heritage SPD.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans.
These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5.
The works shall then be implemented, retained and maintained in strict accordance with the approved details.
REASON: Details are required to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of he Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design and Sustainability SPD and Heritage SPD.
5 Notwithstanding the approved plans, no works above slab level shall commence on site until a scheme of soft landscaping is submitted to and approved in writing by the Local Planning Authority. which shall specify
Compliance with the 5269-PL-02 - Proposed Landscape Masterplan
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting
The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
6 Notwithstanding the approved plans, no hard landscaping works shall commence on site until a scheme of hard landscaping is submitted to and approved in writing by the Local Planning Authority, which shall specify
materials to be used for hard and paved surfacing
details of permeability and how the hard surfacing complies with the requirements of condition 21
any maintenance required
The approved surfacing shall be completed before the adjoining building(s) are first occupied and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 No works pursuant to this permission shall commence until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point (outside the red line, eg the public highway) has been submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details.
REASON: Details are required in the interests of the amenities of adjoining neighbours and character of the area in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 The development hereby approved shall be carried out in strict accordance with the protective measures, including fencing, ground protection, supervision, working procedures as set out within the Arboricultural Impact Assessment and Preliminary Method Statement produced by MDJ Arboricultural Consultancy dated June 2024 and the Tree Protection Plan contained therein.
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 (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
9 The development hereby approved shall be carried out in strict accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 4 'Discussion and Recommendations' of the supporting Ecological Appraisal Report (Aug 2024, Quantock Ecology).
REASON: To mitigate potential impacts on protected and notable species and to meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development hereby approved shall be carried out in strict accordance with the recommendations and procedures contained within Section 4 of the Bat Survey Report (Oct 2024, Quantock Ecology) and Section 6 and 7 of the Bat Survey Report (Nov 2023, Gray's Ecology). The latter includes the requirement of a Natural England bat licence, specific timings for the works, working methods and materials, and appropriate compensation for the loss of the roosts during construction and operational phases of the development. Roosting and foraging enhancements for bats should also be secured and implemented as per recommendations within the report.
REASON: To mitigate potential impacts on protected and notable species and to meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to the installation of any external lighting, an external lighting plan in line with recommendations contained within Section 6 of the Bat Survey Report (Nov 2024, Gray's Ecology) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Thereafter, the development shall proceed in accordance with the approved details.
REASON: To prevent impacts on roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to commencement of the development hererby approved (including any works of demolition), a Biodiversity Enhancement and Mitigation Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The BEMP shall detail species and habitat avoidance, mitigation and enhancement measures to be implemented within the development as listed within Table 9 'Survey recommendations based on the conclusions within table 8' of the Ecological Appraisal (Oct 2024, Quantock Ecology) and within the Bat Survey Reports (Nov 2024, Gray's Ecology; Oct 2024, Quantock). Thereafter the development shall be carried out in strict accordance with the details so approved.
REASON: In order provide enhancements and net gains for biodiversity in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 Prior to the commencement of the development hereby approved (including any works of demolition), a Constriction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include:
Storage of construction materials/chemicals and equipment
Dust suppression
Waste disposal
Noise/visual/vibrational/lighting impacts
Construction lighting (that provides the requirements of condition 11 above)
Thereafter the development shall proceed in strict accordance with the approved details.
REASON: To avoid impacts on protected species and habitats throughout construction in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
14 No development shall take place, (including any works of demolition), until a Construction Method Statement (CMP) has been submitted to, and approved in writing by, the Local Planning Authority. The CMP proved statement shall include scaled drawings illustrating the provision for:
1) The parking of site operatives and visitors vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes.
4) Storage of plant and materials used in constructing the development.
REASON: In the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
15 All guest accommodation shall be occupied as ancillary accommodation to the Main Dwelling House known as Ashe Park House and shall not be occupied, sold, sub-let as an independent dwelling or used for any form of short term accommodation / holiday let.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.
16 All staff accommodation shown on the approved plans (1051 P 103.1 Rev I -Proposed Overall Site Plan) shall be occupied by persons and any resident dependants who are employed at Ashe Park Estate.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.
17 Prior to occupation of the replacement dwelling hereby approved, parking provision and turning areas in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes. For the avoidance of doubt this includes spaces within garages.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
18 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029
19 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
21 The development hereby approved shall be in accordance with the submitted Flood Risk Assessment and Drainage Strategy as produced by Price & Myers (dated July 2024).
REASON:To ensure adequate provision has been taken in regard to flooding; and in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (2024).
22 The development hereby permitted shall not be occupied until the replacement dwelling has provision within its curtilage for refuse and recycling storage (prior to disposal) for 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box (per dwelling), and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) of refuse and recycling and shall be thereafter retained and maintained.
REASON: To ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
23 The dwelling hereby approved shall not be connected to the mains for foul water drainage and disposal.
REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
24 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no building, structure or other alteration permitted by Class A; AA; B; C; D; or E; of Part 1; of Schedule 2 or any gates, walls or other means of enclosure permitted by Class A of Part 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the character of the local landscape and to preserve the setting heritage assets, in accordance with Policies EM1, EM11 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 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;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
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. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
5. The applicant should note that the red line shown on the approved drawings is not accepted by the Local Planning Authority as the domestic curtilage associated with the main dwelling known as Ashe Park House.
3 Application – 24/01913/FUL: Installation and operation of a 50MW Battery Energy Storage System (BESS), including access and associated infrastructure. Site: Withy Place Bramley Road Silchester Reading
The Committee considered the report set out on pages of 165 of 212 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 raised concern over the potential loss of containment in the event of an issue and requested that a condition be included to ensure the bunding was to an appropriate standard.
RESOLVED that: the application be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:
- Onsite biodiversity enhancements
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 and infromatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
WTP-BESS-0.014 Rev A - Location Plan
WTP-BESS-0.016 Rev A - Roof Plan
WTP-BESS-001.5 Rev 2 - Layout Plan
WTP-BESS-001.6 Rev 2 - Elevations Plan
YLM-BESS-GEN-001.6A Rev A - BESS Battery Cluster
YLM-BESS-GEN-001.5 Rev 5 - BESS Transformers and Inverters
YLM-BESS-GEN-001.9 Rev A - Container
YLM-BESS-GEN-001.1 Rev A - DNO Substation
YLM-BESS-GEN-001.1a Rev A - DNO Substation
YLM-BESS-GEN-001.3 Rev A - Site Cabin / LV Switchroom
YLM-BESS-GEN-001.4 Rev A - Site Supply Transformer
YLM-BESS-GEN-001.10 Rev A - Substation Transformer
YLM-BESS-GEN-001.2 Rev A - Switchroom
YLM-BESS-GEN-001.11 Rev A - Water Tanks
YLEM1463-11 - Landscape Proposals
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The development hereby permitted shall be carried out in strict accordance with the proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 5 'Discussion and recommendations' of the supporting Preliminary Ecological Appraisal (July 2024, FPCR) to address potential impacts on protected and notable species.
REASON:: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
4 No external lighting shall be installed on the site unless a scheme for such lighting has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include:
a) details of the siting and height of any lighting columns or external lighting fixtures.
b) details of the duration, intensity, and type of any external lighting, including the use of any motion sensors.
c) a lighting contour plan showing the spread of light from the approved scheme (in lux) and the specification of any mitigation required (including cowls) to minimise light spillage beyond the site boundaries and amongst any created habitats within the site.
Thereafter the site shall only be lit in accordance with the approved details.
REASON: To ensure that any impacts from external lighting on the visual amenity of the area, neighbouring amenity and biodiversity are mitigated in accordance with Policies EM1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029.
5 No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR134, or a 'Further Licence') and with the proposals detailed on plan Withy Place: Impact plan for great crested newt District Licensing (Version 1)", dated 30th October 2024.
REASON: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WMLOR134, or a 'Further Licence'), Policy EM4 of the Basingstoke and Local Plan 2011-2029, Section 15 of the National Planning Policy Framework (December 2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
6 No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR134, or a 'Further Licence'), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the planning authority and the authority has provided authorisation for the development to proceed under the district newt licence. The delivery partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
REASON: In order to adequately compensate for negative impacts to great crested newts, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and in line with section 15 of the National Planning Policy Framework (December 2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
7 No development shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (Assessment) (WSIA), that has been submitted to and approved in writing by the Local Planning Authority, in order to recognise, characterise and record any archaeological features and deposits that may exist there.
Once approved the development scall commence in full accordance with the approved WSIA.
REASON: To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets, in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact based on the results of the trial trenching, in accordance with a Written Scheme of Investigation (Mitigation) (WSIM), that has been submitted to and approved by the Planning Authority.
Once approved the development scall commence in full accordance with the approved WSIM.
REASON: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations, in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place until a revised Construction Traffic Management Plan, which sets out a scheme of temporary traffic management measures at the site access and along the proposed construction route has been submitted to and approved in writing by the Local Planning Authority. Before construction commences the traffic management measures shall be implemented in accordance with the approved scheme and retained during the duration of the construction phase. All other aspects of construction shall be carried out in accordance with the approved Construction Traffic Management Plan.
REASON: To ensure that the impacts of the development during construction are properly mitigated in the interests of highway safety, in accordance with policy EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development shall not commence until a road condition survey of Bramley road from the site access to its junction with Olivers Lane is submitted to and agreed in writing with the Local Planning Authority. The scope of the survey shall be first agreed with the Local Planning Authority. The findings of the condition survey shall be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period of the development and any defects or damage attributable to construction activity to be rectified by the developer at their expense within 3 months of the defect being identified.
REASON: In the interests of highway safety and in accordance with the National Planning Policy Framework (December 2024) and Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development (excluding demolition, site clearance or ground works) shall take place on site until an Employment and Skills Plan (ESP) and Method Statement has been submitted to and approved in writing by the Local Planning Authority. The submitted details shall set out:
i) the objectives of the plan to secure quality employment, training and apprenticeship opportunities and create training and development opportunities;
ii) arrangements setting out how the developer and any future owner or occupier and their contractors as far as reasonably possible will work directly with local employment/training agencies, to include the voluntary and private sector providers, educational establishments plus Hampshire County Council's 'Hampshire Futures' Team;
iii) a timetable and format for monitoring how the objectives of the plan have been delivered
iv) details of how the Employment and Skills Plan will be implemented, managed and monitored.
The development shall be carried out in accordance with the approved Employment and Skills Plan and Method Statement.
REASON: Details are required in the absence of information accompanying the application setting out how the development will encourage investment in employment skills and training in accordance with Policy EP1 of the Basingstoke and Deane Local Plan 2011-2029 and the Planning Obligations for Infrastructure Supplementary Planning Document (2018).
12 The development hereby permitted shall be carried out in accordance with the proposed surface water drainage strategy as set out in the submitted Flood Risk Assessment produced by Link Engineering dated May 2024. The surface water drainage system shall be completed prior to the use of the site hereby permitted commences.
REASON: To ensure adequate provision has been taken in regard to flooding and to ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
13 No development shall begin until exceedance plans and site level information demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria has been submitted and approved in writing by the Local Planning Authority. The development shall thereafter be carried out retained and maintained in accordance with the approved details.
REASON: To ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
14 Prior to the use of the site hereby commencing 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.
The submitted details shall include confirmation of who will be responsible for the maintenance of the different drainage features.
The development shall thereafter be carried out retained and maintained in accordance with the approved details.
REASON: To ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
15 The development shall be carried out in accordance with the soft landscaping proposals as illustrated on drawing YLEM1463-11. The soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.
In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 Notwithstanding the approved plans no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the use of the site herby permitted commences and thereafter maintained in accordance with the details so approved.
The submitted detail will show compliance with conditions 12, 13 and 14 above.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
17 The development hereby approved shall be carried out in strict accordance with the protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions as set out within the Arboricultural Impact Assessment by Bridle & Green dated July 2024 and the Tree Protection Plan contained therein.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
18 Development shall not commence until details relating to the fire safety arrangements of battery systems are submitted to and approved in writing by the Local Planning Authority in consultation with the Hampshire & Isle of Wight Fire and Rescue Service. The development shall be implemented, retained and maintained in full accordance with the approved details.
REASON: To ensure that the suitable measures are taken in the event of a fire incident to protect the development itself and surrounding property in accordance with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
19 This planning permission is for a temporary period of 40 years from the date of first operation of the development hereby permitted. Decommissioning of the Battery Energy Storage System, comprising discontinuance and removal of all buildings, works, uses of land and other development hereby permitted and the restoration of the land to its former condition shall take place within 6 months of the expiry of this permission. At least 6 months before the planning permission is due to expire, a Decommissioning Method Statement (to include a timetable for implementation and a scheme to restore the land to its former condition) shall be submitted to and approved in writing by the local planning authority. The site shall be decommissioned and restored in accordance with the approved statement.
REASON: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection in accordance with Policies EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The Local Planning Authority shall be notified in writing within one month of the event that the development hereby approved has started to store or distribute electricity to/from the Grid. The installation hereby approved shall be permanently removed from the site and the surface reinstated within 40 years and six months of the date of notification and the local planning authority shall be notified in writing of that removal within one month of the event.
REASON: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection in accordance with Policies EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
21 Prior to the commencement of any above ground works, full details of the specifications of battery storage units to be installed (including dimensions and external appearance) shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details.
REASON: To ensure that the impacts of the development are properly and fully mitigated in accordance in the interests of visual amenity, neighbouring amenity and fire safety in accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
22 Notwithstanding the details shown on the approved plans, prior to the commencement of any above ground works details of the materials, colour and finish of any built structures and containers, poles, fencing, gates etc., have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use and retained and maintained as such for the lifetime of the development.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 The barn/building to house the inverters and transformers, location shown in Elevation Plan with Access Road (WTP-BESS-0.016), shall be constructed in accordance with the specifications detailed in Table 5.3 of Parker Jonas Acoustics Noise Impact Report dated 18th July 2024. The barn/building shall be constructed before the use before the use, hereby approved, is first commenced, and shall be thereafter retained and maintained for the life of the application.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
24 A 5m acoustic fence, shall be constructed in accordance with the specifications detailed in section 5.3.2 of Parker Jonas Acoustics Noise Impact Report dated 18th July 2024 at the location shown in 'Elevation Plan with Access Road' (WTP-BESS-0.016). The fence shall be constructed before the use, hereby approved, is first commenced, and shall thereafter be retained and maintained in accordance with the specified detail.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
25 Product data sheets of all proposed plant (including battery energy storage units, inverters, and transformers), shall be provided and verified by an acoustic consultant as producing no greater noise emissions than those predicted in Parker Jonas Acoustics Noise Impact Report dated 18th July 2024. The proposed plant shall be approved by the Local Planning Authority and implemented before the use, hereby approved, is first commenced, and shall thereafter be retained and maintained in accordance with the specified detail.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
26 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.
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.
28 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the 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 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 in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
29 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no underground cabling permitted by Class B of Part 15 of Schedule 2 of the Order shall be installed under the tree belt to the south of the application site (referred to as W1) or within the Root Protection Areas of any trees or hedges marked for retention within the submitted Arboricultural Impact Assessment by Bridle & Green dated July 2024.
REASON: To ensure that the visual amenity afforded by existing vegetation is retained in the interests of securing the long -term mitigation proposed and the visual amenity of the area in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
31 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition.
1. The application for planning permission was made before 12 February 2024.
2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies.
3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and
(i)the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or
(ii)the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024.
4. The permission which has been granted is for development which is exempt being:
4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where:
i) the application for planning permission was made before 2 April 2024;
ii) planning permission is granted which has effect before 2 April 2024; or
iii) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii).
4.2 Development below the de minimis threshold, meaning development which:
i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and
ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric).
4.3 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A "householder application" means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building.
4.4 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to access or to use the site for educational or recreational purposes, if that access or use is permitted without the payment of a fee).
4.5 Self and Custom Build Development, meaning development which:
i) consists of no more than 9 dwellings;
ii) is carried out on a site which has an area no larger than 0.5 hectares; and
iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015).
4.5 Development forming part of, or ancillary to, the high speed railway transport network (High Speed 2) comprising connections between all or any of the places or parts of the transport network specified in section 1(2) of the High Speed Rail (Preparation) Act 2013.
* "original planning permission means the permission to which the section 73 planning permission relates" means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions.
Irreplaceable habitat
If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans.
The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat.
The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
The effect of section 73D of the Town and Country Planning Act 1990
If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 (application to develop land without compliance with conditions previously attached) and a Biodiversity Gain Plan was approved in relation to the previous planning permission ("the earlier Biodiversity Gain Plan") there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted.
Those circumstances are that the conditions subject to which the section 73 permission is granted:
i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and
ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
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 receipt of consultation responses;
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. It is recommended that the NatureSpace Best Practice Principles are considered and implemented where possible and appropriate.
It is recommended that the NatureSpace certificate is submitted to this planning authority at least 6 months prior to the intended commencement of any works on site.
It is essential to note that any works or activities whatsoever undertaken on site (including ground investigations, site preparatory works or ground clearance) prior to receipt of the written authorisation from the planning authority which permits the development to proceed under the District Licence (WML-OR134, or a 'Further Licence') are not licensed under the great crested newt District Licence. Any such works or activities have no legal protection under the great crested newt District Licence and if offences against great crested newts are thereby committed then criminal investigation and prosecution by the police may follow.
5. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
4 Application – 24/00789/FUL: Erection of ground floor extensions to pub, detached plant room and landscaping works including a new raised decking area with pergola and retractable canopy. External refurbishment work comprising of redecoration of external finishes, new lighting scheme, outdoor planting, replacement roof to existing pergola/outside kitchen space, new fencing, and paving areas. Various internal alterations. Site: The Woolpack Farleigh Road Totford Northington
The Committee considered the report set out on pages of 213 of 238 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 felt that it was positive to see an application to make improve and maintain the venue whilst another venues within the industry were struggling.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Layout Plan at 1:500
Block Plan at 1:500 and OS Plan at 1:1250
5139-09-02 Rev B - Existing and Proposed Roof Plans
5139-02-01 Rev F - Proposed Ground Floor
5139-02-01 Rev F - Existing and Proposed Elevations
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and the building shall be retained and maintained in accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows 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 and the building shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 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 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 Prior to the commencement of development, a noise assessment shall be submitted that outlines a scheme of mitigation necessary to ensure the combined rating level of the noise emitted from all plant and equipment shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019). The scheme shall be approved by the Local Planning Authority, shall be implemented before the use of the plant and equipment commences and shall be thereafter maintained.
REASON: In the interests of residential amenity and in accordance with Policies EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
8 Should it be necessary to make any changes to the existing kitchen extract system including the flue a revised scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, and necessary noise control measures in accordance with the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (EMAQ 2018) document, shall be submitted to and approved in writing by the local planning authority. The works detailed in the approved scheme shall be installed in their entirety before the use hereby permitted is commenced. The equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out.
REASON: In the interests of residential amenity and in accordance with Policies EM4, EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall commence above slab level until a written scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions to be made for the design of the external lighting and level of illumination of the site/external lighting to control light pollution and mitigate the impact on protected species. The scheme shall be implemented and maintained.
The external lighting of the site shall not be altered from the approved scheme without the prior written approval of the local planning authority on an application for such works.
REASON: In the interests of residential amenity as well as to mitigate the impact of protected species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 As part of the development, 2 bat/bird boxes shall be incorporated into the proposed development prior to the use of the approved development.
REASON: In order to affect net gains for biodiversity in line with Policy EM4 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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
5. The applicant is reminded that this approval does not give any Listed Building Consent which is required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
6. The lighting scheme should comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2021(or later versions). It should be designed so that it is the minimum needed for security and operational processes and be installed to minimise potential pollution caused by glare and spillage.
The applicant should refer to the comments from the Environmental Health Team in relation to this application where information has been provided on the levels and zoning.
The guidance advises that, where an area to be lit lies on the boundary of two zones or can be observed from another zone, the limits used should be those applicable to the most rigorous zone.
A sensitive lighting strategy will be implemented, in line with the following principles to mitigate the impact on protected species:
Lighting within the Site will be reduced as far as practicable.
Luminaires will be positioned and directed away from ecological receptors.
Column heights will be reduced as far as practicably possible to reduce light spill along with the consideration of low-level bollard lighting.
White light will be avoided, and warm colours preferably used. Preferable colours are 3000°k to 2700°k (where feasible) with peak wavelengths greater than 550nm.
0% upward light output and no tilting of the light head.
Use vegetation, fencing and walls as a light buffers.
Motion sensors for security lighting.
For street lighting, the consideration of part night lighting and dimming (the latter viable with LED's only).
As a last resort, the incorporation of shields, baffles and cowls fitted to the luminaires.
7. In the UK, all bat species and their roosts are protected under domestic and international law. Demolition and/or construction works on or nearby roof voids should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
8. Any clearance of vegetation such as shrubs which may hold nesting birds should ideally be undertaken outside of bird nesting season March to August inclusive. If any clearance is being undertaken within that period then the area should first be checked for signs of nesting by a trained ecologist. Should signs of nesting by located then clearance should not place until nesting has finished and fledgelings have left the nest.
5 Application – 24/00790/LBC: Erection of ground floor extensions to pub, detached plant room and landscaping works including a new raised decking area with pergola and retractable canopy. External refurbishment work comprising of redecoration of external finishes, new lighting scheme, outdoor planting, replacement roof to existing pergola/outside kitchen space, new fencing, and paving areas. Various internal alterations. Site: The Woolpack Farleigh Road Totford Northington
The Committee considered the report set out on pages of 239 of 257 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:
Site Layout Plan at 1:500
Block Plan at 1:500 and OS Plan at 1:1250
5139-09-02 Rev B - Existing and Proposed Roof Plans
5139-02-01 Rev F - Proposed Ground Floor
5139-02-01 Rev F - Existing and Proposed Elevations
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 relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and the building shall be retained and maintained in accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows 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 and the building shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No development shall commence above slab level until a written scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions to be made for the design of the external lighting and level of illumination of the site/external lighting to control light pollution and mitigate the impact on protected species. The scheme shall be implemented and maintained.
The external lighting of the site shall not be altered from the approved scheme without the prior written approval of the Local Planning Authority on an application for such works.
REASON: In the interests of residential amenity as well as to mitigate the impact of protected species in accordance with Policies EM4, EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 As part of the development, 2 bat/bird boxes shall be incorporated into the proposed development prior to the use of the approved development.
REASON: In order to affect net gains for biodiversity in line with Policy EM4 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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard as separate Listed Building Consent would be required for signage.
5. The applicant is reminded that this approval does not give any Planning Permission which is required nor any indication that such permission will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
6. Listed Building consent will be required for any changes to the existing kitchen extract system. The applicant is advised to contact the Planning and Development Manager in this regard.
7. In the UK, all bat species and their roosts are protected under domestic and international law. Demolition and/or construction works on or nearby roof voids should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
8. Any clearance of vegetation such as shrubs which may hold nesting birds should ideally be undertaken outside of bird nesting season March to August inclusive. If any clearance is being undertaken within that period then the area should first be checked for signs of nesting by a trained ecologist. Should signs of nesting by located then clearance should not place until nesting has finished and fledgelings have left the nest.
6 Application – 24/02109/HSE:Single storey side extension, garage conversion and new detached double garage with additional proposed external alterations to the dwelling to include changes to fenestration and replacement of existing tile hanging finish with new grey weatherboarding finish. Site: 41 The Woodlands Chineham Hampshire RG24 8GW
The Committee considered the report set out on pages of 258 of 280 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 made reference to the footprint of the house and the garage and stated that they were fairly similar in size which showed the scale of the proposal. Therefore, Members supported the Officers recommendation.
RESOLVED that: the application be REFUSEDfor the following reasons:
Reasons for Refusal
1 The proposed detached garage, by virtue of its location, size, scale, design and materials would appear out of keeping with the local character and would have a significant harm to the visual amenity in the street scene in particular to users of the two adjacent footpaths, contrary to Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the aim section 12 of National Planning Policy Framework (December 2024) and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application.
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.
7 Application – 24/02202/TDC: Erection of one dwelling with detached garage and new access. Site: Land Adjacent To Earlstone House Earlstone Common Burghclere Hampshire
The Committee considered the report set out on pages of 281 of 313 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 asked a number of questions which ascertained the distance between properties and whether the boundary guidelines had been followed.
RESOLVED that: the application be APPROVEDsubject 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 - Drawing No. 24001/PL/01 Revision B
Proposed Site Plan - Drawing No. 24001/PL04 Revision I
Proposed Floor Plans - Drawing No. 24001/PL/06 Revision F
Proposed Elevations - Drawing No. 24001/PL/05 Revision F
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above damp proof course shall take place until details/specification of the types and colours of external materials to be used, together with samples (where appropriate), have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter retained and maintained in accordance with the details so approved.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
boundary treatments, including the details of the closure of the existing access on the southern boundary.
hard surfacing demonstrating that provision has been made to direct run-off water from any hard surface to a permeable or porous area or surface within the curtilage of the development.
maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling and shall be retained and maintained.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
5 The detached garage hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the host dwelling and shall not be sold off, sub-let or used as a separate unit of accommodation.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029.
6 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A; AA B; C; D; E; or F; of Part 1; of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area, to safeguard the character of the local landscape, and to protect residential amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
8 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the arboricultural details produced by SJ Stephens Ltd (reference 2247 dated 15th November 2024) and the Tree Protection Plan (2247-02).
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 and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
10 Development shall be undertaken in adherence with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 6 'Further Surveys, mitigation and enhancement', Section 8 'Map of Ecological constraints and opportunities' of the supporting Preliminary Ecological Appraisal (by Ecology Surveys Ltd, dated March 2024) to address potential impacts on protected and notable species.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011- 2029.
12 The development hereby permitted shall not be occupied until the properties have provision within each curtilage for secure cycle parking facilities for 3 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
13 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
14 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
15 The existing southern access shall be stopped up and abandoned in accordance with the Proposed Site Plan - Drawing No. 24001/PL04 Revision I and the detail required by condition 4. The approved scheme shall be fully implemented prior to the occupation of the dwelling hereby approved.
REASON: In the interests of the visual amenities of the area and highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.
16 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no new vehicular access shall be created to the site.
REASON: In the interests of the visual amenities of the area and highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.
17 Notwithstanding the detail shown in the approved plans the window(s) at first floor level on the west elevation of the proposed dwelling shall be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
the application was acceptable as amended and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. 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.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The proposal has been submitted on the basis of self build for which there is no requirement to provide mandatory biodiversity net gain. However, the applicant is reminded that the proposed works must meet the definition of self build as set out in section 1(A1) of the Self-build and Custom Housebuilding Act 2015. Should this not be the case this could result in potential enforcement action.
8. No vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, shall be left on or near to Burghclere Footpath 12 at any time, as to cause obstruction, hindrance or a hazard to its lawful public users. The public retain the right to safe and convenient use of the Public Right of Way at all times.
9. Any damage caused to the surface of Burghclere Footpath 12 by vehicles, including those associated with the dwelling's construction and occupation, will be required to be restored to the satisfaction of HCC Countryside Service, the Highway Authority for Public Rights of Way, upon completion of the build.
10. Great Crested Newts / Reptiles/Amphibians
It is advised a precautionary working approach is adopted for the construction phase of the works that include reasonable avoidance measures (RAMs) to avoid impacts on GCN and other reptiles and amphibians. RAMs should, in particular, include sensitive vegetation/habitat clearance of the hedgerow and keeping the grass mown short for the duration and leading up to construction. Where great crested newt are discovered on site, all works should cease immediately and advice sought from a suitably qualified ecologist or Natural England. An enquiry can also be made to the NatureSpace Partnership to explore use of the council's District Level Scheme post-planning.
11. Nesting Birds
Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
Interest
Name
Item No./Topic
Parish
Mr Green
Item 1 - 21/03806/OUT
Parish
Mr Rowley
Item 1 - 21/03806/OUT
Support
Mr Watson
Item 1 - 21/03806/OUT
Support
Mr Blacker
Item 1 - 21/03806/OUT
Support
Ms Turvey
Item 2 - 24/01746/FUL
Support
Mr Dinnewall
Item 2 - 24/01746/FUL
Support
Mr Lucocq
Item 2 - 24/01746/FUL
Parish
Mr Flooks
Item 3 - 24/01913/FUL
Objector
Mr Harrison
Item 3 - 24/01913/FUL
Support
Ms Jonczyk
Item 3 - 24/01913/FUL
Support
Mr Blanchard
Item 6 - 24/02109/HSE
Objector
Mr Matthews
Item 7 - 24/02202/TDC
Objector
Mr Webster
Item 7 - 24/02202/TDC
Support
Mr Sroka
Item 7 - 24/02202/TDC
Support
Ms Wall
Item 7 - 24/02202/TDC
1 Application – 21/03806/OUT: Outline application for the construction of up to 32 new homes, with upgraded access taken from Sainfoin Lane and alterations to Doctors Surgery car park (all matters reserved except access). Site: Land At OS Ref 457858 149396 Sainfoin Lane Oakley Hampshire
The Committee considered the report set out on pages of 31 of 114 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 some members felt that the application had a number of issues but that there were no clear reasons for refusal whilst others felt that they were unable to support the proposal its current form due to concerns on the access to the lane and bridleway.
Councillor Hussey requested that it be noted that he had voted for approval.
RESOLVED that: the application be DEFFERED to seek a single consultation response from Hampshire County Council and details of post permission processes for the right of way.
2 Application – 24/01746/FUL: Demolition and replacement of Ashe Park House, partial demolition and alteration of courtyard outbuildings to provide indoor swimming pool, removal of commercial units and associated landscaping works. Site: Ashe Park Ashe Park Overton Basingstoke
The Committee considered the report set out on pages of 115 of 164 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which ascertained that there would be no heritage loss from the proposal.
RESOLVED that: the application be APPROVED The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:
- Onsite biodiversity enhancements
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 and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
1051 P 102.0 Rev B - Proposed Block Plan
1051 P 103.1 Rev I - Proposed Overall Site Plan
1051 P 104.0 Rev B - Proposed Floor Site Plan
1051 P 105.0 Rev A - Proposed Site Elevations
1051 P 106.0 Rev A - Proposed Ground Floor Plan
1051 P 107.0 Rev A - Proposed First Floor Plan
1051 P 108.0 Rev A - Proposed Second Floor Plan
1051 P 109.0 Rev A - Proposed Roof Plan
1051 P 110.0 Rev B - Proposed North and South Elevations
1051 P 111.0 Rev B - Proposed East and West Elevations
1051 P 114.0 Rev A - Proposed Swimming Pool Elevations
1051 P 115.0 Rev B - Proposed Plant Roof, Floor, Roof Plan and Elevations
1051 P 116.0 Rev A - Proposed Garages Floor, Roof Plan and Elevations
1051 P 117.0 Rev C - Proposed Cottages Floor, Roof Plan and Elevations
5269-PL-02 - Proposed Landscape Masterplan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then be implemented, retained and maintained in strict accordance with the approved details. These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of facing brickwork and jointing mortar;
the material, size, texture, colour, profile, and source of facing stonework;
the material, size, texture, colour, profile, and source of cladding materials; the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods
REASON: Details are required to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design and Sustainability SPD and Heritage SPD.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows and external doors and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans.
These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5.
The works shall then be implemented, retained and maintained in strict accordance with the approved details.
REASON: Details are required to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of he Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Design and Sustainability SPD and Heritage SPD.
5 Notwithstanding the approved plans, no works above slab level shall commence on site until a scheme of soft landscaping is submitted to and approved in writing by the Local Planning Authority. which shall specify
Compliance with the 5269-PL-02 - Proposed Landscape Masterplan
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting
The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
6 Notwithstanding the approved plans, no hard landscaping works shall commence on site until a scheme of hard landscaping is submitted to and approved in writing by the Local Planning Authority, which shall specify
materials to be used for hard and paved surfacing
details of permeability and how the hard surfacing complies with the requirements of condition 21
any maintenance required
The approved surfacing shall be completed before the adjoining building(s) are first occupied and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 No works pursuant to this permission shall commence until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point (outside the red line, eg the public highway) has been submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details.
REASON: Details are required in the interests of the amenities of adjoining neighbours and character of the area in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 The development hereby approved shall be carried out in strict accordance with the protective measures, including fencing, ground protection, supervision, working procedures as set out within the Arboricultural Impact Assessment and Preliminary Method Statement produced by MDJ Arboricultural Consultancy dated June 2024 and the Tree Protection Plan contained therein.
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 (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
9 The development hereby approved shall be carried out in strict accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 4 'Discussion and Recommendations' of the supporting Ecological Appraisal Report (Aug 2024, Quantock Ecology).
REASON: To mitigate potential impacts on protected and notable species and to meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development hereby approved shall be carried out in strict accordance with the recommendations and procedures contained within Section 4 of the Bat Survey Report (Oct 2024, Quantock Ecology) and Section 6 and 7 of the Bat Survey Report (Nov 2023, Gray's Ecology). The latter includes the requirement of a Natural England bat licence, specific timings for the works, working methods and materials, and appropriate compensation for the loss of the roosts during construction and operational phases of the development. Roosting and foraging enhancements for bats should also be secured and implemented as per recommendations within the report.
REASON: To mitigate potential impacts on protected and notable species and to meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to the installation of any external lighting, an external lighting plan in line with recommendations contained within Section 6 of the Bat Survey Report (Nov 2024, Gray's Ecology) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Thereafter, the development shall proceed in accordance with the approved details.
REASON: To prevent impacts on roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 Prior to commencement of the development hererby approved (including any works of demolition), a Biodiversity Enhancement and Mitigation Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority. The BEMP shall detail species and habitat avoidance, mitigation and enhancement measures to be implemented within the development as listed within Table 9 'Survey recommendations based on the conclusions within table 8' of the Ecological Appraisal (Oct 2024, Quantock Ecology) and within the Bat Survey Reports (Nov 2024, Gray's Ecology; Oct 2024, Quantock). Thereafter the development shall be carried out in strict accordance with the details so approved.
REASON: In order provide enhancements and net gains for biodiversity in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 Prior to the commencement of the development hereby approved (including any works of demolition), a Constriction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include:
Storage of construction materials/chemicals and equipment
Dust suppression
Waste disposal
Noise/visual/vibrational/lighting impacts
Construction lighting (that provides the requirements of condition 11 above)
Thereafter the development shall proceed in strict accordance with the approved details.
REASON: To avoid impacts on protected species and habitats throughout construction in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
14 No development shall take place, (including any works of demolition), until a Construction Method Statement (CMP) has been submitted to, and approved in writing by, the Local Planning Authority. The CMP proved statement shall include scaled drawings illustrating the provision for:
1) The parking of site operatives and visitors vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes.
4) Storage of plant and materials used in constructing the development.
REASON: In the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
15 All guest accommodation shall be occupied as ancillary accommodation to the Main Dwelling House known as Ashe Park House and shall not be occupied, sold, sub-let as an independent dwelling or used for any form of short term accommodation / holiday let.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.
16 All staff accommodation shown on the approved plans (1051 P 103.1 Rev I -Proposed Overall Site Plan) shall be occupied by persons and any resident dependants who are employed at Ashe Park Estate.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011 - 2029.
17 Prior to occupation of the replacement dwelling hereby approved, parking provision and turning areas in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes. For the avoidance of doubt this includes spaces within garages.
REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
18 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029
19 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
21 The development hereby approved shall be in accordance with the submitted Flood Risk Assessment and Drainage Strategy as produced by Price & Myers (dated July 2024).
REASON:To ensure adequate provision has been taken in regard to flooding; and in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (2024).
22 The development hereby permitted shall not be occupied until the replacement dwelling has provision within its curtilage for refuse and recycling storage (prior to disposal) for 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box (per dwelling), and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) of refuse and recycling and shall be thereafter retained and maintained.
REASON: To ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
23 The dwelling hereby approved shall not be connected to the mains for foul water drainage and disposal.
REASON: To ensure that the site is maintained in accordance with the approved details which demonstrates that a Package Treatment Plant or other onsite wastewater treatment facility is required to secure effective mitigation in order to comply with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 which seek to safeguard European protected sites and prevent pollution which poses unacceptable risks to the natural environment.
24 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no building, structure or other alteration permitted by Class A; AA; B; C; D; or E; of Part 1; of Schedule 2 or any gates, walls or other means of enclosure permitted by Class A of Part 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the character of the local landscape and to preserve the setting heritage assets, in accordance with Policies EM1, EM11 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 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;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
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. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
5. The applicant should note that the red line shown on the approved drawings is not accepted by the Local Planning Authority as the domestic curtilage associated with the main dwelling known as Ashe Park House.
3 Application – 24/01913/FUL: Installation and operation of a 50MW Battery Energy Storage System (BESS), including access and associated infrastructure. Site: Withy Place Bramley Road Silchester Reading
The Committee considered the report set out on pages of 165 of 212 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 raised concern over the potential loss of containment in the event of an issue and requested that a condition be included to ensure the bunding was to an appropriate standard.
RESOLVED that: the application be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:
- Onsite biodiversity enhancements
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 and infromatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
WTP-BESS-0.014 Rev A - Location Plan
WTP-BESS-0.016 Rev A - Roof Plan
WTP-BESS-001.5 Rev 2 - Layout Plan
WTP-BESS-001.6 Rev 2 - Elevations Plan
YLM-BESS-GEN-001.6A Rev A - BESS Battery Cluster
YLM-BESS-GEN-001.5 Rev 5 - BESS Transformers and Inverters
YLM-BESS-GEN-001.9 Rev A - Container
YLM-BESS-GEN-001.1 Rev A - DNO Substation
YLM-BESS-GEN-001.1a Rev A - DNO Substation
YLM-BESS-GEN-001.3 Rev A - Site Cabin / LV Switchroom
YLM-BESS-GEN-001.4 Rev A - Site Supply Transformer
YLM-BESS-GEN-001.10 Rev A - Substation Transformer
YLM-BESS-GEN-001.2 Rev A - Switchroom
YLM-BESS-GEN-001.11 Rev A - Water Tanks
YLEM1463-11 - Landscape Proposals
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The development hereby permitted shall be carried out in strict accordance with the proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 5 'Discussion and recommendations' of the supporting Preliminary Ecological Appraisal (July 2024, FPCR) to address potential impacts on protected and notable species.
REASON:: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
4 No external lighting shall be installed on the site unless a scheme for such lighting has been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include:
a) details of the siting and height of any lighting columns or external lighting fixtures.
b) details of the duration, intensity, and type of any external lighting, including the use of any motion sensors.
c) a lighting contour plan showing the spread of light from the approved scheme (in lux) and the specification of any mitigation required (including cowls) to minimise light spillage beyond the site boundaries and amongst any created habitats within the site.
Thereafter the site shall only be lit in accordance with the approved details.
REASON: To ensure that any impacts from external lighting on the visual amenity of the area, neighbouring amenity and biodiversity are mitigated in accordance with Policies EM1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029.
5 No development hereby permitted shall take place except in accordance with the terms and conditions of the Council's Organisational Licence (WML-OR134, or a 'Further Licence') and with the proposals detailed on plan Withy Place: Impact plan for great crested newt District Licensing (Version 1)", dated 30th October 2024.
REASON: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WMLOR134, or a 'Further Licence'), Policy EM4 of the Basingstoke and Local Plan 2011-2029, Section 15 of the National Planning Policy Framework (December 2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
6 No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR134, or a 'Further Licence'), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved by the planning authority and the authority has provided authorisation for the development to proceed under the district newt licence. The delivery partner certificate must be submitted to this planning authority for approval prior to the commencement of the development hereby approved.
REASON: In order to adequately compensate for negative impacts to great crested newts, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and in line with section 15 of the National Planning Policy Framework (December 2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
7 No development shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (Assessment) (WSIA), that has been submitted to and approved in writing by the Local Planning Authority, in order to recognise, characterise and record any archaeological features and deposits that may exist there.
Once approved the development scall commence in full accordance with the approved WSIA.
REASON: To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets, in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
8 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact based on the results of the trial trenching, in accordance with a Written Scheme of Investigation (Mitigation) (WSIM), that has been submitted to and approved by the Planning Authority.
Once approved the development scall commence in full accordance with the approved WSIM.
REASON: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations, in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place until a revised Construction Traffic Management Plan, which sets out a scheme of temporary traffic management measures at the site access and along the proposed construction route has been submitted to and approved in writing by the Local Planning Authority. Before construction commences the traffic management measures shall be implemented in accordance with the approved scheme and retained during the duration of the construction phase. All other aspects of construction shall be carried out in accordance with the approved Construction Traffic Management Plan.
REASON: To ensure that the impacts of the development during construction are properly mitigated in the interests of highway safety, in accordance with policy EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development shall not commence until a road condition survey of Bramley road from the site access to its junction with Olivers Lane is submitted to and agreed in writing with the Local Planning Authority. The scope of the survey shall be first agreed with the Local Planning Authority. The findings of the condition survey shall be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period of the development and any defects or damage attributable to construction activity to be rectified by the developer at their expense within 3 months of the defect being identified.
REASON: In the interests of highway safety and in accordance with the National Planning Policy Framework (December 2024) and Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development (excluding demolition, site clearance or ground works) shall take place on site until an Employment and Skills Plan (ESP) and Method Statement has been submitted to and approved in writing by the Local Planning Authority. The submitted details shall set out:
i) the objectives of the plan to secure quality employment, training and apprenticeship opportunities and create training and development opportunities;
ii) arrangements setting out how the developer and any future owner or occupier and their contractors as far as reasonably possible will work directly with local employment/training agencies, to include the voluntary and private sector providers, educational establishments plus Hampshire County Council's 'Hampshire Futures' Team;
iii) a timetable and format for monitoring how the objectives of the plan have been delivered
iv) details of how the Employment and Skills Plan will be implemented, managed and monitored.
The development shall be carried out in accordance with the approved Employment and Skills Plan and Method Statement.
REASON: Details are required in the absence of information accompanying the application setting out how the development will encourage investment in employment skills and training in accordance with Policy EP1 of the Basingstoke and Deane Local Plan 2011-2029 and the Planning Obligations for Infrastructure Supplementary Planning Document (2018).
12 The development hereby permitted shall be carried out in accordance with the proposed surface water drainage strategy as set out in the submitted Flood Risk Assessment produced by Link Engineering dated May 2024. The surface water drainage system shall be completed prior to the use of the site hereby permitted commences.
REASON: To ensure adequate provision has been taken in regard to flooding and to ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
13 No development shall begin until exceedance plans and site level information demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria has been submitted and approved in writing by the Local Planning Authority. The development shall thereafter be carried out retained and maintained in accordance with the approved details.
REASON: To ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
14 Prior to the use of the site hereby commencing 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.
The submitted details shall include confirmation of who will be responsible for the maintenance of the different drainage features.
The development shall thereafter be carried out retained and maintained in accordance with the approved details.
REASON: To ensure that the development is provided with an adequate means of surface water drainage in accordance Policy EM7 of the Basingstoke and Deane Borough Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
15 The development shall be carried out in accordance with the soft landscaping proposals as illustrated on drawing YLEM1463-11. The soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.
In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (December 2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 Notwithstanding the approved plans no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the use of the site herby permitted commences and thereafter maintained in accordance with the details so approved.
The submitted detail will show compliance with conditions 12, 13 and 14 above.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
17 The development hereby approved shall be carried out in strict accordance with the protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions as set out within the Arboricultural Impact Assessment by Bridle & Green dated July 2024 and the Tree Protection Plan contained therein.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (December 2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
18 Development shall not commence until details relating to the fire safety arrangements of battery systems are submitted to and approved in writing by the Local Planning Authority in consultation with the Hampshire & Isle of Wight Fire and Rescue Service. The development shall be implemented, retained and maintained in full accordance with the approved details.
REASON: To ensure that the suitable measures are taken in the event of a fire incident to protect the development itself and surrounding property in accordance with Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
19 This planning permission is for a temporary period of 40 years from the date of first operation of the development hereby permitted. Decommissioning of the Battery Energy Storage System, comprising discontinuance and removal of all buildings, works, uses of land and other development hereby permitted and the restoration of the land to its former condition shall take place within 6 months of the expiry of this permission. At least 6 months before the planning permission is due to expire, a Decommissioning Method Statement (to include a timetable for implementation and a scheme to restore the land to its former condition) shall be submitted to and approved in writing by the local planning authority. The site shall be decommissioned and restored in accordance with the approved statement.
REASON: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection in accordance with Policies EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The Local Planning Authority shall be notified in writing within one month of the event that the development hereby approved has started to store or distribute electricity to/from the Grid. The installation hereby approved shall be permanently removed from the site and the surface reinstated within 40 years and six months of the date of notification and the local planning authority shall be notified in writing of that removal within one month of the event.
REASON: To ensure the decommissioning and removal of the development in an appropriate and environmentally acceptable manner and the restoration and aftercare of the site, in the interests of safety, amenity and environmental protection in accordance with Policies EM1, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
21 Prior to the commencement of any above ground works, full details of the specifications of battery storage units to be installed (including dimensions and external appearance) shall be submitted to and approved in writing by the Local Planning Authority. The development shall proceed in accordance with the approved details.
REASON: To ensure that the impacts of the development are properly and fully mitigated in accordance in the interests of visual amenity, neighbouring amenity and fire safety in accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
22 Notwithstanding the details shown on the approved plans, prior to the commencement of any above ground works details of the materials, colour and finish of any built structures and containers, poles, fencing, gates etc., have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details prior to the development being first brought into use and retained and maintained as such for the lifetime of the development.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
23 The barn/building to house the inverters and transformers, location shown in Elevation Plan with Access Road (WTP-BESS-0.016), shall be constructed in accordance with the specifications detailed in Table 5.3 of Parker Jonas Acoustics Noise Impact Report dated 18th July 2024. The barn/building shall be constructed before the use before the use, hereby approved, is first commenced, and shall be thereafter retained and maintained for the life of the application.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
24 A 5m acoustic fence, shall be constructed in accordance with the specifications detailed in section 5.3.2 of Parker Jonas Acoustics Noise Impact Report dated 18th July 2024 at the location shown in 'Elevation Plan with Access Road' (WTP-BESS-0.016). The fence shall be constructed before the use, hereby approved, is first commenced, and shall thereafter be retained and maintained in accordance with the specified detail.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
25 Product data sheets of all proposed plant (including battery energy storage units, inverters, and transformers), shall be provided and verified by an acoustic consultant as producing no greater noise emissions than those predicted in Parker Jonas Acoustics Noise Impact Report dated 18th July 2024. The proposed plant shall be approved by the Local Planning Authority and implemented before the use, hereby approved, is first commenced, and shall thereafter be retained and maintained in accordance with the specified detail.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
26 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.
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.
28 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the 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 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 in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
29 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no underground cabling permitted by Class B of Part 15 of Schedule 2 of the Order shall be installed under the tree belt to the south of the application site (referred to as W1) or within the Root Protection Areas of any trees or hedges marked for retention within the submitted Arboricultural Impact Assessment by Bridle & Green dated July 2024.
REASON: To ensure that the visual amenity afforded by existing vegetation is retained in the interests of securing the long -term mitigation proposed and the visual amenity of the area in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
31 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition.
1. The application for planning permission was made before 12 February 2024.
2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies.
3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and
(i)the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or
(ii)the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024.
4. The permission which has been granted is for development which is exempt being:
4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where:
i) the application for planning permission was made before 2 April 2024;
ii) planning permission is granted which has effect before 2 April 2024; or
iii) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii).
4.2 Development below the de minimis threshold, meaning development which:
i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and
ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric).
4.3 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A "householder application" means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building.
4.4 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to access or to use the site for educational or recreational purposes, if that access or use is permitted without the payment of a fee).
4.5 Self and Custom Build Development, meaning development which:
i) consists of no more than 9 dwellings;
ii) is carried out on a site which has an area no larger than 0.5 hectares; and
iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015).
4.5 Development forming part of, or ancillary to, the high speed railway transport network (High Speed 2) comprising connections between all or any of the places or parts of the transport network specified in section 1(2) of the High Speed Rail (Preparation) Act 2013.
* "original planning permission means the permission to which the section 73 planning permission relates" means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions.
Irreplaceable habitat
If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans.
The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat.
The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
The effect of section 73D of the Town and Country Planning Act 1990
If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 (application to develop land without compliance with conditions previously attached) and a Biodiversity Gain Plan was approved in relation to the previous planning permission ("the earlier Biodiversity Gain Plan") there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted.
Those circumstances are that the conditions subject to which the section 73 permission is granted:
i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and
ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
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 receipt of consultation responses;
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. It is recommended that the NatureSpace Best Practice Principles are considered and implemented where possible and appropriate.
It is recommended that the NatureSpace certificate is submitted to this planning authority at least 6 months prior to the intended commencement of any works on site.
It is essential to note that any works or activities whatsoever undertaken on site (including ground investigations, site preparatory works or ground clearance) prior to receipt of the written authorisation from the planning authority which permits the development to proceed under the District Licence (WML-OR134, or a 'Further Licence') are not licensed under the great crested newt District Licence. Any such works or activities have no legal protection under the great crested newt District Licence and if offences against great crested newts are thereby committed then criminal investigation and prosecution by the police may follow.
5. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
4 Application – 24/00789/FUL: Erection of ground floor extensions to pub, detached plant room and landscaping works including a new raised decking area with pergola and retractable canopy. External refurbishment work comprising of redecoration of external finishes, new lighting scheme, outdoor planting, replacement roof to existing pergola/outside kitchen space, new fencing, and paving areas. Various internal alterations. Site: The Woolpack Farleigh Road Totford Northington
The Committee considered the report set out on pages of 213 of 238 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 felt that it was positive to see an application to make improve and maintain the venue whilst another venues within the industry were struggling.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Layout Plan at 1:500
Block Plan at 1:500 and OS Plan at 1:1250
5139-09-02 Rev B - Existing and Proposed Roof Plans
5139-02-01 Rev F - Proposed Ground Floor
5139-02-01 Rev F - Existing and Proposed Elevations
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and the building shall be retained and maintained in accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows 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 and the building shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 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 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 Prior to the commencement of development, a noise assessment shall be submitted that outlines a scheme of mitigation necessary to ensure the combined rating level of the noise emitted from all plant and equipment shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019). The scheme shall be approved by the Local Planning Authority, shall be implemented before the use of the plant and equipment commences and shall be thereafter maintained.
REASON: In the interests of residential amenity and in accordance with Policies EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
8 Should it be necessary to make any changes to the existing kitchen extract system including the flue a revised scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, and necessary noise control measures in accordance with the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (EMAQ 2018) document, shall be submitted to and approved in writing by the local planning authority. The works detailed in the approved scheme shall be installed in their entirety before the use hereby permitted is commenced. The equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out.
REASON: In the interests of residential amenity and in accordance with Policies EM4, EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall commence above slab level until a written scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions to be made for the design of the external lighting and level of illumination of the site/external lighting to control light pollution and mitigate the impact on protected species. The scheme shall be implemented and maintained.
The external lighting of the site shall not be altered from the approved scheme without the prior written approval of the local planning authority on an application for such works.
REASON: In the interests of residential amenity as well as to mitigate the impact of protected species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 As part of the development, 2 bat/bird boxes shall be incorporated into the proposed development prior to the use of the approved development.
REASON: In order to affect net gains for biodiversity in line with Policy EM4 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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
5. The applicant is reminded that this approval does not give any Listed Building Consent which is required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
6. The lighting scheme should comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2021(or later versions). It should be designed so that it is the minimum needed for security and operational processes and be installed to minimise potential pollution caused by glare and spillage.
The applicant should refer to the comments from the Environmental Health Team in relation to this application where information has been provided on the levels and zoning.
The guidance advises that, where an area to be lit lies on the boundary of two zones or can be observed from another zone, the limits used should be those applicable to the most rigorous zone.
A sensitive lighting strategy will be implemented, in line with the following principles to mitigate the impact on protected species:
Lighting within the Site will be reduced as far as practicable.
Luminaires will be positioned and directed away from ecological receptors.
Column heights will be reduced as far as practicably possible to reduce light spill along with the consideration of low-level bollard lighting.
White light will be avoided, and warm colours preferably used. Preferable colours are 3000°k to 2700°k (where feasible) with peak wavelengths greater than 550nm.
0% upward light output and no tilting of the light head.
Use vegetation, fencing and walls as a light buffers.
Motion sensors for security lighting.
For street lighting, the consideration of part night lighting and dimming (the latter viable with LED's only).
As a last resort, the incorporation of shields, baffles and cowls fitted to the luminaires.
7. In the UK, all bat species and their roosts are protected under domestic and international law. Demolition and/or construction works on or nearby roof voids should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
8. Any clearance of vegetation such as shrubs which may hold nesting birds should ideally be undertaken outside of bird nesting season March to August inclusive. If any clearance is being undertaken within that period then the area should first be checked for signs of nesting by a trained ecologist. Should signs of nesting by located then clearance should not place until nesting has finished and fledgelings have left the nest.
5 Application – 24/00790/LBC: Erection of ground floor extensions to pub, detached plant room and landscaping works including a new raised decking area with pergola and retractable canopy. External refurbishment work comprising of redecoration of external finishes, new lighting scheme, outdoor planting, replacement roof to existing pergola/outside kitchen space, new fencing, and paving areas. Various internal alterations. Site: The Woolpack Farleigh Road Totford Northington
The Committee considered the report set out on pages of 239 of 257 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:
Site Layout Plan at 1:500
Block Plan at 1:500 and OS Plan at 1:1250
5139-09-02 Rev B - Existing and Proposed Roof Plans
5139-02-01 Rev F - Proposed Ground Floor
5139-02-01 Rev F - Existing and Proposed Elevations
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 relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and the building shall be retained and maintained in accordance with the approved details. These requirements include provision of information relating to:
the material, colour, finish, size and source of facing bricks;
combined with the above, the material, colour, finish, profile and source of jointing mortar;
the material, size, texture, colour, profile, and source of all cladding materials;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, hips, ridges, gables, parapets, eaves and verges;
the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows 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 and the building shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage Supplementary Planning Document.
5 No development shall commence above slab level until a written scheme has been submitted to and agreed in writing by the local planning authority that specifies the provisions to be made for the design of the external lighting and level of illumination of the site/external lighting to control light pollution and mitigate the impact on protected species. The scheme shall be implemented and maintained.
The external lighting of the site shall not be altered from the approved scheme without the prior written approval of the Local Planning Authority on an application for such works.
REASON: In the interests of residential amenity as well as to mitigate the impact of protected species in accordance with Policies EM4, EM10, EP4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 As part of the development, 2 bat/bird boxes shall be incorporated into the proposed development prior to the use of the approved development.
REASON: In order to affect net gains for biodiversity in line with Policy EM4 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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard as separate Listed Building Consent would be required for signage.
5. The applicant is reminded that this approval does not give any Planning Permission which is required nor any indication that such permission will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
6. Listed Building consent will be required for any changes to the existing kitchen extract system. The applicant is advised to contact the Planning and Development Manager in this regard.
7. In the UK, all bat species and their roosts are protected under domestic and international law. Demolition and/or construction works on or nearby roof voids should be carried out sensitively including soft stripping by hand of tiles. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
8. Any clearance of vegetation such as shrubs which may hold nesting birds should ideally be undertaken outside of bird nesting season March to August inclusive. If any clearance is being undertaken within that period then the area should first be checked for signs of nesting by a trained ecologist. Should signs of nesting by located then clearance should not place until nesting has finished and fledgelings have left the nest.
6 Application – 24/02109/HSE:Single storey side extension, garage conversion and new detached double garage with additional proposed external alterations to the dwelling to include changes to fenestration and replacement of existing tile hanging finish with new grey weatherboarding finish. Site: 41 The Woodlands Chineham Hampshire RG24 8GW
The Committee considered the report set out on pages of 258 of 280 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 made reference to the footprint of the house and the garage and stated that they were fairly similar in size which showed the scale of the proposal. Therefore, Members supported the Officers recommendation.
RESOLVED that: the application be REFUSEDfor the following reasons:
Reasons for Refusal
1 The proposed detached garage, by virtue of its location, size, scale, design and materials would appear out of keeping with the local character and would have a significant harm to the visual amenity in the street scene in particular to users of the two adjacent footpaths, contrary to Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the aim section 12 of National Planning Policy Framework (December 2024) and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application.
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.
7 Application – 24/02202/TDC: Erection of one dwelling with detached garage and new access. Site: Land Adjacent To Earlstone House Earlstone Common Burghclere Hampshire
The Committee considered the report set out on pages of 281 of 313 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 asked a number of questions which ascertained the distance between properties and whether the boundary guidelines had been followed.
RESOLVED that: the application be APPROVEDsubject 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 - Drawing No. 24001/PL/01 Revision B
Proposed Site Plan - Drawing No. 24001/PL04 Revision I
Proposed Floor Plans - Drawing No. 24001/PL/06 Revision F
Proposed Elevations - Drawing No. 24001/PL/05 Revision F
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above damp proof course shall take place until details/specification of the types and colours of external materials to be used, together with samples (where appropriate), have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter retained and maintained in accordance with the details so approved.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
boundary treatments, including the details of the closure of the existing access on the southern boundary.
hard surfacing demonstrating that provision has been made to direct run-off water from any hard surface to a permeable or porous area or surface within the curtilage of the development.
maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling and shall be retained and maintained.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
5 The detached garage hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the host dwelling and shall not be sold off, sub-let or used as a separate unit of accommodation.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029.
6 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A; AA B; C; D; E; or F; of Part 1; of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area, to safeguard the character of the local landscape, and to protect residential amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
8 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the arboricultural details produced by SJ Stephens Ltd (reference 2247 dated 15th November 2024) and the Tree Protection Plan (2247-02).
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 and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
10 Development shall be undertaken in adherence with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 6 'Further Surveys, mitigation and enhancement', Section 8 'Map of Ecological constraints and opportunities' of the supporting Preliminary Ecological Appraisal (by Ecology Surveys Ltd, dated March 2024) to address potential impacts on protected and notable species.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011- 2029.
12 The development hereby permitted shall not be occupied until the properties have provision within each curtilage for secure cycle parking facilities for 3 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
13 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
14 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
15 The existing southern access shall be stopped up and abandoned in accordance with the Proposed Site Plan - Drawing No. 24001/PL04 Revision I and the detail required by condition 4. The approved scheme shall be fully implemented prior to the occupation of the dwelling hereby approved.
REASON: In the interests of the visual amenities of the area and highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.
16 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no new vehicular access shall be created to the site.
REASON: In the interests of the visual amenities of the area and highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B14 of the Burghclere Neighbourhood Plan 2011-2029.
17 Notwithstanding the detail shown in the approved plans the window(s) at first floor level on the west elevation of the proposed dwelling shall be non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed and glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit;
the application was acceptable as amended and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. 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.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The proposal has been submitted on the basis of self build for which there is no requirement to provide mandatory biodiversity net gain. However, the applicant is reminded that the proposed works must meet the definition of self build as set out in section 1(A1) of the Self-build and Custom Housebuilding Act 2015. Should this not be the case this could result in potential enforcement action.
8. No vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, shall be left on or near to Burghclere Footpath 12 at any time, as to cause obstruction, hindrance or a hazard to its lawful public users. The public retain the right to safe and convenient use of the Public Right of Way at all times.
9. Any damage caused to the surface of Burghclere Footpath 12 by vehicles, including those associated with the dwelling's construction and occupation, will be required to be restored to the satisfaction of HCC Countryside Service, the Highway Authority for Public Rights of Way, upon completion of the build.
10. Great Crested Newts / Reptiles/Amphibians
It is advised a precautionary working approach is adopted for the construction phase of the works that include reasonable avoidance measures (RAMs) to avoid impacts on GCN and other reptiles and amphibians. RAMs should, in particular, include sensitive vegetation/habitat clearance of the hedgerow and keeping the grass mown short for the duration and leading up to construction. Where great crested newt are discovered on site, all works should cease immediately and advice sought from a suitably qualified ecologist or Natural England. An enquiry can also be made to the NatureSpace Partnership to explore use of the council's District Level Scheme post-planning.
11. Nesting Birds
Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
6
Quarterly Planning Appeals Report
The purpose of this report is to provide a summary analysis of the appeal decisions received from the 01/11/2024 to 31/01/2025. This highlights some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made but is by no means a summary of all the issues referred to in the Inspectors’ decision notices.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document Appeals Qtr Report 1st Nov 24 - 31st Jan 25 03 Mar 2025
Minutes
The Planning and Development Manager introduced the report which provided a summary analysis of the appeal decisions received from 01/11/2024 to 31/01/2025. It highlighted some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made but was by no means a summary of all the issues referred to in the Inspectors’ decision notices.
He advised that the Land North Of Sherfield Road And To East Of Strawberry Fields application number 23/03051/FUL had been approved which was significant as the tilted balance was engaged not withstanding that there has been some harms identified as part of the inspectors summary.
RESOLVED: That the Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
He advised that the Land North Of Sherfield Road And To East Of Strawberry Fields application number 23/03051/FUL had been approved which was significant as the tilted balance was engaged not withstanding that there has been some harms identified as part of the inspectors summary.
RESOLVED: That the Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
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